Plan Commission — Skokie, IL
Date: 2024-09-05

Agenda for

 PLAN COMMISSION
 SEPTEMBER 5, 2024 | 7:30 PM

 Council Chambers – Village of Hall – 5127 Oakton Street, Skokie, IL 60077
 1) Call to Order Declaration of Quorum

 2) Roll Call

 3) Approval of August 15, 2024 Meeting Minutes

 4) Old Business

 5) New Business

 a. 2024-22P – Special Use Permit: 9410-A Skokie Boulevard Go To
 Core BNS Skokie, LLC, on behalf of Scout Veterinary Care Illinois, P.C., requests a special
 use permit for veterinary services in a B2 Commercial zoning district, and any relief that may
 be discovered during the review of this case.
 PINs: 10-16-204-013-0000, 10-16-222-024-0000, and 10-16-222-025-0000

 b. 2024-23P – Zoning Map Amendment: 5135 Golf Road Go To
 Evam, LLC, requests to amend the zoning map to change the zoning district for 5135 Golf
 Road from B2 Commercial to NX Neighborhood Mixed-Use.
 PIN: 10-16-200-045-0000

 c. 2024-24P – Site Plan Approval: 5135 Golf Road Go To
 Evam, LLC, requests site plan approval in order to convert an existing 3-story office building
 that exceeds the maximum 25’ permitted base building height into a mixed-use building with
 4 residential units, first floor commercial, and surface parking at 5135 Golf Road in an NX
 Neighborhood Mixed-Use district, relief from §118-212(i)(1) to allow continuous curbing
 less than 6’ from and parallel to any property line adjacent to a street frontage and any other
 relief that may be discovered during the review of this case.
 PIN: 10-16-200-045-00000

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

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

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

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 6) Public Comment

 7) Communications from Staff

 8) Adjournment




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

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

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

VOSDOCS-#609406-v18-Meeting_Agenda_-_Plan_Commission_

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 DRAFT/NOT APPROVED

 Meeting Minutes For
 Plan Commission
 Date: August 15, 2024
 Skokie Village Hall, 5127 Oakton St, Council Chambers


 Plan Commission Members Present: Paul Luke- Chair
 Sigalle Shpayher, Erica Crohn-Minchella,
 Scott Berman, Cindy Franklin, Tali Gevaryahu,
 Jeff Burman- Vice Chair
 and Ross Mathee
 Plan Commission Members Absent: Vijai Gupta
 Presiding Officer: Paul Luke- Chair
 Staff Present: Tyler Kobylski, Asst Corp. Counsel
 Johanna Nyden, Community Dev. Dir.,
 Mike Voitik, Planning Technician, and
 Justin Malone, Neighborhood & Housing Coord.


(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 July 18, 2024 meeting was made by
 Commissioner Jeff Burman and seconded by Commissioner Scott Berman.

 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 2024-20P – Subdivision: 4801-4999 Old Orchard Center
 Old Orchard Urban Limited Partnership, an Illinois limited partnership, requests a
 subdivision of 2 lots into 6 lots in an R1 Single-Family zoning district, a B1 Service
 Commercial zoning district, and a B4 Regional Mixed-Use Shopping zoning district.
 Included with the subdivision is the recording of a 20-foot-wide right-of-way dedication
 along Old Orchard Road, and any relief that may be discovered during the review of this
 case.

 Case 2024-21P – Site Plan Approval: 4801-4999 Old Orchard Center
 Old Orchard Urban Limited Partnership, an Illinois limited partnership, requests to
 amend an existing site plan approval for a planned development for multiphase
 modifications at Westfield Old Orchard shopping center in an R1 Single-Family zoning
 district, a B1 Service Commercial zoning district and a B4 Regional Mixed-Use
 Shopping zoning district that includes:
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 Phase I- The demolition of the existing retail space at the northwest corner of the
 shopping center (4963 Old Orchard Center and 4999 Old Orchard Center, Building J) and
 the construction of a 5- and 7-story mixed-use building in separate masses connected by
 multiple bridges and common areas, that will contain retail restaurant uses and up to 425
 multifamily residential units, and residential amenity space; reconfigured internal
 driveways; and a new outdoor common area event space;

 Phase II- The demolition of the existing retail space to the east of Phase I (4999 Old
 Orchard Center, Building H), the construction of a 7-story mixed-use building that will
 contain retail and restaurant uses, 250 residential units, residential amenity space, and a
 parking garage; along with an 8-story mixed-use building that will contain retail and
 restaurant uses and a 200-key hotel or up to 125 residential units; and reconfigured
 internal driveways; plus any relief that may be discovered during the review of this case.

 PINS: 10-09-411-081-0000 and 10-09-411-085-0000

 Donna Pugh, a Partner with the law firm Foley & Lardner on behalf of the petitioner
 started the presentation and stated that the names Westfield Old Orchard, URW might be
 used interchangeably throughout the presentation.

 Ms. Pugh explained the ownership of the parcels throughout the Old Orchard property
 and highlighted which parcels will be focused on both Phase I and Phase II of
 development.

 Stephen Fleur, Senior Vice President for Westfield, presented Phase I of the development
 plan, focusing on the “north mall” section of Old Orchard, north of the Professional
 Building.

 Mr. Fleur presented changes in the circulation and traffic patterns within Phase I for both
 vehicles and pedestrians, with an emphasis on frictionless travel and putting to use the
 underutilized Orange parking garage.

 Mr. Fleur thanked Village staff for their assistance and guidance through the process.

 Justin Pelej, Executive Vice President for Focus, presented examples of similar infill
 development work projects in the North Shore region, including Fox Valley Mall and
 Hawthorn Mall. Mr. Pelej stated that having apartments and a good mix of tenants at the
 mall is important, creating a vibrant space with more activity. Mr. Pelej stated that
 multifamily housing at a mall like Old Orchard provides renters who are seeking a
 suburban location with the walkability of an urban environment.

 Mr. Pelej presented on pedestrian and vehicle access and circulation within Phase 1,
 including a drop-off cul-de-sac. He also presented details regarding the 5- and 7-story
 residential buildings within the development, including amenities, design standards, and
 walkability between buildings.

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 Vic Howell, Senior Development Manager at Focus, presented on the planned
 sustainability and resiliency goals for the development, stating that the project is pursuing
 LEED Gold standards. They are following sustainability initiatives per the Village’s
 Sustainability Plan and will include amenities such as bike storage, EV charging stations,
 and the addition of green space to assist with reducing the urban heat island effect.

 Mr. Howell presented that the Village’s recently passed Inclusionary Housing Ordinance
 pertaining to Affordable Housing is not applicable to this project due to the date of the
 development’s submission, but the developer is proposing 3.5% of the housing as
 affordable to residents earning 60-80% area median income (AMI), creating around 15
 units of affordable housing on site. Mr. Howell stated that this will assist in targeting
 workforce housing residents and young professionals who work in the area.

 Stephen Fleur presented Phase II of the development, including both residential and hotel
 buildings east of Phase I. Mr. Fleur spoke on vehicle and pedestrian circulation in and
 around the site and stated that although a hotel is what the desired goal is for this phase of
 the development, it is dependent on economics at the time. Mr. Fleur stated that if the
 hotel is not viable at the time, then that building will be planned as multifamily
 residential instead. Mr. Fleur stated that the number of affordable residential units for
 Phase II would remain at 3.5% as well.

 Commissioner Scott Berman asked about finalized entrance and exits for the proposed
 parking garages. Mr. Berman also asked if the twenty-foot right-of-way on the proposed
 internal road within the development would be wide enough to accommodate two cars
 passing.

 Kelly Conolly, Transportation Engineer with Sam Schwartz Engineering, presented
 details on traffic circulation and parking garage access, stating that the design of the
 future underground parking garages will be finalized once structural plans are complete.
 The proposed internal road is intentionally narrow for speed reduction and follows the
 recommended lane widths of 10-11 feet per lane.

 Commissioner Scott Berman asked if parking in the Orange Garage was limited to
 residential or will allow for customer retail use. Kelly Conolly answered that only the top
 floors of the parking garage will be reserved for residential, the remaining will be for
 retail and hotel use.

 Justin Pelej stated that they were trying to strike a balance between keeping the street
 pedestrian friendly and calm with traffic, but they also spent time reviewing this street
 with the Fire Department too make sure it was adequate for them.

 Commissioner Jeff Burman asked if the Village’s Bird Strike Mitigations would apply to
 the taller buildings within the development. Johanna Nyden, Community Development
 Director, stated that these buildings would need to adhere to current policies for Bird
 Strike Mitigation, which will come up during permit review.



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 Commissioner Gevaryahu asked if the parking at the Orange Garage was for both the
 north and south buildings of Phase I and how far of a walk is it between the garage and
 these buildings. Kelly Conolly stated that for Phase I the parking garage will
 accommodate parking for both the north and south portion. Ms. Conolly stated the
 distance between the parking garage and the building was approximately 200 feet.

 Justin Pelej stated that the intent is that the parking spots will be listed adjacent to the
 units where the resident lives, so that they’re not parking across the development.

 Commissioner Gevaryahu asked if the retail tenants in the new buildings will be subject
 to all of the same standards as the other retail tenants in Old Orchard. Stephen Fleur
 stated the new tenants will have the same standards that Old Orchard currently has.

 Commissioner Shpayher asked about the location of parking for new businesses as there
 are many surface parking spaces being removed.

 Kelly Conolly stated that the Orange Garage is currently about 15% occupied on a
 December condition and is highly underutilized. Ms. Conolly stated that this garage will
 continue to accommodate the proposed businesses and accommodate all of the residential
 in this building. Ms. Conolly stated that it is correct that approximately 400 surface
 parking spaces will be removed in the area, however there are new parking garages being
 built to further accommodate the Village’s parking requirement for residential which is
 one and a half spaces per unit. She also stated that this requirement will probably be too
 much for the demand that will be generated, so there may be some option to use that for
 commercial.

 Commissioner Mathee asked how many of the six floors of the Orange Garage will be
 dedicated for just residential. Justin Pelej confirmed that the Orange Garage currently has
 2,033 spaces and the residential as planned would use 638 of those.

 Vic Howell stated that the bridges that connect to the residential buildings are on floors
 three, four, and five, and six so the residential parking will be on sections of those floors.

 Commissioner Mathee asked if it will be secured via card access on the dedicated floors
 that will be separate from mall customers. Vic Howell confirmed that there will be
 separation between public and private parking per floor of the parking garage.

