Plan Commission — Skokie, IL
Date: 2024-07-18

LEGAL NOTICE OF PUBLIC HEARING

Skokie Plan Commission, Thursday, July 18, 2024, Village of Skokie, 5127 Oakton Street,
Skokie, Illinois 60077, at 7:30 P.M., to consider the following:

 NEW ACTION
 TAKEN
 2024-18P – Zoning Chapter Amendment: Recreation Facilities,
 Dance Halls, Racquetball, Handball and Tennis Courts Approved as
 presented
 The Village is requesting an amendment to Appendix A, and any other
 related sections of the Skokie Village Code to establish recreation facilities,
 8-0-1
 dance halls, racquetball, handball and tennis courts as a special use in the
 TX Transit Mixed-Use Zoning District.


 2024-19P – Special Use Permit: 4919 Main Street
 Approved as
 Pickledilly, LLC, on behalf of 4820 & 4901, LTD, requests a special use
 presented
 permit for a recreation facility in a TX Transit Mixed-Use zoning district, and
 any other relief that may be discovered during the review of this case.
 8-0-1
 PINs: 10-21-402-072-0000, 10-21-402-073-000, 10-21-402-084-0000,
 10-21-402-085-0000, 10-21-402-086-0000, 10-21-402-087-0000, Item of relief
 10-21-402-107-0000 accepted

 8-0-1


FOR YOUR INFORMATION:
Plans and related documents are available at the Planning Division office at Village Hall
Monday through Friday from 8:30 AM to 5:00 PM. 847-933-8447

SPECIAL AID: Available upon request for the disabled. Call 847/673-0500 or email
info@skokie.org.

This notice is for information purposes only. Published in the Skokie Review on June 20, 2024.
 Paul Luke, Chairman

Written comments can be submitted by email to publiccomments@skokie.org or by mail to
Village of Skokie, Attn: Community Development Director, 5127 Oakton Street, Skokie, Illinois,
60077; or via the Village’s drop box located by the public entry to Village Hall.




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 Meeting Agenda
 Plan Commission Meeting
 Thursday, July 18, 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 from June 6, 2024 meeting

 IV. New Business

 2024-18P – Zoning Chapter Amendment: Recreation Facilities, Dance Halls, Racquetball,
 Handball and Tennis Courts
 Pickledilly, LLC, is requesting an amendment to Appendix A, and any other related sections of the
 Skokie Village Code to establish recreation facilities, dance halls, racquetball, handball, and tennis
 courts as a special use in the TX Transit Mixed-Use Zoning District.

 2024-19P – Special Use Permit: 4919 Main Street
 Pickledilly, LLC, on behalf of 4820 & 4901, LTD, requests a special use permit for a recreation
 facility in a TX Transit Mixed-Use zoning district, and any other relief that may be discovered during
 the review of this case.
 PIN: 10-21-402-072-0000, 10-21-402-073-0000, 10-21-402-084-0000, 10-21-402-085-0000, 10-21-
 402-086-0000, 10-21-402-087-0000 and 10-21-402-107




 V. Old Business

 VI. Public Comment (for non-agenda items)

 August 1, 2024 meeting has been cancelled due to lack of cases.
 Next Meeting will be on August 15, 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.




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 Plan Commission Meeting Minutes
 Date: June 6, 2024


PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair
 Scott Berman, Vijai Gupta,
 Tali Gevaryahu, and
 Erica Crohn-Minchella




PLAN COMMISSION MEMBERS ABSENT: Jeff Burman, Vice-Chair,
 Cindy Franklin, and Ross Mathee

There is 1 vacancy on the Commission.


STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel,
 Johanna Nyden, Community Dev. Dir.,
 Jose Acosta, Planning Coordinator,
 Justin Malone, Neighborhood & Housing
 Coordinator, Joe Maschek, Appearance
 Commissioner & Housing Sub-
 Committee member, and
 Marlene Bargamian, Admin Asst.


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

(II) APPROVAL OF MINUTES
 A motion to approve the minutes of the May 16, 2024 meeting was made by
 Commissioner Scott Berman and seconded by Commissioner Tali Gevaryahu.

 Ayes: Unanimous voice vote. The motion passes.

(III) RULING ON NOTICE
 Assistant Corporation Counsel Kobylski determined that notices were proper and
 correct in all cases.

(IV) CASE DESCRIPTIONS
 Case 2024-13P – Comprehensive Plan Chapter Amendment: Housing



# 620004 Plan Commission meeting minutes June 6, 2024
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 The Village Manager of the Village of Skokie is requesting a Comprehensive
 Plan Chapter Amendment to Chapter 6 – Housing to update and revise themes
 that cater to the future housing needs of Skokie residents. After discussion and
 community input, the Housing Sub-Committee of the Plan Commission has
 drafted an update to the Village of Skokie’s Comprehensive Plan Housing
 Chapter.

 Joe Maschek, member of the Appearance Commission and Housing Sub-
 Committee of the Plan Commission presented the draft of the new Housing
 Chapter of the Comprehensive Plan.

 He gave a brief background of the Housing Sub-Committee which was
 established by the Village Board and formed from members of various
 commissions, committees, and community members to review, discuss, and
 provide recommendations for a new Housing Chapter of the Comprehensive
 Plan.