 Commissioner Scott Berman asked about what will be happening to Barnes & Noble and
 Cheesecake Factory since the phases look like they will be eliminated. Stephen Fleur
 verified that Westfield is working with businesses and has a plan for those that may need
 to be relocated.

 Commissioner Jeff Burman asked if the applicant could address the traffic issues relative
 to Old Orchard Road and Lavergne in terms of increased traffic flow and volume.

 Kelly Conolly stated that the traffic study was completed by Sam Schwartz and reviewed
 by Village and County staff and contains needed items regarding traffic control,
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 pavement markings, and signage recommendations. Ms. Conolly stated that in general the
 study concludes that residential is not a high traffic generator and it also helps that any
 retail traffic created would be dispersed over the course of the day. She stated that there
 will be approximately 300 additional trips in the morning and only generating about 100
 additional trips on a Saturday in peak hours of the day, totaling about 5-6% increase for
 the whole shopping center. Ms. Conolly stated that they were confident that is
 manageable considering the updates to the circulation and geometric improvements in the
 area.

 Chairman Paul Luke asked if some of the residents could enter from the south end at Golf
 and work their way through the shopping center to park. Kelly Conolly stated that they
 anticipate that Lavergne will be a key route from the south due to the direct access.

 Commissioner Shpayher asked if this development affects the high school in any way in
 terms of traffic or construction. Kelly Conolly stated that the traffic study incorporates
 the school session.

 Justin Pelej made a point to clarify that the additional traffic counts that were mentioned
 a moment ago were based on a Bloomingdale’s that is now closed. Mr. Pelej also stated
 that Vic and himself met with both of the superintendents for the schools and had positive
 meetings, concluding that there might be an additional 10-20 children coming from these
 buildings and were not concerned about transportation.

 Commissioner Mathee asked about the timelines for Phase I and Phase II. Justin Pelej
 stated that 27 months would be the intent after approvals, working drawings for permits,
 and financing. He stated that a reasonable assumption would be a construction start time
 in the second or third quarter of next year. Mr. Pelej also stated that they would want to
 execute Phase I and seeing and schedule Phase II since they are two different
 construction projects.

 Commissioner Mathee asked if they would finish Phase I before beginning Phase II.

 Justin Pelej stated Phase I is the first project to focus on.

 Mike Voitik, Planning Technician, requested that the staff report be accepted as
 recommended. Staff is supportive of the request based on conditions that include current
 site plan approval, the repeal of outdated ordinances, and that the 5 items of relief from
 previous approvals be carried over and maintained. Mr. Voitik explained that there is
 sufficient parking to accommodate the updated uses. He also stated that the Appearance
 Commission would be reviewing this case at the earliest date of August 28, 2024.

 Mr. Voitik presented staff’s recommended conditions for the development.

 Chairman Luke asked about the timeframe of the stoplight at Lavergne Avenue and the
 west access to the development (Editor’s note: staff’s previous comment was mistakenly
 stated as Lavergne Avenue instead of Lamon Avenue). Johanna Nyden stated that the
 warrant analysis would be one year after the completion and occupancy of Phase II.
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 Commissioner Mathee asked about who will be responsible for maintaining and owning
 the Orange Garage.

 Mike Voitik stated that the ownership of the garage will be maintained and owned by the
 petitioner, Westfield.

 Commissioner Scott Berman asked about new loading and unloading areas throughout
 the new sections of the development and if they will be as out in the open as they
 currently are.

 Mike Voitik stated that multiple loading zones are shown on the site plan and developer
 can show details on the project elevation documents.

 Donna Pugh stated that her staff did not have any further questions or comments for staff.

 Commissioner Scott Berman asked for clarification for the loading and unloading zones
 within Phases I and II of the project.

 Justin Pelej stated that there will be a combination of enclosed and open loading zones at
 various locations throughout the development and that deliveries are scheduled and
 controlled.

 Commissioner Mathee asked if the loading and unloading zones include residential
 move-ins and outs.

 Justin Pelej stated that those movements will be scheduled as well.



(V) PUBLIC COMMENT
 Kathy White, a resident at 5001 Golf Road, the first house southwest of Old Orchard. Ms.
 White stated that she was pleased with the changes thus far, but had concerns regarding
 drainage as there has been increased flooding in the area. Ms. White also had concerns
 about the financials for the project as well as affordable housing, stating that this project
 should maximize affordable housing within the development.

 C. Stelic, a Skokie resident, who lives on Bronx Avenue on the other side of the
 development and has concerns with the pedestrian safety and bicycle safety as some of
 the roads are main throughways for kids to get to the high school. Ms. Stelic also shared
 concerns about how to exit her neighborhood with the new traffic patterns and parking at
 the nearby park where the pickleball courts are.

 Sarah Gen, a business owner at Old Orchard, stated that she has concerns over where her
 business will be relocated at the mall as her business is currently part of Phase I. Ms. Gen
 stated that her business books far in advance and she has not been spoken to about the
 future of her business.
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 Don Bell, a business owner at Old Orchard, asked if there was going to be any
 improvements to the Professional Building or the rest of the mall. Mr. Bell also asked if
 the 1% sales tax will be going away because his customers try to avoid paying it.

 Gail Schecter, on behalf of Skokie Neighbors for Housing Justice, stated that she’s
 pleased with the mixed-use project and thanked Mr. Fleur for meeting and listening to her
 group. Ms. Schechter asked the developer to consider permanent affordability so those
 units don’t expire as well as increasing the number of affordable units. Ms. Schechter
 stated that during the developer’s presentation there was no mention of local workforce
 and that the terms “young professionals” and “empty nesters” implies that families with
 children are not permitted to live at the development.

 Kimberly Polka, a Skokie resident, thanks the developers for including affordable
 housing and sustainability into the project, but wishes there was more affordable housing.
 Ms. Polka also shared concerns that residents don’t receive as much time to speak at
 meetings as the developers.

 Sue Lobach, Director of Advocacy at Connections for the Homeless, stated that she is
 happy to see affordable housing included but would like to ask for more; going up to 5%.
 Ms. Lobach also stated that she thinks that the largest employers in Skokie should be
 stakeholders in affordable housing as well as they are the ones paying the wages and
 could perhaps subsidize the rent for their workers in need, particularly the hospital
 systems.

 James Johnson, a Trustee for the Village of Skokie, asked the Plan Commission to push
 Westfield on the issue of affordable housing. Mr. Johnson stated that as a Village
 Trustee, he is going to be one of the officials receiving the Plan Commission’s
 recommendations and would like the Commission and the Westfield representatives to
 know that this redevelopment project will not have his support if Westfield is unwilling
 to fully comply with the Village’s new Inclusionary Housing Ordinance.

 Chairman Paul Luke asked Trustee Johnson to save his comments for the Board Meeting.

 Trustee James Johnson stated that not allowing his comments will be a violation of the
 Open Meetings Act and strongly advises against doing so.

 Chairman Luke stated that he believes it is inappropriate.

 Commissioner Scott Berman stated that in his opinion as a citizen, Trustee Johnson has
 the right to speak separate from his position.

 Commissioner Jeff Burman stated that Trustee Johnson is speaking as a Trustee, not a
 citizen.




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 Commissioner Scott Berman referred to Tyler Kobylski, Assistant Corporate Counsel, for
 a legal opinion because Trustee Johnson has a right to speak as a citizen who happens to
 be a Trustee.

 Chairman Luke stated that Trustee Johnson has already identified himself as a Trustee
 and asked Trustee Johnson to reintroduce himself as a citizen.

 James Johnson reintroduced himself and stated that the affordability requirements in the
 Village’s Inclusionary Housing Policy are already low and, in his opinion, should be the
 bare minimum that Westfield should be considering in terms of affordable housing. Mr.
 Johnson continued stating that the Village has already done too much to assist Westfield
 in this development by saying that Old Orchard mall is a “blighted” area even though it is
 economically successful and has a higher sales tax.

(VI) RECOMMENDATIONS AND VOTING
 Case 2024-20P
 A motion was made to accept the Subdivision of 4801-4999 Old Orchard Center

 Motion: S. Berman Second: Shpayher

 Ayes: 8
 Nays: 0

 Case 2024-21P
 A motion was made to approve the Site Plan at 4801-4999 Old Orchard Center

 Motion: S. Berman Second: Gevaryahu

 Ayes: 8
 Nays: 0

(VII) PUBLIC COMMENT (FOR NON-AGENDA ITEMS)
 Gail Schecter asked about the timeframe regarding the Plan Commission working on the
 Community Land Trust and the Affordable Housing Fund.

(VIII) ITEMS FOR COMMUNICATION
 The next regularly scheduled meeting will take place on September 5, 2024.

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

 Respectfully submitted,
 Justin Malone,
 Neighborhood & Housing Coordinator




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Staff Report 2024-22P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 5, 2024


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

Re: 2024-22P: Site Plan Approval
 9410-A Skokie Boulevard

General Information
Location 9410-A Skokie Boulevard
Purpose Requests a special use permit for veterinary services in a B2
 Commercial zoning district, and any relief that may be discovered
 during the review of this case.
Petitioner Core BNS Skokie, LLC, on behalf of Scout Veterinary Care Illinois,
 P.C.
Size of Site 275,681 square feet (6.328 acres) with frontage on Skokie
 Boulevard and Foster Street.
Existing Zoning & B2 Commercial Zoning District – retail use part of a multi-tenant
Land Use shopping center
Adjacent Zoning & North B1 Service Commercial – full service restaurant
Land Use B2 Commercial – 3-or more unit multifamily
 residences
 South B3 Business – Limited Service Restaurants
 East B3 Commercial – Multi-tenant shopping center
 West R2 Single-Family – Golf Course
Comprehensive Plan The site is designated as retail/service employment.


SITE INFORMATION
• The site is part of a larger shopping plaza with over 10 other businesses and ample
 parking.
• The site currently contains a mattress store that will be replaced by the proposed
 veterinary services use.
• The subject site is accessible by vehicle from Skokie Boulevard and Foster Street.
• Overhead utilities run along the South and West sides of the subject site as well as
 along the parkway on the south side of Foster Street.


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 Complete Streets
  Sidewalks are located on both sides of Skokie Boulevard and Foster Street.
  Bicycle parking presently exists between the storefronts at 9448 and 8454 Skokie
 Boulevard.
  The site is directly served by the CTA’s 54A and 97 bus routes on Skokie
 Boulevard.
  The Dempster-Skokie CTA Yellow line station is located 1 mile to the south of the
 site.
  The site is within walking distance of residential neighborhoods, offices, services,
 hotels, and public parks.
  Pedestrian access to the subject site is available from Skokie Boulevard and
 Foster Street.