 They held seven meetings from October 2023 through May 2024 where they
 brainstormed and revised the current chapter. They held community events, and
 created a survey online as well as distributed paper copies.

 They focused on 4 main themes: community enhancement to support a greater
 sense of community in the neighborhoods; flexibility in housing types allowing
 a broader mix of housing development; reasonable standards that cater to the
 needs of current families and assists longtime residents and homeowners; and
 reinvest and retain to encourage a variety of housing types through housing
 policy and supporting adaptive reuse and modifications to existing housing stock.

 Vijai Gupta was hoping to find specific language addressing affordability. It was
 explained that the Comprehensive Plan is viewed more as a guide map and is
 not designed to have specific housing policies as an ordinance.

 Commissioner Berman commented that Skokie, with it’s1950s housing,
 continues to grow but should be flexible and encourage ADUs (accessory
 dwelling unit) with Village guidance.

 Mr. Maschek acknowledged and thanked staff for assistance with researching
 and supplying demographic and population information. He had nothing more to
 add and is hoping for a positive recommendation from the Plan Commission.

 Case 2024-16P – Special Use Permit: 8266 Lincoln Avenue
 8266 Lincoln, LLC, on behalf of RPL Lincoln, LLC, requests a special use permit
 for a child day care not in a residence in a TX Mixed-Use zoning district, relief
 from §118-184(a) to provide two 5’ side yards rather than the required 6’

# 620004 Plan Commission meeting minutes June 6, 2024
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 minimum, relief from §118-212(a)(1) to provide a 16’-wide aisle width adjacent to
 90° parking spaces rather than the required 24’, relief from §118-212(i)(10) to
 provide a 3’-wide walkway at the rear of a building or structure behind which aisle
 parking provided rather than the required 5’ minimum, relief from §118-185(c)(6)
 to have less than 50% of the wall area that is between 2 and 12 feet above grade
 be occupied by windows and/or entry doors, and relief from §118-233(e) to
 provide no parking lot trees rather than 1 tree for every 15 parking spaces within
 the interior of the parking area, and any other relief that may be discovered
 during the review of this case.
 PIN: 10-21-404-014-0000

 Glen Udell, attorney for RPL Lincoln, LLC presented the case and introduced the
 developer, Paul Leongas, and Matt Knopf of Higher Ground Education of which
 Guidepost Montessori School is a subsidiary.

 They are requesting a special use permit for a single tenant (Guidepost
 Montessori School) in a new 2-story building on this property. Guidepost is
 corporate owned and known worldwide with130 locations in China, Spain, Austria
 as well as locations in the USA and Canada. They will provide learning
 experiences for up to 151 children age 6 months to 6 years with a staff of 17.

 The chairman asked what attracted them to the site. Mr. Knopf stated that he is
 familiar with the area being a resident of the north side of Chicago and from
 working in the industry, knows the long wait lists that are generated for well-run
 educational facilities. He also mentioned that they usually like to locate close to
 elementary schools and near Whole Foods.

 Jose Acosta, Planning Coordinator, requested that the staff report be accepted
 as amended. Of the 5 items of relief that were originally included in this proposal,
 staff found that relief requested to allow a 3’ walkway at the rear of a building
 rather than the required 5’ is not necessary when the parking layout and walkway
 from the site plan was examined further. Therefore, only 4 items of relief were
 discussed. Staff is supportive of the request.

 According to the Village Code, the parking requirement for a day care facility of
 this size not in a residence is 23 parking spaces. However, only 7 off-street
 parking spaces can be provided. Relief from the parking requirement cannot be
 applied for because the property is in a mixed-use district. As a result, a
 “payment in lieu” into the parking fund is needed prior to the issuance of building
 permits for the shortage of 16 parking spaces. Staff did note that there is street
 parking on Lincoln and on Laramie Avenues. There are 3 spaces directly in front
 of the building on Lincoln to be designated at drop-off & pick-up spaces.




# 620004 Plan Commission meeting minutes June 6, 2024
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 Other items of relief include (2) 5’ side yards on the north & south lot lines
 instead of the required 6’; 16’ wide drive aisle adjacent to 90° parking rather than
 the required 24’; having at least 50% of wall area between 2’ and 12‘above grade
 by windows and/or entry doors; and lastly, no parking lot tree necessary due to
 the lack of space.

 Commissioner Scott Berman asked to have building elevations displayed. He
 commented that the 2-story brick building shows no emergency exit or windows
 along the side elevations allowing air and light. He inquired if the case has gone
 before the Appearance Commission. Staff informed the commissioners that the
 case will still need to obtain a Certificate of Appropriateness from the
 Appearance Commission before it is sent to the Trustees of the Village Board for
 final disposition. Mr. Berman stated his reluctance in voting on this case now as
 he doesn’t wish to pre-empt the Appearance Commission’s decision.

 Another commissioner, Vijai Gupta, asked about an evacuation plan. Community
 Development Director Nyden, stated that the Fire Dept. reviewed the plans and
 signed off on them.

 Tali Gevaryahu asked about any traffic concerns with drop-off & pick-up. Mr.
 Knopf offered that the school has a staggered plan in place allowing a 2 ½ hour
 window in the morning for drop-off (7:30 AM to 10:00 AM) and a 3 ½ hour pick-up
 window (2:30 PM to 6:00PM) to avoid any congestion. He also reiterated that
 beyond the 7 spaces in the parking lot, there is 90-minute street parking on
 Lincoln and parking on Laramie as well as the 3 spaces in front of the building.
 The Traffic Engineering Department considered the parking plan to be adequate.

 Erica Minchella commented that parents don’t just drop off their kids and go –
 they walk their children into a building and get them settled in. She also
 cautioned that staggering starting and pick-up times for families with multiple
 children won’t work if the staggering is done by age.

 Ms. Nyden added that there are various parking lots for downtown business’
 employees to park such as on Floral Avenue and at the train station. She has
 worked with Guidepost in a different municipality where they have a similar set-
 up with enrollment numbers and only 3 parking spaces. She also mentioned that
 people from the neighborhood often walk their children to school. It is also
 possible that one car could take two children. Parking issues could be modified if
 a problem arises.

 Mr. Knopf acknowledged that at their downtown Chicago and Wicker Park
 locations, there is no parking. At Montessori schools, the bell does not ring for
 the start or end of the school day. The curriculum is individual guided learning so
 the staggered timing helps and kids begin when they arrive. In the family

# 620004 Plan Commission meeting minutes June 6, 2024
 Draft – Not Approved


 orientation packet, drop-off and pick-up procedures are included. He also
 informed the commission that they have staff that use public transit.

 There were no interested parties in the audience and no public comments
 received.

 Case 2024-17P – Zoning Chapter Amendment: Modifications to Outdoor
 Dining Regulations
 The Village of Skokie requests modifications to §118-93 Food Establishments
 and Food Service Requirements of the Skokie Village Code to amend certain
 outdoor dining regulations and any other modifications that may be required as
 determined by Village staff during the review of this case.

 Justin Malone, Neighborhood & Housing Coordinator, presented the case and
 requested the staff report to be accepted into the record as written.

 There has been a lot of interest in adding outdoor dining components to
 restaurants since the pandemic. There have been 2 cases recently which came
 to staff’s attention that prompted a review of outdoor dining regulations. Currently
 outdoor dining is only allowed as a permitted use in TX, CX, B3, B4, and H1
 zoning districts. An appearance before the Plan Commission and Village Board is
 required to obtain a special use permit for an outdoor patio in NX, B1, B2, B6,
 and M1 zoning districts.

 With an interest in expediting the process and eliminating additional fees and
 time, a change is being proposed to grant outdoor dining as a permitted use in all
 commercial and mixed-use zoning districts with staff level approval. Any
 application requesting relief from the standard outdoor dining regulations
 (extended hours, season, or building structure) would necessitate a meeting
 before the Zoning Board for approval.

 The chairman commented that it is a hurdle to go to several meetings just for an
 outdoor dining area approval and asked if the process would become simplified
 with just an annual renewal fee, if approved.

 Commissioner Berman asked if the rules would still apply regarding hours, noise,
 and trash. Commissioner Gupta suggested keeping administrative control
 through timely inspections.

 Chairman Luke mentioned the downtown restaurant that occupies on-street
 parking spaces for its outdoor space. It seems to be a very popular option. He
 asked if they would need to go before the Zoning Board going forward. Ms.
 Nyden stated that they are not taking up required parking spaces and the Village
 Manager gave them permission.

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(V) RECOMMENDATIONS AND VOTING
 Case 2024-13P
 A motion was made to accept the draft of updated Comprehensive Plan Chapter
 6: Housing.

 Motion: Crohn-Minchella Second: Gupta

 Ayes: 5
 Nays: 0


 Case 2024-16P
 A motion was made to approve as amended the request for a child day care not
 in a residence at 8266 Lincoln Avenue in a TX Mixed-Use zoning district.

 Motion: Gevaryahu Second: Crohn-Minchella

 Ayes: 5
 Nays: 0

 A motion was made to accept the 4 items of relief:
 §118-184(a) to provide two 5’ side yards rather than the required 6’ minimum,

 §118-212(a)(1) to provide a 16’-wide aisle width adjacent to 90° parking spaces
 rather than the required 24’,

 §118-185(c)(6) to have less than 50% of the wall area that is between 2 and 12
 feet above grade be occupied by windows and/or entry doors, and

 §118-233(e) to provide no parking lot trees rather than 1 tree for every 15 parking
 spaces within the interior of the parking area,


 Motion: Berman Second: Gevaryahu

 Ayes: 5
 Nays: 0




# 620004 Plan Commission meeting minutes June 6, 2024
 Draft – Not Approved


 Case 2024-17P
 A motion was made to approve the modifications to §118-93 Food
 Establishments and Food Service Requirements of the Skokie Village Code to
 amend certain outdoor dining regulations.

 Motion: Berman Second: Gupta

 Ayes: 5
 Nays: 0


(VI) ITEMS FOR COMMUNICATION
 There is no meeting on June 20, 2024 and, of course, July 4, 2024.
 The next regularly scheduled meeting will take place on July 18, 2024.

(VII) ADJOURNMENT
 Chair Luke adjourned the meeting at 8:41 PM.