PETITIONER’S SUBMITTAL
The petitioner is requesting a special use permit for veterinary services in a B2
Commercial zoning district. The proposed use is part of a larger 1-story 90,578 square
foot multi-tenant shopping center building that provides commercial and retail space for
17 businesses. A 349-space surface parking lot provides parking for the entire shopping
center.
With regards to the proposal, the petitioner explains that:
 Founded in 2022, Scout Veterinary Care (“Scout” or the “Company”) is a veterinary health
 platform that was established to provide urgent care and routine wellness services to pets in
 urban and suburban markets. Scout was created to address a growing and unmet need for
 veterinary services in an urgent care setting which is currently a $13B unaddressed market
 opportunity. Comparable to the successful establishment of human urgent care over the past
 decade or so, the Company fills a crucial gap between veterinary General Practitioner (“GP”) and
 Emergency Room (“ER”) settings. The combination of Scout’s cost effectiveness, high‐quality
 care and convenience make it the ideal choice for treating non‐life‐threatening injuries and
 illnesses that pet owners are all too familiar with, but do not have a solution for today. Scout’s
 first location is located at 2369 N Lincoln Ave in the Lincoln Park neighborhood of Chicago.

Scout Veterinary Care expects to have 5-10 employees on any given day and will be
open 7 days a week for 10 hours a day. They have communicated that staffing and
customer demand will determine operating hours. Their other location in Lincoln Park is
open 7 days a week from 10 AM to 8 PM. Scout Veterinary Care will not provide any
overnight boarding services and will not be performing any advanced surgeries on-site.
Scout’s services only warrant patients to be at the location from 15 to 90 minutes.
The proposed floor plans depict 6 examination rooms, a room for X-ray examinations, a
shared office space, a doctor’s office, and a larger treatment room with a pharmacy.

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Additionally, the proposed floor plan includes a waiting room with a reception desk, a
break room for employees, multiple storage closets, and two bathrooms.


STAFF ANALYSIS & RECOMMENDATION
Comments
Staff reviews were sent to all pertinent departments. All departments had no comments
on the subject case.
The petitioner’s proposal to establish a veterinary clinic at 9410-A Skokie Boulevard will
bring back activity to a site that has been underserved by previous businesses with low
footfall compared to the other businesses in the shopping center.
In conjunction with the proposal, the property owner will add an accessible parking
space with the portion of the parking lot to the east of the proposed use. The property
owner will also install a bike rack within the sidewalk to the north of the 9410-B Skokie
Boulevard storefront.
Staff recommends that the petitioner’s request for a Special Use Permit to establish a
Veterinary Services business in a B2 Commercial zoning district be APPROVED, based
upon the Proposed Positive Findings of Fact.


APPEARANCE COMMISSION
Appearance Commission review is not required.

ATTACHMENTS
1. Recommended Conditions for 2024-22P
2. Proposed Positive Findings of Fact for 2024-22P
3. Proposed Site Plan, dated July 16, 2024
4. Proposed Layout, dated March 28, 2024
5. ATLA/NSPS Land Title Survey, dated September 12, 2022
6. Aerial and Zoning Map, dated August 5, 2024.




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Recommended Conditions 2024-24P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 5, 2024


1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved proposed site plan, dated <insert date of final approved
 plan>, and proposed layout, dated <insert date of final approved plan>. (Standard)
2. Outdoor dog runs are not allowed without an additional special use permit.
Maintenance
3. Trash shall only be allowed within a designated trash enclosure and shall be
 screened from public view in an enclosure. All trash shall be contained in such a
 way as to remain out of sight at all times. (Standard)
Parking
4. The owner of the Subject Property and its tenant shall ensure that employees park
 on the Subject Property. (Standard)
Governance
5. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
6. 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)




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Proposed Positive Findings of Fact 2024-22P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 5, 2024


Consideration Finding
The request is consistent with the intent of The subject site is designated as
the Comprehensive Plan. retail/service employment in the
 Comprehensive Plan. A veterinary service
 use is an appropriate use for such
 designation.

The request will not adversely affect The proposed use will not adversely
adjacent properties. affect adjacent properties, as long as
 noise and odor are controlled.
The request is compatible with the existing The proposed use is compatible with the
or allowable uses of adjacent properties. existing or allowable uses of adjacent
 properties, as long as noise and odor are
 controlled.
The request demonstrates that adequate The proposed use demonstrates that
public facilities, including roads, drainage, adequate public facilities, including roads,
utilities, and police and fire protection exist drainage, utilities, and police and fire
or will exist to serve the requested use at protection exist or will exist to serve the
the time such facilities are needed. requested use at the time such facilities
 are needed.
The request demonstrates adequate The request demonstrates adequate
provision for maintenance and use of the provision for maintenance and use of the
associated structures. associated structures.
The request has considered and, to the There should be few adverse effects on
degree possible, addressed the adverse the natural environment from the
effects on the natural environment. proposed use.
The request will not create undue traffic The proposed use is not expected to
congestion. create undue traffic congestion.
The request will not adversely affect public The proposed use will not adversely
health, safety, and welfare. affect the public health, safety, or general
 welfare.
The request conforms to all applicable The request conforms to all applicable
provisions of this code, except where relief provisions of this code.
is granted with the request.




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 15
 Concrete Apron
 BIKE RACK




 Skokie Blvd. (US 41)
 Concrete Curb & Gutter



 Concrete Walk




 Concrete Walk



 Asphalt




 1 Story
 Brick & Stucco
 Retail Building
 #9410B




 Concrete Curb & Gutter Concrete Walk




 Concrete Walk LEGEND



 1 Story
 Brick & Stucco
 Retail Building
 #9410A




 Concrete Curb




 Concrete Curb & Gutter GRAPHIC SCALE




 1 inch = 10 ft.



 Concrete Apron
 Asphalt



 SKOKIE FASHION PLAZA
 9410 SKOKIE BOULEVARD
 SKOKIE, ILLINOIS
 SKB CML
 PROPOSED SITE PLAN 1" = 10' 7/16/2024

 Consulting Civil Engineering 24-204 C 3.0
 Land Planning & Surveying
 633 Rogers Street, Suite 111
 c Copyright, 2024 C. M. Lavoie & Associates, Inc. Downers Grove, Illinois 60515
These plans are protected under the copyright laws of the United States and foreign countries, phone:630-381-0819
and are to be used only for the construction and/or repair of the Site Improvements as defined Design Firm Number:
in the contract between the Engineer and the Owner. Any use of these plans, including 184003041-0012
details and specifications, to construct and/or repair additional items not described in these
plans, constitutes a violation of the Engineer's copyright of these plans and is prohibited.




 16
 DOCTOR EXAM 6 EXAM 5 EXAM 4
 LAB
 9'-0" x 7'-0" 9'-0" x 7'-0" 9'-0" x 7'-0" 11'-11" x 8'-9"
 (COMFORT)


 OFFICE
 19'-2" x 13'-0"
 TREATMENT ROOM
 26'-10" x 22'-7" EXAM 3
 10'-0" x 7'-0"
 (IMAGING)

 EXAM 2
 9'-0" x 7'-0"
 CLEAN PHARMACY XRAY
 DISPLAY
 11'-0" x 8'-1"

 EXAM 1
 9'-0" x 7' 0"
 WH STORAGE
 TANKS


 W/D
 JANITOR/ RECEPTION / WAITING
 STORAGE W/D BREAK 25'-4" x 19-7"
 17'-6" x 10'-2"

 FREEZER




 STORAGE




 PROPOSED LAYOUT - OPTION 2




 N SCOUT VETERINARY CARE
 OKW ARCHITECTS
 600 W. Jackson, Suite 250
 Chicago, IL 60661
 SCALE: 1/8" = 1' 0" 9410A SKOKIE BLVD
 SKOKIE, IL SK-2
Architects 0' 2' 4' 8'
 03.28.2024 Project #: 24019
 PROJECT


 17
 ALTA/NSPS LAND TITLE SURVEY
 JLH LAND 910 Geneva Street, Shorewood, Illinois 60404
 LEGEND & ABBREVIATIONS:




 Illinois Professional Design Firm No. 184.007120
 RECORD DESCRIPTION:
 PARCEL 1:

 SIGNIFICANT OBSERVATIONS: VICINITY MAP: LOTS 1 TO 6, INCLUSIVE, AND THE NORTH 8.30 FEET OF LOT 7, EXCEPT THE EAST
 10.0 FEET OF SAID LOTS TAKEN FOR WIDENING OF SKOKIE BOULEVARD AND
 A BUS STOP SHELTER AND CONCRETE LIES WEST OF THE EAST EXCEPT THAT PART OF SAID LOT 1 HERETOFORE DEDICATED FOR PUBLIC
 PROPERTY LINE. STREET BY PLAT OF DEDICATION RECORDED APRIL 30, 1971 AS DOCUMENT NO.
 214 64740 AND ALSO EXCEPT THAT PART OF SAID LOTS 3, 4, 5, 6 AND 7
 B




 SURVEYING INC.
 CONCRETE LIES SOUTHWEST OF THE NORTHEAST PROPERTY LINE. DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTH




 815.729.4000 www.jlhsurvey.com
 LINE OF THE NORTH 8.30 FEET OF SAID LOT 7 WITH THE WEST LINE OF SKOKIE
 HIGHWAY AS WIDENED, BEING A LINE 10.0 FEET, AS MEASURED AT RIGHT
 ANGLES, WEST OF AND PARALLEL WITH THE EAST LINE OF SAID LOTS 3 TO 7,
 INCLUSIVE; THENCE WESTERLY ALONG THE SOUTH LINE OF THE NORTH 8.30
 FEET OF SAID LOT 7, 126.25 FEET; THENCE NORTHERLY PARALLEL WITH SAID
 WEST LINE OF SKOKIE HIGHWAY AS WIDENED, 145.0 FEET; THENCE EASTERLY
 PARALLEL WITH THE SOUTH LINE OF THE NORTH 8.30 FEET OF SAID LOT 7, 0.75
 FEET; THENCE NORTHERLY PARALLEL WITH SAID WEST LINE OF SKOKIE
 HIGHWAY AS WIDENED, 51.05 FEET; THENCE EASTERLY PARALLEL WITH THE
 SOUTH LINE OF THE NORTH 8.30 FEET OP SAID LOT 7, 125.50 FEET TO SAID WEST
 LINE OF SKOKIE HIGHWAY AS WIDENED; THENCE SOUTHERLY ALONG SAID LAST
 DESCRIBED LINE, 196.05 FEET TO THE PLACE OF BEGINNING, ALL IN PAYNE'S
 SUBDIVISION OF PART OF THE NORTH EAST 1/4 OF SECTION 16, TOWNSHIP 41
 NORTH, RANGE 13, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO
 THE PLAT THEREOF RECORDED MARCH 8, 1957 AS DOCUMENT NO. 16844799, IN
 COOK COUNTY, ILLINOIS.