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Assistant




# 620004 Plan Commission meeting minutes June 6, 2024
STAFF REPORT 2024-18P: Zoning Chapter Amendment
Community Development Department Council Chambers, 7:30 PM, July 18, 2024




To: Paul Luke, Chairman, Skokie Plan Commission
From: Jose Acosta, Planning Coordinator
Case: 2024-18P: Zoning Chapter Amendment
 Recreation Facilities, Dance Halls, Racquetball, Handball, and Tennis Courts in
 Transit Mixed-Use zoning district
 Related Case – 2024-19P: Special Use Permit

 General Information
 Petitioner Pickledilly, LLC
 Purpose To amend Appendix A, and any other related sections of the
 Skokie Village Code to establish recreation facilities, dance
 halls, racquetball, handball and tennis courts as a special use
 in the TX Transit Mixed-Use zoning district.

PETITIONER’S SUBMITTAL
Pickledilly, LLC, is requesting to amend Appendix A, and any other related sections of
the Skokie Village Code to establish recreation facilities, dance halls, racquetball,
handball and tennis courts as a special use in the TX Transit Mixed-Use zoning district.
The petitioner intends to operate an 11-court indoor pickleball facility at 4919 Main
Street.

STAFF ANALYSIS
Comments
Planning Services Division
A recreation facility is currently a special use in the B2 and B3 districts, and is a
permitted use in the B4 district. Many of the businesses falling under this use tend to be
geared toward promoting physical activities, encouraging healthy lifestyles, and
providing opportunities for leisure and enjoyment. These multifaceted establishments
cater to diverse interests and preferences of Skokie residents.
Section 118-181 of the Village Code identifies the TX Transit Mixed-Use district as
intended for areas within 2,000 feet of rapid transit or adjacent to CX Core Mixed-Use
districts. Buildings shall be designed to promote walking and pedestrian orientation,
with curb cuts discouraged on retail streets. Ground floor uses on commercial streets
must be reserved for retail and other service uses open to customers. Upper story uses
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may be other commercial uses or residences. Buildings can be up to 75 feet in height,
compatible to uses in the residential districts that include multifamily housing, but must
have a minimum of two usable floors along retail streets. Entire blocks shall be zoned
TX, where possible, to increase opportunities for pedestrian-oriented site and building
design, conveniently located public parking, and open spaces.

The recreation facility proposed for 4919 Main Street is in a location well served by
public transit and adjacent to the Skokie Valley Trail, bike and walking path, giving
residents multiple ways to access the site. The site is also an example of adaptive
reuse, the previously industrial building is able to accommodate space for multiple
pickleball courts and other recreational activities in the TX districts that have previously
lacked recreational uses. Access via public transit makes TX districts desirable places for
recreation activity uses as it promotes walkability and creates places of interest in the
Village where residents can spend time at the recreational and leisure activity locations
and explore other businesses that the TX districts have to offer.

STAFF RECOMMENDATION
Staff recommends that Appendix of Chapter 118 Zoning of the Skokie Village Code be
amended to add recreation facilities, dance halls, racquetball, handball and tennis
courts as a special use in the TX Transit Mixed-Use zoning district.




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STAFF REPORT 2024-19P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, July 18, 2024


To: Paul Luke, Chairman, Skokie Plan Commission
From: Jose Acosta, Planning Coordinator
Re: 2024-19P: Special Use Permit
 4919 Main Street
 Related Case – 2024-18P: Zoning Chapter Amendment

 General Information
 Location 4919 Main Street
 Purpose To obtain approval for a special use permit for a recreation
 facility, dance hall, racquetball, handball, and tennis courts use.
 Petitioner Pickledilly, LLC
 Size of Site 259,593 square feet (5.96 acres)
 Existing Zoning & M2 Light Industry and TX Transit Mixed-Use (the multi-tenant
 Land Use building in which the proposed use would be located falls within
 the TX-zoned property) – alcoholic beverage production, tap
 room, special trades contractor, vacant industrial tenant space,
 vacant industrial building
 Adjacent Zoning & North TX Transit Mixed-Use – automotive repair facility
 Land Use
 South B6 Downtown Science and Technology – Illinois
 Science + Technology Park
 East M2 Light Industry – CTA Yellow Line, overhead electric
 utility lines
 West M2 Light Industry – Skokie Valley Trail
 Comprehensive Plan The site is designated as service employment.


SITE INFORMATION
• The site contains a 1-story multi-tenant industrial building at 4901-4919 Main Street
 and a 1-story industrial building at 4820 Searle Parkway.
• The site is accessible from driveways at Main Street and Searle Parkway.
• Overhead utilities run along the east side of the subject site.




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 Complete Streets
  Public sidewalks are present on Main Street and Searle Parkway.
  A bike route runs along Main Street. The Skokie Valley Trail multi-use path is
 located immediately to the west of the subject site.
  Bicycle parking is available on the north end of the site by Sketchbook Brewing
 Co. via Main Street.
  The site is served by the CTA 54A North Cicero/Skokie Blvd. and CTA 97 Skokie
 buses, which run along Skokie Boulevard, east of the subject site.
  The CTA Yellow Line Oakton-Skokie Station is located about half a mile to the
 southeast of the subject site, at the southwest corner of Skokie Boulevard and
 Searle Parkway.
  The site is within walking distance of shopping, services, schools, parks, and
 residential neighborhoods.


PETITIONER’S SUBMITTAL
The petitioner is requesting a special use permit for a recreation facility, dance hall,
racquetball, handball, and tennis courts use at 4919 Main Street in an M2 Light Industry
and a TX Transit Mixed-Use zoning district, and any relief discovered during the review
of this case. The petitioner is proposing a membership-based indoor pickleball facility
with 11 full-size courts, a half-court for training, and on-site parking. Yoga and stretch
classes will be offered in the mornings for members and will take place within the
proposed court space. The pickleball facility will be open daily from 6 a.m. to 10 p.m.,
with courts available for reservations, open play, and league play. It is anticipated that
tournaments will be held at the site 1-2 times a year and the petitioner will work with
nearby property owners to provide overflow parking for its visitors.
With regards to the proposal, the petitioner states that:
 Skokie Pickledilly is a concept born from a strong desire to bring indoor pickleball more readily
 available to Skokie. We are firmly convinced that there is a significant demand for dedicated
 courts and that the facility will have a profoundly positive impact on the community. Pickleball is
 a rapidly growing sport that encourages active fun for people of all ages and pickleball will play a
 crucial role in Skokie, especially Main Street, as a pivotal social hub. Skokie Pickledilly’s vision is
 to establish a membership-based facility with competitive pricing, aiming to be a go-to place for
 people to meet and play.
 Skokie Pickledilly looked in several communities for a suitable location to establish an indoor
 pickleball facility. The team was immediately captivated with the building at 4901 [-4919] Main
 Street. Not only was it a spacious venue for multiple courts, but it was also strategically situated
 in Skokie making it the ideal spot for our community-driven Pickledilly facility. Realizing its
 proximity to Sketchbook Brewery, the potential projects on Main Street, and its accessibility via


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 the Yellow Line and Edens Expressway, the team was resolute in their belief that it would be an
 ideal location for a community pickleball facility.
STAFF ANALYSIS
Comments
Staff reviews were sent to all pertinent departments. Staff comments on the subject
case were received from the Forestry, Fire Prevention, Traffic Engineering, and Planning
Services divisions. All other departments had no comments.

 Forestry Division

 Forestry Division staff has reviewed the existing landscaping conditions and has the
 following comment:

 • Please provide an existing tree survey that shows all trees on the property with
 notes of what will happen to the trees once the driveway is constructed along
 the west side of the 4820 Searle Parkway building.

 Fire Prevention

 The Fire Prevention Bureau staff has reviewed the proposed site and floor plans and
 requires the following information:

 • Provide information on the existing fire alarm and fire sprinkler systems.
 Include the location of the Fire Alarm Control Panel (FACP) and any additional
 hose drops or standpipe connections.
 • Provide the required number of fire hydrants on the site.
 • The length of the road and size of the building requires 2 separate roads for
 access that are 26’ wide each.
 • Provide the location of all overhead utilities. The overhead utilities shall not
 be located over aerial apparatus access roads.

 Traffic Engineering

 The Traffic Engineering Division staff has reviewed the proposed site plan and
 requires the following information:

 • Within the past year, parallel parking was added along the west wall of
 Sketchbook without the Village’s approval. These parking spaces are not allowed
 as this area has been designated as a “No Parking Zone” in order to maintain a
 code-compliant 2-way driveway. There is also an existing fire hydrant in this
 area which must remain unobstructed. Please remove the parallel parking
 spaces on the west side of Sketchbook and restore the “No Parking” pavement
 markings.


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 • The total parking spaces provided exceeds 100. As a result, five accessible
 spaces are required – 2 for Sketchbook and 3 for the proposed Pickledilly. The
 accessible parking spaces should be 8 feet wide with an 8-foot access aisle.
 Provide R7-8 and R7-I101 signs in front of the accessible parking spaces. Two
 parking spaces may share an access aisle, except for angled parking spaces. The
 access aisle may be located on either side of the vehicle space except for angled
 parking spaces, which shall have the access aisle located on the passenger side
 of the vehicle space. Please reconfigure the ADA parking for the Pickledilly.
 • Provide dimensions for all aisle widths within the parking lot. The aisle going
 north to south on each side does not have a dimension. A 13-foot minimum
 width is required for 45-degree parking spaces and a 17-foot minimum width is
 required for 60-degree parking spaces.
 • Any loading areas should be signed to advise visitors. Please add dimensions for
 the loading space for the proposed Pickledilly. The loading space requirement is
 10 feet in width by 25 feet in length. This space must not encroach into the
 parking aisle width.
 • The required loading zone spaces for the vacant warehouse/storage is three.
 Three loading spaces are required for 40,000-100,000 square feet floor area of
 the establishment. These loading zone spaces will encroach into the parking lot
 aisles which would block vehicular access. Parking lot modifications must be
 made for any future industrial tenants who propose to move into this vacant
 space. These parking lot modifications may result in removing parking for the
 Pickledilly.
 • It is recommended to install “Do Not Enter” signs where needed. For example, a
 “Do Not Enter” sign is recommended for the exit that leads to Main Street. This
 helps deter drivers from entering a one-way driveway in the opposite direction.

 Planning Services Division

 The Planning Division recommends approval of the special use permit for a
 recreation facility, dancehall, racquetball, and tennis courts use in the TX Transit
 Mixed-Use district. The following issues must be addressed by the property owner
 prior to the hearing of the case by the Board of Trustees:

 • Indicate the locations of all existing and proposed bicycle parking locations at the
 property.
 • Provide driveway width dimensions for the one-way southbound driveway
 adjacent to spaces 1-10 as well as for the one-way northbound driveway east of
 spaces 11, 31, and 32.