 PARCEL 2;

 THAT PART OF THE NORTH EAST 1/4 OF SECTION 16, TOWNSHIP 41 NORTH,
 RANGE 13, EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS:
 COMMENCING AT A POINT ON THE EAST LINE OF THE NORTHEAST 1/4 OF SAID
 SECTION 16, 10.0 CHAINS SOUTH OF THE NORTHEAST CORNER THEREOF;
MISCELLANEOUS NOTES: THENCE SOUTH ALONG THE EAST LINE OF SAID NORTHEAST 1/4, 20.18 CHAINS


 CORE ACQUISITIONS, LLC
 TO THE CENTER LINE OF GROSS POINT ROAD; THENCE SOUTH 45 DEGREES
1. ALL FIELD MEASUREMENTS MATCH RECORD DIMENSIONS WITHIN THE WEST ALONG THE CENTER LINE OF SAID ROAD, 3.74 CHAINS; THENCE NORTH 26




 SURVEY PREPARED FOR:
 PRECISION REQUIREMENTS OF ALTA/NSPS SPECIFICATIONS. DEGREES WEST ALONG A LINE HEREINAFTER REFERRED TO AS LINE "A" (SAID
 LINE "A" WHEN EXTENDED NORTHWESTERLY 25.77 CHAINS, INTERSECTS THE
2. BASIS OF BEARINGS: THE WEST RIGHT OF WAY LINE OF SKOKIE BOULEVARD SOUTH LINE OF THE NORTH 10 CHAINS OF THE NORTHEAST 1/4 OF SAID



 10 PARKWAY NORTH BLVD.
 TO BE SOUTH 00 DEGREES 16 MINUTES 27 SECONDS WEST. SECTION 16 AT A POINT ON SAID SOUTH LINE, 14.4 CHAINS, AS MEASURED
 ALONG SAID SOUTH LINE, WEST OF THE AFOREMENTIONED POINT OF
3. THE SUBJECT PROPERTY HAS DIRECT ACCESS TO AND FROM SKOKIE COMMENCEMENT) TO AN INTERSECTION WITH A LINE 373.0 FEET, AS MEASURED
 BOULEVARD AND FOSTER STREET WHICH ARE DEDICATED PUBLIC RIGHT AT RIGHT ANGLES, SOUTH OF AND PARALLEL WITH THE NORTH LINE OF THE
 OF WAYS. SOUTH 1/2 OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 16,



 SUITE 120
 SAID INTERSECTION BEING THE POINT OF BEGINNING OF THE LAND HEREIN
4. IN REGARDS TO TABLE "A" ITEM 2, AT THE TIME OF THIS SURVEY, THE DESCRIBED; THENCE CONTINUING NORTH 26 DEGREES WEST ALONG THE
 ADDRESS WAS POSTED AS 9410-9466 SKOKIE BOULEVARD. HEREIN DESCRIBED LINE "A", 62,12 FEET TO AN INTERSECTION WITH A LINE 318.0
 FEET, AS MEASURED AT RIGHT ANGLES, SOUTH OF AND PARALLEL WITH THE
5. IN REGARDS TO TABLE "A" ITEM 11(a), AT THE TIME OF THIS SURVEY, NO SOUTH LINE OF THE NORTH 10 CHAINS OF THE NORTH EAST 1/4 OF SAID
 PLANS AND/OR REPORTS WERE PROVIDED BY CLIENT. EVIDENCE OF


 DEERFIELD, IL 60015
 SECTION 16; THENCE WESTERLY ALONG SAID LAST DESCRIBED PARALLEL LINE,
 UNDERGROUND UTILITIES SHOWN PER SECTION 5.E.IV. 93.48 FEET TO AN INTERSECTION WITH A LINE DRAWN PERPENDICULAR TO THE
 SOUTH LINE OF THE NORTH 10 CHAINS OF THE NORTHEAST 1/4 OF SAID
6. IN REGARDS TO TABLE "A" ITEM 16, AT THE TIME OF THIS SURVEY, THERE SECTION 16 FROM A POINT ON SAID LINE 71.12 FEET EAST OF THE
 WAS NO VISIBLE EVIDENCE OF EARTH MOVING WORK, BUILDING SCHEDULE B: SCHEDULE B: INTERSECTION OF SAID LINE WITH THE NORTHWESTERLY EXTENSION OF THE
 CONSTRUCTION OR BUILDING ADDITIONS. HEREIN DESCRIBED LINE "A", 180.60 FEET TO AN INTERSECTION WITH THE
 26 GRANT MADE BY ORCHARD TWIN BOWL INC., A CORPORATION OF DELAWARE TO 29 EASEMENT IN FAVOR OF NORTHERN ILLINOIS GAS COMPANY, ITS SUCCESSORS NORTHWESTERLY EXTENSION OF THE HEREIN DESCRIBED LINE "A", THENCE
7. IN REGARDS TO TABLE "A" ITEM 17, AT THE TIME OF THIS SURVEY, THERE THE ILLINOIS BELL TELEPHONE COMPANY AND THE COMMONWEALTH EDISON AND ASSIGNS, FOR THE PURPOSE OF LAYING, MAINTAINING, OPERATING, NORTHERLY ALONG A LINE PERPENDICULAR TO THE NORTH LINE OF THE
 WAS NO RECENT STREET OR SIDEWALK CONSTRUCTION OR PROPOSED COMPANY, DATED SEPTEMBER 23, 1963 AND RECORDED SEPTEMBER 30, 1963 AS RENEWING, REPLACING AND REMOVING GAS MAINS AND ANY NECESSARY GAS NORTHEAST 1/4 OF SAID SECTION 16 AND DRAWN THROUGH A POINT ON A LINE
 RIGHT OF WAY CHANGES PROVIDED. DOCUMENT NO. 18927363 GRANTING THE RIGHT TO INSTALL AND MAINTAIN ALL FACILITIES APPURTENANT THERETO, TOGETHER WITH THE RIGHT OF ACCESS 33.0 FEET SOUTH OF AND PARALLEL WITH THE NORTH LINE OF THE SOUTH 1/2 BY
 EQUIPMENT FOR THE PURPOSE OF SERVING THE LAND AND OTHER PROPERTY THERETO, AS CREATED BY GRANT RECORDED JUNE 27, 1984 AS DOCUMENT NO. OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 16, SAID
 WITH TELEPHONE AND ELECTRIC SERVICE, TOGETHER WITH THE RIGHT OF 27148564, FOR A 10 FOOT EASEMENT OVER THE SOUTH 1.70 FEET OF THE WEST POINT BEING 53.98 FEET EAST OF THE INTERSECTION OF SAID LAST DESCRIBED
 ACCESS THERETO, IN, UPON, UNDER AND ALONG THE WEST AND SOUTH 10 FEET 126.25 FEET OF THE EAST 136.25 FEET OF LOT 6 AND THE NORTH 8.30 FEET OF PARALLEL LINE WITH THE HEREIN DESCRIBED LINE "A", 104.26 FEET (DEED 104.32
 OF THE LAND. AFFECTS PARCELS 1 AND 2. THE WEST 126.25 FEET OF THE EAST 136.25 FEET OF LOT 7, AND THE PROVISIONS FEET) TO THE AFOREMENTIONED POINT ON SAID LAST DESCRIBED PARALLEL
 ITEM IS SHOWN OVER PART OF PARCEL 2. RELATING THERETO. AFFECTS PARCEL 3. LINE; THENCE EASTERLY ALONG SAID LAST DESCRIBED PARALLEL LINE, 0.01
 ITEM IS SHOWN. FEET TO AN INTERSECTION WITH A LINE 879.25 FEET WEST OF AND PARALLEL
 27 EASEMENT IN, UPON, UNDER, OVER AND ALONG THE WESTERLY 10 FEET AND

 REVISIONS
 WITH THE EAST LINE OF THE NORTHEAST 1/4 OF SAID SECTION 16; THENCE
 THE SOUTHERLY 10 FEET OF THE LAND TO INSTALL AND MAINTAIN ALL 30 EASEMENT IN FAVOR OF COMMONWEALTH EDISON COMPANY AND ILLINOIS BELL NORTHERLY ALONG SAID LAST DESCRIBED PARALLEL LINE, 0.14 FEET TO AN
 EQUIPMENT FOR THE PURPOSE OF SERVING THE LAND AND OTHER PROPERTY TELEPHONE COMPANY, THEIR SUCCESSORS AND ASSIGNS, TO INSTALL, INTERSECTION WITH THE SOUTH LINE OF THE NORTH 693.0 FEET OF THE
 WITH GAS SERVICE, TOGETHER WITH THE RIGHT OF ACCESS TO SAID OPERATE AND MAINTAIN ALL EQUIPMENT NECESSARY FOR THE PURPOSE OF NORTHEAST 1/4 OF SAID SECTION 16; THENCE EASTERLY ALONG SAID LAST
 EQUIPMENT, AS CREATED BY GRANT TO NORTHERN ILLINOIS GAS COMPANY, ITS SERVING THE LAND AND OTHER PROPERTY, TOGETHER WITH THE RIGHT OF DESCRIBED LINE BEING ALSO THE SOUTH LINE OF FOSTER STREET AS
 SUCCESSORS AND ASSIGNS, RECORDED JUNE 27, 1984 AS DOCUMENT NO. ACCESS TO SAID EQUIPMENT, AND THE PROVISIONS RELATING THERETO, DEDICATED BY PLAT RECORDED MAY 15, 1969 AS DOCUMENT NO. 20842487,
 27148558, AND THE PROVISIONS RELATING THERETO. NORTHERN ILLINOIS GAS CONTAINED IN GRANT OF EASEMENT RECORDED MAY 1, 1985 AS DOCUMENT NO. 639.25 FEET TO THE WEST LINE OF THE EAST 240.0 FEET OF THE NORTHEAST 1/4
 COMPANY CLAIMS NO FURTHER INTEREST IN SAID EASEMENT EXCEPT THE 85001212, AFFECTING THE SOUTH 1.70 FEET OF THE WESTY 126.25 FEET OF THE OF SAID SECTION 16; THENCE SOUTHERLY ALONG SAID LAST DESCRIBED LINE,
 RIGHT TO OPERATE, MAINTAIN, REBUILD AND RENEW ITS EXISTING FACILITIES EAST 136.25 FEET OF LOT 6 AND THE NORTH 8.30 FEET OF THE WEST 126.25 FEET 340.30 FEET TO THE SOUTH LINE OF THE NORTH 373.0 FEET OF THE SOUTH 1/2
 UNDER THE TERMS AND CONDITIONS OF SAID EASEMENT. AFFECTS PARCELS 1 OF THE EAST 136.25 OF LOT 7. AFFECTS PARCEL 3. OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 16; THENCE
ZONING INFORMATION: AND 2. ITEM IS SHOWN. WESTERLY ALONG SAID LAST DESCRIBED LINE, 517.03 FEET TO THE PLACE OF DATE
 ITEM IS SHOWN. BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
 38 EASEMENTS, TERMS, PROVISIONS AND CONDITIONS CONTAINED IN THE
THE SURVEYOR WAS NOT PROVIDED WITH THE ZONING INFORMATION BY THE 28 EASEMENT IN, UPON, UNDER, OVER AND ALONG THE SOUTHERLY 10 FEET AND EASEMENT AGREEMENT DATED JUNE 30, 2003 AND RECORDED DECEMBER 17, PARCEL 3:
INSURER PURSUANT TO TABLE A ITEM 6A. THE WESTERLY 10 FEET OF THE LAND TO INSTALL AND MAINTAIN ALL EQUIPMENT 2003 AS DOCUMENT NO. 0335132202 BY AND BETWEEN GENTAX SKOKIE, LLC, AN
 FOR THE PURPOSE OF SERVING THE LAND AND OTHER PROPERTY WITH ILLINOIS LIMITED LIABILITY COMPANY; LASALLE BANK NATIONAL ASSOCIATION, THAT PART OF LOTS 3, 4, 5, 6 AND 7 IN PAYNE'S SUBDIVISION OF PART OF THE
 TELEPHONE AND ELECTRIC SERVICE, TOGETHER WITH THE RIGHT OF ACCESS AS SUCCESSOR TRUSTEE TO AMERICAN NATIONAL BANK AND TRUST COMPANY NORTHEAST 1/4 OF SECTION 16, TOWNSHIP 41 NORTH, RANGE 13, EAST OF THE
 TO SAID EQUIPMENT, AS CREATED BY GRANT TO COMMONWEALTH EDISON OF CHICAGO, AS TRUSTEE UNDER TRUST AGREEMENT DATED DECEMBER 8, 1997 THIRD PRINCIPAL MERIDIAN. DESCRIBED AS FOLLOWS: BEGINNING AT THE
 COMPANY AND ILLINOIS BELL TELEPHONE COMPANY, AND THEIR SUCCESSORS AND KNOWN AS TRUST NO. 123648-08 ("FASHION SQUARE"); V-LAND ELGIN,LLC, INTERSECTION OF THE SOUTH LINE OF THE NORTH 8.30 FEET OF SAID LOT 7
 AND ASSIGNS, RECORDED JULY 26, 1984 AS DOCUMENT NO. 27188537, AND THE AN ILLINOIS LIMITED LIABILITY COMPANY ("PANKO"); FIRSTAR BANK, ILLINOIS, AS WITH THE WEST LINE OF SKOKIE HIGHWAY AS WIDENED, BEING A LINE 10.0 FEET,
 PROVISIONS RELATING THERETO. AFFECTS PARCELS 1 AND 2. SUCCESSOR TRUSTEE TO AVENUE STATE BANK OF OAK PARK, AS TRUSTEE AS MEASURED AT RIGHT ANGLES, WEST OF AND PARALLEL WITH THE EAST LINE




 ALTA/NSPS LAND TITLE SURVEY 9412-9466 SKOKIE BOULEVARD
 ITEM IS SHOWN. UNDER TRUST AGREEMENT DATED SEPTEMBER 26, 1960 AND KNOWN AS TRUST OF SAID LOTS 3 TO 7, INCLUSIVE; THENCE WESTERLY ALONG THE SOUTH LINE
 NO. 151 ("GATEWAY") AND THE VILLAGE OF SKOKIE. AFFECTS THE LAND AND THE NORTH 8.30 FEET OF SAID LOT 7, 126.25 FEET; THENCE NORTHERLY
 OTHER PROPERTY. PARALLEL WITH SAID WEST LINE OF SKOKIE HIGHWAY AS WIDENED, 145.0 FEET;
 ITEM IS GRAPHICALLY SHOWN. THENCE EASTERLY PARALLEL WITH THE SOUTH LINE OF THE NORTH 8.30 FEET
 OF SAID LOT 7, 0.75 FEET; THENCE NORTHERLY PARALLEL WITH SAID WEST LINE




 SKOKIE, ILLINOIS
 OF SKOKIE HIGHWAY AS WIDENED, 51.05 FEET; THENCE EASTERLY PARALLEL
 WITH THE SOUTH LINE OF THE NORTH 8.30 FEET OF SAID LOT 7, 125.50 FEET TO
 SAID WEST LINE OF SKOKIE HIGHWAY AS WIDENED; THENCE SOUTHERLY ALONG
 LAST DESCRIBED LINE, 196.05 FEET TO THE PLACE OF BEGINNING, IN COOK
 COUNTY, ILLINOIS.



 THE LANDS SURVEYED, SHOWN AND DESCRIBED HEREON ARE THE SAME LANDS
 AS DESCRIBED IN THE TITLE COMMITMENT PROVIDED BY CHICAGO TITLE
 INSURANCE COMPANY, COMMITMENT NO. CCHI2205654LD, DATED AUGUST 11,
 2022.




 SURVEYOR'S CERTIFICATE:
 TO: CORE BNS SKOKIE, LLC; LANDMARK CREDIT UNION; AND CHICAGO TITLE
 INSURANCE COMPANY

 THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS PROJ. MGR.: JLH
 BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DRAWN BY: JG
 DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY
 ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, CHECK BY: JLH
 6a, 6b, 7a, 7b1, 7c, 8, 9, 11a, 13, 14, 16, 17, AND 19 OF TABLE A THEREOF. THE FIELD DATE: 08/22/22
 FIELD WORK WAS COMPLETED ON AUGUST 22, 2022.
 SCALE: 1"=30'


 SHEET
FLOOD NOTE:
BASED ON MAPS PREPARED BY THE FEDERAL EMERGENCY MANAGEMENT
AGENCY (FEMA) AVAILABLE ONLINE AT WWW.MSC.FEMA.GOV, AND BY GRAPHIC
PLOTTING ONLY, THIS PROPERTY IS LOCATED IN ZONE X ON FLOOD INSURANCE
 LAND AREA:
 275,681.18 SF± OR 6.33 ACRES±
 James L. Harpole, PLS XX/XX/2022
 Illinois Professional Land Surveyor No. 035-3190
 Expires 11-30-2024
 THIS PROFESSIONAL SERVICE CONFORMS TO THE
 1 OF
 2
RATE MAP NUMBER 17031C0265J, WHICH BEARS AN EFFECTIVE DATE OF CURRENT ILLINOIS MINIMUM STANDARDS FOR A
08/19/2008 AND IS NOT IN A SPECIAL FLOOD HAZARD AREA. BOUNDARY SURVEY. 22-492-101



 18
LEGEND & ABBREVIATIONS:




 JLH LAND 910 Geneva Street, Shorewood, Illinois 60404




 Illinois Professional Design Firm No. 184.007120
 SET




 SURVEYING INC.
 NAIL




 815.729.4000 www.jlhsurvey.com
 LINE 879.25 FEET WEST OF
 THE EAST LINE OF THE
 NE1/4 OF SEC. 16-41-13




 DETAIL
 (NOT TO SCALE)




 FOSTER STREET SOUTH LINE OF THE NORTH 10 CHAINS OF THE NE1/4 OF SEC. 16-41-13 P.O.C.
 PARCEL 2
 AC NORTH LINE OF THE S1/2 OF THE NE1/4 OF THE NE1/4 OF SEC. 16-41-13
 C ES
 S
 ACCESS


 ACCESS SET IRON
 ROD
 SOUTH LINE OF THE NORTH 693.0 FEET OF THE NE1/4 OF SEC. 16-41-13

 FOUND IRON SET IRON EXCEPTION PER
 PIPE 0.27'S ROD DOC. 21464740

 OVERHANG



 B
 BITUMINOUS
 SIGN
 BITUMINOUS
 SET IRON
 ROD
 LOT 1

 27
 28


 "FASHION
 SQUARE
 EMERGENCY
 EASEMENT"

 38
 PARCEL 1
 BUS STOP




 SKOKIE BOULEVARD (US RTE 41)
 OVERHANG
 BITUMINOUS SHELTER

 LOT 2 A

 PAYNE'S SUBDIVISION




 EAST LINE OF THE NE1/4 OF SEC. 16-41-13
 (DOCUMENT 16844799)


  OWNER: NOT AVAILABLE
 PIN: 10-16-204-015-0000 PARCEL 2
 UTILITY LOT 3
 VAULT




 26

 ACCESS
 27
 28
 BITUMINOUS
 WEST LINE OF THE EAST
 240.0 FEET OF THE NE1/4
 OF SEC. 16-41-13
 PARCEL 3
 (PARCEL 1 EXCEPTION)


 OVERHANG
 LOT 4

 BITUMINOUS

 HEIGHT: 20'




 1 STORY BRICK & STUCCO
 26 91,088 S.F. LOT 5
 27 28 #9410-9466




 ALTA/NSPS LAND TITLE SURVEY
 38




 9412-9466 SKOKIE BOULEVARD
 "FASHION SQUARE
 EMERGENCY EASEMENT"