The petitioner intends to open the pickleball facility and utilize the gravel-paved area to
the south of the proposed subject site for the parking lot, however staff will require that
the lot be improved with paving, striping and signage by no later than June 30, 2025.



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APPEARANCE COMMISSION
A Certificate of Appropriateness will be required for the approval of the wall sign on the
front façade elevation. The Appearance Commission will be required to review this case
prior to the hearing of the case before the Village Board of Trustees.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for a recreation
facility, dance hall, racquetball, handball, and tennis courts use at 4919 Main Street in
an M2 Light Industry and a TX Transit Mixed-Use zoning district be APPROVED, based
upon the Proposed Positive Findings of Fact and subject to the recommended and
standard special use permit conditions. Staff further recommends that relief be granted
from §118-233(e) of the Village Code to provide no parking lot trees rather than the
required 1 tree for every 15 parking spaces within the interior of the parking area.

RECOMMENDED SPECIAL USE CONDITIONS
 1. Prior to the hearing of the subject case before the Board of Trustees, the
 petitioner must revise the Overall Site Plan to provide information on the existing
 fire alarm & fire sprinkler systems. Include the location of the Fire Alarm Control
 Panel (FACP) and any additional hose drops or standpipe connections.
 2. Prior to the hearing of the subject case before the Board of Trustees, the
 petitioner must revise the Overall Site Plan to include the following:
 a. The locations of the existing and proposed fire hydrants on the site.
 b. The locations of all overhead utilities.
 c. The addition of a third accessible parking space within the new parking lot
 between 4919 Main Street and 4820 Searle Parkway.
 d. The labeling of dimensions for all aisle widths within the parking lot. The
 aisle going north to south on each side does not have a dimension. A 13-
 foot minimum width is required for 45-degree parking spaces and a 17-
 foot minimum width is required for 60-degree parking spaces.

 e. The labeling of the width for the exit driveway that leads to Main Street.
 A 14-foot minimum width is required for one-way vehicular operations.
 f. The labeling of dimensions for the loading space for the proposed
 Pickledilly. The loading space requirement is 10 feet in width by 25 feet in
 length. This space must not encroach into the parking aisle width.
 g. The locations of all existing and proposed bicycle parking locations at the
 property.




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 h. The labeling of driveway width dimensions for the one-way southbound
 driveway adjacent to spaces 1-10 as well as for the one-way northbound
 driveway east of spaces 11, 31, and 32.
 i. Provide dimensions for all aisle widths within the parking lot. A 13-foot
 minimum width is required for 45-degree parking spaces and a 17-foot
 minimum width is required for 60-degree parking spaces.

 j. Submit an existing Tree Survey to the Forestry Division with notes of what
 will happen to the trees once the driveway is constructed along the west
 side of the 4820 Searle Parkway building.
 3. In the event of pickleball tournaments or other special events being hosted at
 the subject site, the petitioner must apply for a special event permit and submit
 a parking agreement or plans for additional temporary parking at a location
 separate from 4919 Main Street.
 4. All parking lot improvements, including paving, striping, and signage, must be
 completed by no later than June 30, 2025.
STANDARD SPECIAL USE CONDITIONS
 5. The petitioner must operate the proposed use in substantial conformance with
 the final Village approved Site Plan dated, Floor Plan dated June 14, 2024, and
 Elevations dated June 14, 2024.
 6. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas,
 signage, landscaping, structures, and any other facilities or infrastructure on the
 Subject Property must be maintained in a good state of repair, and when
 needed, be repaired or replaced in a timely manner.
 7. Due to new parking, lighting is required. Provide lighting plan in accordance with
 IES and Section 118-212 (k) lighting. Parking lot and exterior lighting must meet
 IES standards, be full cut-off design and be directed away from adjacent
 properties, subject to the approval of the Engineering Division.

 8. All off-street parking spaces must be legibly striped and maintained.

 9. All modifications to building elevations, signage, and landscaping shall be subject
 to the review and approval of the Skokie Appearance Commission.

 10. All signage must 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.
 11. Vehicles must always be parked between, and not overlap, the striped lines of
 designated parking spaces and must not block driveways, sidewalks, aisles, or
 other points of access.
 12. All private and public sidewalks must be maintained free of snow, ice, sleet, or

VOSDOCS-#620545-v2-Staff_Report_-_2024-19P_-_Special_Use_Permit__4919_Main_Street
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 other objects that may impede travel.
 13. All buildings must meet current International Building and NFPA Life Safety
 Codes as amended.
 14. Prior to the issuance of building permits, the petitioners must 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.
 15. 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.
 16. The petitioners shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
 17. 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.
 18. 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 for 2024-19P
2. Overall Site Plan, dated July 12, 2024
3. Rendered Floor Plan, dated June 14, 2024
4. Aerial View, dated June 14, 2014
5. Interior View, dated June 14, 2014
6. Front Elevation, dated June 14, 2024
7. ALTA/ACSM Land Title Survey, dated June 2, 2003
8. Aerial and Zoning Map, dated July 12, 2024




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Proposed Positive Findings of Fact 2024-19P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, July 18, 2024


 Consideration Finding
 The request is consistent with the intent of the The request for a special use permit for a
 Comprehensive Plan. recreation facility, dance hall, racquetball,
 handball, and tennis courts use 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 will exist to serve
 facilities, including roads, drainage, utilities, the requested use, provided that the
 and police and fire protection exist or will exist additional required fire hydrants are installed
 to serve the requested use at the time such within the subject site.
 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 Undue traffic congestion will not be created
 congestion. by the proposed use. The petitioner will
 work with nearby property owners to
 accommodate any overflow parking
 generated by tournaments that will be hosted
 at Pickledilly.
 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 Other than the petitioner’s request to provide
 provisions of this code, except where relief is no parking lot trees within the new parking
 granted with the request. lot between 4919 Main Street and 4820
 Searle Parkway, the request conforms to all
 applicable provisions of this code.