 BITUMINOUS
 SET IRON CUT
 ROD CROSS
 UTILITY




 SKOKIE, ILLINOIS
 LINE 318.0 SOUTH OF THE SOUTH VAULT
 LINE OF THE NORTH 10 CHAINS
 OF THE NE1/4 OF SEC. 16-41-13
 27 28
 LOT 6
 38
 38 38 38
 "FASHION SQUARE 27 28
 ACCESS
 OWNER: NOT AVAILABLE EMERGENCY EASEMENT" BITUMINOUS "FASHION SQUARE "FASHION SQUARE BITUMINOUS "PANKO EASEMENT"
 PIN: 10-16-204-015-0000 EMERGENCY EASEMENT" VEHICULAR EASEMENT"



 LOT 7 29 30 CUT
 CROSS
 P.O.B. SET IRON
 ROD SOUTH LINE OF THE NORTH 373.0 FEET SET CROSS SOUTH LINE OF THE N8.30 FEET OF LOT 7 P.O.B.
 PARCEL 2
 OF THE S1/2 OF THE NE1/4 OF THE PARCEL 1 EXCEPTION
 NE1/4 OF SEC. 16-41-13 & PARCEL 3


 OWNER: TERESA WOJTUSIAK
 PIN: 10-16-222-036-1015 OWNER: CHICAGO SIENA OWNER: CHICAGO SIENA
 PIN: 10-16-222-031-0000 PIN: 10-16-222-032-0000

 LINE "A"

 MATCH LINE




 CENTERLINE OF
 MATCH LINE
 GROSS POINT ROAD




 SHEET


 2 OF
 2
 19 22-492-101
 2024-22P - Special Use Permit: 9410-A Skokie Boulevard
 Legend
 Zoning and Development

 Zoning

 B1: Service Commercial

 B2: Commercial

 B3: Business

 B4: Regional Shopping

 R2: Single Family Residential




 0 300 600 Print Date: 8/5/2024 Notes
 ft

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



 20
Staff Report 2024-23P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, September 5, 2024


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: 2024-23P: Zoning Map Amendment
 5135 Golf Road

 Related Case – 2024-24P: Site Plan Approval

General Information
Location 5135 Golf Road
Purpose To amend the zoning map to change the zoning district for 5135
 Golf Road from B2 Commercial to NX Neighborhood Mixed-Use.
Petitioner Evam, LLC
Size of Site 15,338 square feet (0.352 acres) with frontage on Golf Road and
 Leamington Avenue
Existing Zoning & B2 Commercial – vacant multi-tenant office building
Land Use
Adjacent Zoning & North R1 Single-Family and B2 Commercial – child and youth
Land Use services, clinic
 South R2 Single-Family – detached residences
 East R2 Single-Family – detached residences
 West B3 Business – automotive repair facility
Comprehensive Plan The site is designated as retail/service employment.


PETITIONER’S SUBMITTAL
The petitioner is requesting to change the zoning district for 5135 Golf Road from B2
Commercial to NX Neighborhood Mixed-Use. The petitioner is rezoning the subject site
in conjunction with a request for site plan approval to convert a vacant three-story
office building into a mixed-use building containing commercial space on the first floor
and four upper-story residences (case 2024-24P).




VOSDOCS-#621178-v1-Staff_Report_-_2024-23P_-_Zoning_Map_Amendment__5135_Golf_Road

 21
STAFF ANALYSIS AND RECOMMENDATIONS
Staff has reviewed the submitted material and supports the petitioner’s request. Under
the existing B2 zoning, upper-story residences are not permitted over nonresidential
uses. The office building has undergone several ownership changes over the past
decade and has remained vacant due to difficulty in attracting suitable tenants. The
petitioner’s request to rezone the property to NX will provide an opportunity to
repurpose an older office building to accommodate commercial and residential uses.
There has also been recent interest in many communities to convert existing vacant or
underutilized office buildings into residential spaces as more companies are offering
their employees the flexibility of working from home. However, these properties are
typically not zoned to allow for residential uses.
The NX district is intended for commercial areas adjacent to single-family districts that
are not adjacent to CX Core Mixed-Use districts, and the building is compatible with
uses in R1 and R2 Single-Family residential districts, as recommended per §118-181(b)
of the Village Code.
The request to rezone to NX Neighborhood Mixed-Use is partially consistent with the
Comprehensive Plan’s retail/service employment designation for the subject site due to
the conversion of the building’s covered ground-level parking lot into a commercial
space. Chapter 8 – Land Use, the retail/service employment land use group “includes
employment producing area that include sales of merchandise in varying intensities and
most service activities.”
As of 1946 the subject site was zoned “F” Business. Sometime between 1952 and 1959
the entire property was rezoned to B2 Commercial. Construction of the existing office
building was completed in 1968. Review of historic aerial photography indicates that
the subject site was undeveloped prior to the construction of the building.
Current surrounding uses are listed in the general information at the beginning of this
report. Other than the construction of The Lock Up Self-Storage at 5250 Golf Road in
2004, no major improvements have been made to the commercial or residential
properties within in the surrounding neighborhood over the past 25 years.
Staff recommends that the petitioner’s request to amend the zoning map to change the
zoning district for 5135 Golf Road from B2 Commercial to NX Neighborhood Mixed-Use
be APPROVED, subject to the attached Proposed Positive Findings of Fact.

ATTACHMENTS
1. Proposed Positive Findings of Fact for 2024-23P
2. Aerial and Zoning Map




VOSDOCS-#621178-v1-Staff_Report_-_2024-23P_-_Zoning_Map_Amendment__5135_Golf_Road

 22
Proposed Positive
Findings of Fact 2024-23P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, September 5, 2024


Consideration Finding
The map amendment is consistent with the The request to rezone to NX
Comprehensive Plan or development trends Neighborhood Mixed-Use is partially
in the area that have taken place since the consistent with the Comprehensive Plan’s
affected property was placed in the present retail/service employment designation for
zoning district. the subject site due to the conversion of
 the building’s covered ground-level
 parking lot into a commercial space. Per
 Chapter 8 – Land Use, the retail/service
 employment land use group “includes
 employment producing area that include
 sales of merchandise in varying intensities
 and most service activities.”
After identifying the existing uses and The property in question is more suitable
zoning districts in the area, the property in for the uses allowed under proposed
question is more suitable for the uses zoning district than the existing zoning
allowed under proposed zoning district than district. Under the existing B2
the existing zoning district. Commercial zoning, upper-story
 residences are not permitted over
 nonresidential uses. Rezoning the site to
 NX Neighborhood Mixed-Use allows the
 building to remain, but be repurposed to
 allow for both commercial and residential
 uses, reflecting a trend of transforming
 existing vacant or underutilized office
 buildings into mixed-use spaces.




VOSDOCS-#621178-v1-Staff_Report_-_2024-23P_-_Zoning_Map_Amendment__5135_Golf_Road

 23
 2024-23P - Zoning Map Amendment: 5135 Golf Road
 Legend
 Zoning and Development

 Zoning

 B2: Commercial

 B3: Business

 M2: Light Industry

 R1: Single Family Residential

 R2: Single Family Residential




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

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



 24
Staff Report 2024-24P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, September 5, 2024


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

Re: 2024-24P: Site Plan Approval
 5135 Golf Road

 Related Case – 2024-23P: Zoning Map Amendment

General Information
Location 5135 Golf Road
Purpose To request site plan approval in order to convert an existing 3-
 story office building that exceeds the maximum 25’ permitted
 base building height into a mixed-use building with 4 residential
 units, first floor commercial, and surface parking at 5135 Golf
 Road in an NX Neighborhood Mixed-Use district, relief from §118-
 212(i)(1) to allow continuous curbing less than 6’ from and
 parallel to any property line adjacent to a street frontage, and
 any other relief that may be discovered during the review of this
 case.
Petitioner Evam, LLC
Size of Site 15,338 square feet (0.352 acres) with frontage on Golf Road and
 Leamington Avenue
Existing Zoning & NX Neighborhood Mixed-Use (proposed) – vacant multi-tenant
Land Use office building
Adjacent Zoning & North R1 Single-Family and B2 Commercial – child and youth
Land Use services, clinic
 South R2 Single-Family – detached residences
 East R2 Single-Family – detached residences
 West B3 Business – automotive repair facility
Comprehensive Plan The site is designated as retail/service employment.


SITE INFORMATION
• The site contains a vacant building consisting of two floors of offices constructed
 above a portion of a surface parking lot.
• The subject site is accessible by vehicle from Golf Road.

VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road

 25
• Overhead utilities run in an east-west direction along the south side of the subject
 site. Additional overhead utilities run in an east-west direction within the Golf Road
 parkway adjacent to the subject site.




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


PETITIONER’S SUBMITTAL
The petitioner is requesting site plan approval in order to convert an existing 3-story
office building that exceeds the maximum 25’ permitted base building height into a
mixed-use building with 4 residential units, first floor commercial, and surface parking
at 5135 Golf Road in an NX Neighborhood Mixed-Use district and relief from §118-
212(i)(1) to allow continuous curbing less than 6’ from and parallel to any property line
adjacent to a street frontage.
With regards to the proposal, the petitioner explains that:
 In this building, we want to make a furniture store on the first floor, and on the second and third
 floors, we want to make 4 apartments. Since we are Turkish and most of our community is
 Turkish…we usually live in big families with many children. Every child has their own private
 [room] and [bathroom], especially children that are girls. We thought about making a family
 apartment like this. [And we] believe that it will be easier to find tenants if we do it this way.
 The company who wants to rent our space on the first floor to make it a furniture company
 (Zellano Home Furniture), has 2 stores and a big storage space in Chicago. On the first floor of
 the building, the furniture store will be used as a showroom (For ex: like the IKEA store). There
 will be sample room furniture there. They will only show the customers the furniture. There will
 be no furniture storage. Also, this store will not ship any furniture. They made a 20-year
 contract with us. They want 4, max 6 vehicle parking spaces from us.
VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road

 26
 …
 The proposed furniture showroom space on the ground level features a proposed floor-to-ceiling
 storefront around the perimeter of the building to enclose the space, which is currently an open
 parking lot. The storefront design is intended to resemble the color and materiality of the
 existing windows at the upper floors and establish a more appealing exterior façade. A variety of
 new landscaping and trees are proposed throughout the site to provide a warm, inviting feel and
 blend with the landscaping of the adjacent single-family residences. These various features are
 intended to significantly improve the building’s overall curb appeal and attract new customers
 and residential tenants.
 …
 Changes to the traffic flow surrounding the site [are] intended to be minimal. The two existing
 driveways at the north [side] of the lot are proposed to be removed and replaced with new
 sidewalks and landscaping. A new driveway is proposed on the east end of the lot along
 Leamington Avenue which will provide access to a new proposed parking lot at the south end of
 the existing building.
 …
 A primary power line [within] an existing easement at the west half of the property is planned to
 be removed and relocated. ComEd has granted the property owner permission to enclose the
 area above the easement and allow the vacating of the easement.