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 2024-19P - Special Use Permit: 4919 Main Street
 Legend
 Zoning and Development

 Zoning

 B2: Commercial

 B3: Business

 B6: Downtown Science and

 Technology

 CX: Core Mixed-use

 M2: Light Industry

 R2: Single Family Residential

 R4: Multifamily Housing

 TX: Transit Mixed-Use




 0 300 600 Print Date: 7/12/2024 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.

Approved – August 15, 2024


 Plan Commission Meeting Minutes
 Date: July 18, 2024


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



PLAN COMMISSION MEMBERS ABSENT: Vijai Gupta



STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel,
 Johanna Nyden, Community Dev. Dir.,
 Rod Tonelli, Economic Vitality Manager,
 Jose Acosta, Planning Coordinator,
 and Marlene Bargamian, Admin Asst.


(I) CALL TO ORDER
 A quorum being present, Chair Luke called the meeting to order at 7:30 PM.
 He welcomed and introduced Ms. Sigalle Shpayher to the Plan Commission. All
 present introduced themselves and congratulated her.

(II) APPROVAL OF MINUTES
 A motion to approve the minutes of the June 6, 2024 meeting was made by
 Commissioner Scott Berman and seconded by Commissioner Tali Gevaryahu.

 Ayes: Unanimous voice vote. The motion passes.

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

(IV) CASE DESCRIPTIONS
 Case 2024-18P – Zoning Chapter Amendment: Recreation Facilities, Dance
 Halls, Racquetball, Handball and Tennis Courts
 Pickledilly, LLC, on behalf of 4820 & 4901, LTD, requests an amendment to
 Appendix A, and any other related sections of the Skokie Village Code to

# 620856 Plan Commission meeting minutes July 18, 2024
 Approved – August 15, 2024


 establish recreation facilities, dance halls, racquetball, handball and tennis courts
 as a special use in the TX Transit Mixed-Use Zoning District.

 Case 2024-19P – Special Use Permit: 4919 Main Street
 Pickledilly, LLC, on behalf of 4820 & 4901, LTD, requests a special use permit for
 a recreation facility in a TX Transit Mixed-Use zoning district, and any relief that
 may be discovered during the review of this case.
 PINs: 10-21-402-072-0000, 10-21-402-073-0000, 10-21-402-084-0000, 10-21-
 402-085-0000, 10-21-402-086-0000, 10-21-402-087-0000, and 10-21-402-107-
 0000.

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

 Chris Canning, attorney, on behalf of Pickledilly presented the cases and
 introduced the founding members: Armi & Nathan Cachila, Lauren Busey and
 Amy Lillibridge. He gave a brief history of how these 4 game enthusiasts met on
 the pickleball court after COVID and are pursuing their vision to build an indoor
 membership-based pickleball facility with a professional teaching staff that will be
 accommodating to players from youth to seniors no matter their skill level. He
 also referenced the letters of support that were submitted to staff. The long-term
 goal is to offer wellness programs as well; yoga, stretching, and conditioning
 classes.

 Pickleball has been around since the 1960s and is an up and coming soon to be
 collegiate and Olympic sport. The property is well served by public transit and the
 Skokie Valley Trail. The facility can be used for open play to Pickledilly members,
 leagues, clinics, tournaments, and corporate events.

 Nathan Cachilla spoke of the warehouse building that staff led them to. He
 displayed the floor plans showing 18-ft high ceilings and no columns to obstruct
 views. It will be temperature controlled for year-round play, have 11 ½ clay courts
 (½ court to be utilized for drills & skills practice), optimal lighting and the best
 nets. There will be a reception area for check-in, lockers, and unisex bathrooms.

 Lauren Busey, a Wilmette resident who loves Skokie, talked about the need for
 indoor play space when the seasons change. She teaches pickleball part-time at
 the park district noting the limited court time for the sport. Lauren also spoke of
 the difference between pickleball and tennis.

 Armi Cachila of Lincolnwood said that when searching within 5 miles, there are
 not many indoor spaces to play. Outdoor courts fill up quickly and there are many
 complaints from nearby residents who cannot use their backyards because of the
 noise of the ball hitting the paddle. She actually prefers to play in an indoor
 temperature-controlled place.

# 620856 Plan Commission meeting minutes July 18, 2024
 Approved – August 15, 2024



 It will add vibrancy to Skokie being near Sketchbook, Soul Good, downtown
 Skokie, and other shopping places like Village Crossing & Old Orchard. As an
 ASYO soccer mom who led youth programs, she would like to partner with the
 park district and community organizations.

 Weekday hours of operation will be from 6 am to noon to accommodate morning
 players, noon – 3 pm for lunch hour players, youth players after school from 3 – 6
 pm, and people who wish to play after work from 6 – 10 pm. Weekend hours are
 all day from 6 am to 10 pm for open play and with reservations. They will offer
 lessons, and drills and strategy classes.

 Mr. Canning explained the parking rational as follows: 5 parking lot spaces per
 court and 11 courts totaling 55 players per day. They do have enough parking for
 the day-to-day operations, and they plan to stagger programming as a means to
 control parking.

 They will also strongly encourage public transportation (Skokie Swift and bike
 trail). They will not host any special event for their 1st year but in the future, they
 will work with the Village for a special event permit and a parking plan. As stated
 in their submittal, for tournaments (1-2 times a year), they will contact the Village
 and work with nearby property owners for overflow visitor parking.

 Erica Minchella asked for more details on the building’s location. She also
 wanted to know if Pickledilly will share Sketchbook’s parking. Mr. Canning
 pointed out from the site plan that Pickledilly is Building #4, behind Sketchbook &
 Eco Tec Insulation with the middle building space and 4820 Main Street being
 vacant for now. He noted that there is a public parking lot across Main Street.

 Scott Berman is familiar with the area as he owns a building nearby. He clarified
 that Sketchbook’s parking spaces stop at the end of the Eco Tec building and
 parking for Pickledilly is south and east of the 4919 building. He also asked how
 long of a lease hold they had. Mr. Canning stated that they secured a 10-year
 lease on the building and parking. Mr. Berman commented that when the vacant
 buildings becomes active, Pickledilly could have to give up some parking.

 Jeff Burman added that the area on the west side of Sketchbook near the chain
 link fence needs to be cleaned up and suggested creating long-term parking
 there.

 Jose Acosta, Planning Coordinator, requested that the reports be accepted into
 the record as written. The site currently includes Sketchbook & Eco Tec Labs but
 the property spans from Main Street to Searle Parkway. A revised site plan is



# 620856 Plan Commission meeting minutes July 18, 2024
 Approved – August 15, 2024


 needed prior to the presentation to the Trustees of the Village Board. Relief is
 also requested not to provide parking lot trees. Staff is in support of the project.

 Chairman Paul Luke wanted clarification that the requested special use permit
 doesn’t incorporate all the other uses listed in Appendix A under recreational
 facilities. Staff answered there will only be pickleball related activities at the site.

 Jeff Burman questioned why relief is being requested. Staff stated the no
 landscaping clause will help with the parking lot layouts for future tenants.

 Scott Berman commented that the parking doesn’t work if the vacant buildings
 gets activated and referred to Johanna Nyden. She said that the parking lot
 configuration could be modified. Mr. Berman wondered how could that be with a
 10-year lease. The Village is enabling to keep the middle building vacant. It was
 decided that it is a tenant- landlord issue.

 Jeff Burman commented that he doesn’t want to deny the project but it does limit
 future uses of the vacant spaces at the site. He acknowledged that it is the
 landlord who is willing to go ahead.

 Erica Minchella asked if there is a parking clause in the lease. Mr. Canning
 stated that the lease is being drawn up and maybe the green space will become
 parking.

 In closing, Mr. Canning stated that this is a wonderful re-adaptive use of an
 industrial building into a recreational one and will have a positive impact in the
 community. He also acknowledged and thanked the professional and helpful staff
 in guiding them through the process.

 There were no interested parties in the audience.

(V) RECOMMENDATIONS AND VOTING
 Case 2024-18P
 A motion was made to accept as presented the request to amend Appendix A
 and any other section of the Skokie Village Code to establish recreation facilities,
 dance halls, racquetball, handball and tennis courts as a special use in the TX
 Transit Mixed-use zoning district.


 Motion: J. Burman Second: C. Franklin

 Ayes: 8
 Nays: 0



# 620856 Plan Commission meeting minutes July 18, 2024
 Approved – August 15, 2024


 Case 2024-19P
 A motion was made to approve as presented the request for a special use permit
 at 4919 Main Street for a recreational facility in a TX Transit Mixed-Use zoning
 district and any relief that may be discovered during the review of this case.

 PINs: 10-21-402-072-0000, 10-21-402-073-0000, 10-21-402-084-0000, 10-21-
 402-085-0000, 10-21-402-086-0000, and 10-21-402-087-0000

 Motion: S. Berman Second: T. Gevaryahu

 Ayes: 8
 Nays: 0

 A motion was made to accept the 1 items of relief:
 §118-233(e) of the Village Code to provide no parking lot trees rather than 1 tree
 for every 15 parking spaces within the interior of the parking area,

 Motion: S. Berman Second: Franklin

 Ayes: 8
 Nays: 0


(VI) ITEMS FOR COMMUNICATION
 There is no meeting on August 1, 2024.

 The next regularly scheduled meeting will take place on August 15, 2024 and
 Johanna asked for a show of hands who will attend to confirm quorum. All
 commissioners present responded they would be there.


(VII) ADJOURNMENT
 Chair Luke adjourned the meeting at 8:49 PM.


 Respectfully submitted,
 Marlene Bargamian,
 Administrative Assistant




# 620856 Plan Commission meeting minutes July 18, 2024