Each apartment unit on the second and third floors is designed to be approximately
3,000 square feet in size and with a total of 5 bedrooms. The existing entry core
provides access from Golf Road to the residences via two staircases and an elevator.
New doors and walkways are proposed to be installed to the east and west of the core,
providing access to the commercial space from Golf Road. A new door is proposed to
be installed on the south (rear) wall of the first-floor commercial space to provide direct
access to the parking lot. Additionally, two bicycle parking spaces will be provided east
of the eastern front door.
The reconfigured parking lot is designed to be expanded south into the north half of the
vacated alley and will contain a total of 24 spaces, including one accessible space. This
layout presumes relief is granted from providing continuous curbing less than 6’ from
and parallel to any property line adjacent to street frontage. A new 6-foot-tall solid
wood fence would be constructed along the full length of the south lot line to provide
screening for the residential property to the south. A trash enclosure would be
constructed at the west end of the north row of parking spaces. A paved walkway,
which will match the grade of the parking lot, would run alongside the rear wall of the
building, connecting with the public sidewalk on Leamington Avenue, and wheel stops
would provide protection from parked vehicles. The parking lot’s two existing drainage
manholes will remain in their current locations.

STAFF ANALYSIS AND RECOMMENDATIONS
Staff recommends that the petitioner’s request for site plan approval to convert an
existing 3-story office building that exceeds the maximum 25’ permitted base building
height into a mixed-use building with 4 residential units, first floor commercial, and
surface parking at 5135 Golf Road in an NX Neighborhood Mixed-Use district be
DENIED, subject to the attached Negative Findings of Fact. Further, staff does not
VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road

 27
recommend that relief be granted from §118-212(i)(1) to allow continuous curbing less
than 6’ from and parallel to any property line adjacent to a street frontage.
The petitioner’s proposal to convert an existing office building into a mixed-use
development is laudable in that it is an efficient and sustainable reuse of office space.
However, staff has concerns regarding the intent of the residential units that will be
constructed. The proposed 2nd and 3rd floor plans depict each of the unit’s five
bedrooms being roughly equal in size (300 to 320 square feet) and containing a full
bathroom, with none of the units including a primary bedroom. Each unit also has an
additional full bathroom located adjacent to the kitchen. The residences appear to be
designed to function as a dormitory or congregate living facility, not as single household
units.
The site plan and interior configuration of rooms suggests a “dorm-style” living
environment with each sleeping room as an en suite arrangement. The bedrooms lack
closets and a walk-in shower is provided in each bathroom, but no bathtub. The
arrangement of the living spaces suggests that adults may be the intended residents of
the rooms and a concern regarding the greater intensity of use of the property has
emerged, particularly as it relates to parking.
Currently, the parking lot has a capacity of 22 parking spaces. The project is only able
to realize the required total number of parking spaces (24) by decreasing the width of
the continuous curbing between the east property line and the parking lot. This
presents a potential safety hazard for pedestrians on a residential street. The presence
of vehicles parked within the easternmost spaces eliminates sight lines and will create
increased visual obstructions for traffic exiting from the parking lot onto Leamington
Avenue. Staff further believes that given the arrangement of living space, the proposed
project may have more occupants that are adults in use of vehicles. The proposed total
number of spaces in the parking lot will fall short of being able to accommodate the
actual parking demand of the residential occupants, due to the total number of
bedrooms being proposed. Over time, it may create additional parking on the
residential streets in the neighborhood.
The petitioner’s indication that they are designing these units for occupancy by Turkish
families also is cause for further concern because the property will need to follow Fair
Housing Act practices and the units will need to be available for rent to the general
public regardless of family size, race, ethnicity, country of origin, etc.
If the site plan approval request is recommended for approval by the Plan Commission,
staff recommends that relief not be granted from §118-212(i)(1) to allow continuous
curbing less than 6’ from and parallel to any property line adjacent to a street frontage.
The curbing will need to be provided at a distance of at least 6’ from the east property
line. Consequently, the subject site will have a deficiency of 2 parking spaces and the
petitioner will be required to contribute a $15,000 payment to the Village as required by
§118-218(b)(7)e.4. of the Village Code. Relief from not providing required off-street
motor vehicle parking in the mixed-use districts is not permitted. The payment will be
held in a reserve account to provide for the acquisition, erection, construction, or
installation of public parking structures or lots within or adjacent to a mixed-use district.

VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road

 28
Furthermore, the petitioner shall adhere to all regulations listed in the Recommended
Conditions that are attached to the Staff Report. Planning Services staff will require
that Village staff inspections of each of the residential units be conducted on an annual
basis to ensure that the spaces are being utilized for permitted residential uses and not
as dormitory-style housing for adults or as a congregate living facility.
Additionally, the petitioner has indicated that they do not intend to relocate the existing
manholes into the center of the proposed driveway due to the anticipated construction
costs and desire to avoid potential MWRD review. Civil Engineering staff requires that
the petitioner obtain a determination letter from the Metropolitan Water Reclamation
District in order to determine if the manholes can remain in place and if an MWRD
permit is required in the instance that they need to be relocated.
An IDOT permit will be required for the removal of both of the driveways along Golf
Road.
A tree removal permit is required for the tree that will be removed within the
Leamington Avenue parkway as well as the trees that will be removed along the south
side of the subject site. A non-refundable $900 permit fee is required for the removal
of the parkway tree. Tree protection fencing is required for all parkway trees during
the construction project. The proposed site/landscape plan must be revised to include
the protection fencing details.

APPEARANCE COMMISSION
The petitioner received approval for the modifications to the façade at the June 12,
2024, Appearance Commission meeting.

ATTACHMENTS
1. Recommended Conditions for 2024-24P
2. Proposed Negative Findings of Fact for 2024-24P
3. Proposed Demolition – Site Plan, dated August 21, 2024
4. Proposed Site/Landscape Plan, dated August 19, 2024
5. Proposed Ground Floor Commercial Plan, dated August 15, 2024
6. Proposed 2nd Floor Plan, dated June 25, 2024
7. Proposed 3rd Floor Plan, dated June 25, 2024
8. Proposed North Elevation, dated June 25, 2024
9. Proposed West & East Elevations, dated June 25, 2024
10. Proposed South Elevation, dated June 25, 2024
11. Plat of Survey, dated March 16, 2021
12. Aerial and Zoning Map




VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road

 29
Recommended Conditions 2024-24P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, September 5, 2024


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


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 30
Proposed Negative Findings of Fact 2024-24P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, September 5, 2024


Consideration Finding
The request is harmonious with and does Presently the available parking is not
not adversely affect adjacent properties. sufficient for the project. As a result, the
 applicant requires relief to place
 additional parking spaces in areas of the
 site that jeopardize pedestrian and
 vehicular safety. Furthermore, staff
 believes that the total number of parking
 spaces proposed in the parking lot will fall
 short of being able to accommodate the
 actual parking demand of the residential
 occupants, due to the total number of
 bedrooms being proposed.
 Vehicles that are unable to park in the lot
 will end up parking along Leamington
 Avenue for day-to-day parking needs
 rather than having availability for off-
 street parking needs. This will negatively
 impact the availability of on-street
 parking for residences to the east and
 south of the subject site.
The request can demonstrate that Adequate public facilities, including roads,
adequate public facilities, including roads, utilities, and police and fire protection
drainage, utilities, and police and fire exist or will exist to serve the requested
protection exist or will exist to serve the use at the time such facilities are needed.
requested use at the time such facilities are However, staff is concerned that the
needed. petitioner’s proposal to keep the
 manholes within their existing locations
 may create issues with drainage within
 the modified parking lot.
The request demonstrates adequate Adequate provision for maintenance of
provision for maintenance of the associated the associated structures is demonstrated
structures. by the request.
The request has considered and, to the The proposal is an efficient and
degree possible, addressed the adverse sustainable reuse of office space. The
effects on the natural environment. concerns regarding proper drainage of
 the site could impact flooding and other
 related site issues that could impact the
 natural environment.
The request will not create undue traffic It is not anticipated that the request will
VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road

 31
congestion. create undue traffic congestion. The
 additional parking onto the adjacent
 residential street may result in additional
 congestion on the street for individuals
 seeking parking.
The request will not adversely affect public Public health, safety, and welfare will not
health, safety, and welfare. be adversely affected by the request.
 The closure of the two existing driveways
 on Golf Road and the creation of a new
 driveway on Leamington Avenue will
 improve traffic safety by eliminating two
 access points along Golf Road.
 Having said that, the substandard width
 of the continuous curbing between the
 east property line and the parking lot will
 allow for vehicles to park closer to the
 public sidewalk, creating an increased
 visual obstruction for traffic exiting from
 the parking lot onto Leamington Avenue,
 thus presenting a potential safety hazard
 for pedestrians on a residential street.
The request conforms to all applicable The request requires relief to provide
provisions of this code, except where relief continuous curbing less than 6’ from the
is granted with the request. east property line. It is presently
 unknown if it will conform to MWRD code.




VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road

 32
33
34
35
 CL Notes:
 New 2hr rated walls · Non-sprinklered level
 Exist. stair Plan "1A"
 A New operable awning window w/ rated doors
 (See note "A" on proposed exterior elevations sheets) · Plan layouts for Suites "A" and "B" intended to be
 equal and mirrored about building centerline "1A",
 separated by a fire rated demising wall.
 3'-8"
 Up to Roof Dn
 A A A 6'-4" Exist. A A A
 8'-1" Stair
 Up
 +/- 41'-8" Exist.
 Kitchen Elev. Kitchen
 4'-6" 4'-11" Exist. Exist.
 Jan. Chase

 +/- 15'-7" DW Dn Exist. DW

 15'-4 1/2"
 Storage
 Bldg.
 +/- 24'-11"
 Storage
 Core Dining/Living Rm
 Dining/Living Rm Ref. Ref.
 13'-9" 9'-5" 16'-11"
 5'-0"
 Suite "A" Suite "B"
 6'-6"
 Entry Entry
 8'-6"


 10'-0 1/2"
 Laundry Laundry


 W/D W/D New fire rated
 +/- 33'-7 1/2" 5'-5" 5'-5" 6'-6"
 demising wall
 4'-6" W/D W/D between suites




 8'-11" 8'-6" (typ.)
 6'-6" (typ.)
 Wardrobe Wardrobe



 29'-3" Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe
 Bed Rm #1 Bed Rm #5
 300 sf Bed Rm #2 Bed Rm #3 Bed Rm #4 Bed Rm #5 Bed Rm #1 Bed Rm #2 Bed Rm #3 Bed Rm #4 310 sf
 320 sf 300 sf 310 sf 310 sf 300 sf 320 sf 300 sf 310 sf
 +/- 15'-5"




 A A A A A A A A A A
 11'-11" 12'-10" 12'-2 1/2" 12'-6 1/2" 12'-6"

 Suite "A" Suite "B"
 .
 (+/- 3,000 sf) (+/- 3,000 sf)

 8 0 4 8 16 This drawing indicates the general
Proposed scope of the building in terms of its
 nsburg, Ltd
 .
 Sara E.F. Ge ign
 layout. Contractors shall field verify
 North any critical dimensions prior to
2nd Floor Plan construction. This drawing has been
 prepared by Gensburg, Ltd. 5135 GOLF RD. Des
 Architecture/Drive - Suite G
 105 Revere IL 60062
Scale: 1/8" = 1'-0" Architecture/Design, 105 Revere Dr., Northbrook, 5-9581
 (In Feet) Suite G. Northbrook, Illinois 60062
 Tel. (847) 715-9591.
 SKOKIE, ILLINOIS 60077 Fax: (847) 71 715-9591
 Phone: (847
 )
6-25-2024 1 inch = 8 feet
 36
 CL Notes:
 New 2hr rated walls · Non-sprinklered level
 Exist. stair Plan "1A"
 A New operable awning window w/ rated doors
 (See note "A" on proposed exterior elevations sheets) · Plan layouts for Suites "C" and "D" intended to be
 equal and mirrored about building centerline "1A",
 separated by a fire rated demising wall.
 3'-8"
 Up to Roof Dn
 A A A 6'-4" Exist. A A A
 8'-1" Stair
 +/- 41'-8" Exist.
 Kitchen Elev. Kitchen
 4'-6" 4'-11" Exist. Exist.
 Jan. Chase

 +/- 15'-7" DW Dn Exist. DW

 15'-4 1/2"
 Storage
 Bldg.
 +/- 24'-11"
 Storage
 Core Dining/Living Rm
 Dining/Living Rm Ref. Ref.
 13'-9" 9'-5" 16'-11"
 5'-0"
 Suite "C" Suite "D"
 6'-6"
 Entry Entry
 8'-6"


 10'-0 1/2"
 Laundry Laundry


 W/D W/D New fire rated
 +/- 33'-7 1/2" 5'-5" 5'-5" 6'-6"
 demising wall
 4'-6" W/D W/D between suites




 8'-11" 8'-6" (typ.)
 6'-6" (typ.)
 Wardrobe Wardrobe



 29'-3" Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe
 Bed Rm #1 Bed Rm #5
 300 sf Bed Rm #2 Bed Rm #3 Bed Rm #4 Bed Rm #5 Bed Rm #1 Bed Rm #2 Bed Rm #3 Bed Rm #4 310 sf
 320 sf 300 sf 310 sf 310 sf 300 sf 320 sf 300 sf 310 sf
 +/- 15'-5"




 A A A A A A A A A A
 11'-11" 12'-10" 12'-2 1/2" 12'-6 1/2" 12'-6"

 Suite "C" Suite "D"
 .
 (+/- 3,000 sf) (+/- 3,000 sf)

 8 0 4 8 16 This drawing indicates the general
Proposed scope of the building in terms of its
 nsburg, Ltd
 .
 Sara E.F. Ge ign
 layout. Contractors shall field verify
 North any critical dimensions prior to
3rd Floor Plan construction. This drawing has been
 prepared by Gensburg, Ltd. 5135 GOLF RD. Des
 Architecture/Drive - Suite G
 105 Revere IL 60062
Scale: 1/8" = 1'-0" Architecture/Design, 105 Revere Dr., Northbrook, 5-9581
 (In Feet) Suite G. Northbrook, Illinois 60062
 Tel. (847) 715-9591.
 SKOKIE, ILLINOIS 60077 Fax: (847) 71 715-9591
 Phone: (847
 )
6-25-2024 1 inch = 8 feet
 37
 Key:


 Portion of new renovation.
 Exterior materials to match existing, typ.

 New operable awning window:
 A · 1'-2" sill height AFF (Comply w/ IRC 2021, sect. R312.2.1-Window sills)
 · Ref. IMC 2021, sect. 402.2 - Ventilation Area:
 Bedroom: 320 sf floor area X 4% = 13 sf min. operable window area req'd, 15sf provided
 Living Room: 975 sf floor area X 4% = 39 sf min. operable window area req'd, 45 sf provided




 Exist. windows, typ.

 T/O penthouse
 (Bldg core)
 Exist. bldg. core
 Exist. facade panels, typ.
 Exist. facade panels, typ.
 11'-2" Exist. windows, typ.
 Exist. windows, typ.

 Roof




 11'-2"

 A A A A A A
 3rd Floor
46'-7"


 11'-2"

 A A A A A A
 2nd Floor




 13'-1 1/2"


 1st Floor
 Exist. New storefront
 New storefront New solid exterior storefront New solid exterior New solid exterior
 wall w/ painted brick entry wall w/ painted brick New entry wall w/ painted brick
 New entry to match existing to match existing to match existing
 Exist. painted
 brick



 This drawing indicates the general
 scope of the building in terms of its
 .
 nsburg, Ltd
 Sara E.F. Ge ign
 layout. Contractors shall field verify
 any critical dimensions prior to
 0 4' 8' 16' Des
 Proposed North Elevation construction. This drawing has been
 5135 GOLF RD. Architecture/Drive - Suite G

1 Scale: See Bar Scale
 prepared by Gensburg, Ltd.
 Architecture/Design, 105 Revere Dr.,
 Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077
 105 Revere IL 60062
 Northbrook, 5-9581
 Fax: (847) 71 715-9591
 )
 5-28-2024
 Tel. (847) 715-9591. Phone: (847

 38
 This drawing indicates the general
 scope of the building in terms of its
 .
 nsburg, Ltd
 Sara E.F. Ge ign
 layout. Contractors shall field verify
 any critical dimensions prior to
 Proposed North Elevation 5135 GOLF RD. Des
 Architecture/Drive - Suite G
1 Scale: Not to Scale
 construction. This drawing has been
 prepared by Gensburg, Ltd.
 Architecture/Design, 105 Revere Dr.,
 Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077
 105 Revere IL 60062
 Northbrook, 5-9581
 Fax: (847) 71 715-9591
 )
 6-25-2024 Tel. (847) 715-9591. Phone: (847

 39
 Key:


 Portion of new renovation.
 Exterior materials to match existing, typ.

 New operable awning window:
 A · 1'-2" sill height AFF (Comply w/ IRC 2021, sect. R312.2.1-Window sills)
 · Ref. IMC 2021, sect. 402.2 - Ventilation Area:
 Bedroom: 320 sf floor area X 4% = 13 sf min. operable window area req'd, 15sf provided
 Living Room: 975 sf floor area X 4% = 39 sf min. operable window area req'd, 45 sf provided




 T/O penthouse Exist. bldg. core
 (Bldg core) beyond (brick)
 Exist. bldg. core
 beyond (brick)
 Exist.
 11'-2"
 Exist.
 columns
 windows, typ.

 Roof




 11'-2"


 3rd Floor
 46'-7"


 11'-2"


 2nd Floor




 13'-1 1/2" Open to
 beyond

 1st Floor
 Existing Existing New Exist. New storefront
 painted brick painted brick storefront painted brick


 PROPOSED WEST ELEVATION PROPOSED EAST ELEVATION



 0 4' 8' 16'
 This drawing indicates the general
 scope of the building in terms of its
 .
 nsburg, Ltd
 Sara E.F. Ge ign
 layout. Contractors shall field verify
 any critical dimensions prior to
 Des
 Proposed West & East Elevations construction. This drawing has been
 5135 GOLF RD. Architecture/Drive - Suite G

1 Scale: See Bar Scale
 prepared by Gensburg, Ltd.
 Architecture/Design, 105 Revere Dr.,
 Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077
 105 Revere IL 60062
 Northbrook, 5-9581
 Fax: (847) 71 715-9591
 )
 6-25-2024
 Tel. (847) 715-9591. Phone: (847

 40
 WEST ELEVATION EAST ELEVATION




 This drawing indicates the general
 scope of the building in terms of its
 .
 nsburg, Ltd
 Sara E.F. Ge ign
 layout. Contractors shall field verify
 any critical dimensions prior to
 Proposed West & East Elevations 5135 GOLF RD. Des
 Architecture/Drive - Suite G
1 Scale: Not to Scale
 construction. This drawing has been
 prepared by Gensburg, Ltd.
 Architecture/Design, 105 Revere Dr.,
 Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077
 105 Revere IL 60062
 Northbrook, 5-9581
 Fax: (847) 71 715-9591
 )
 6-25-2024 Tel. (847) 715-9591. Phone: (847

 41
 Key:


 Portion of new renovation.
 Exterior materials to match existing, typ.

 New operable awning window:
 A · 1'-2" sill height AFF (Comply w/ IRC 2021, sect. R312.2.1-Window sills)
 · Ref. IMC 2021, sect. 402.2 - Ventilation Area:
 Bedroom: 320 sf floor area X 4% = 13 sf min. operable window area req'd, 15sf provided
 Living Room: 975 sf floor area X 4% = 39 sf min. operable window area req'd, 45 sf provided




 T/O penthouse
 (Bldg core)
 Exist. facade panels, typ.
 Exist. bldg.
 11'-2"
 Exist.
 windows, typ. core beyond


 Roof




 11'-2"
 A A A A A A A A A A
 3rd Floor
 46'-7"


 11'-2"
 A A A A A A A A A A
 2nd Floor




 13'-1 1/2"


 1st Floor


 New full-height New storefront Exist. column,
 storefront beyond entry door beyond typ.




 This drawing indicates the general
 scope of the building in terms of its
 .
 nsburg, Ltd
 Sara E.F. Ge ign
 layout. Contractors shall field verify
 0 4' 8' 16' any critical dimensions prior to
 Proposed South Elevation 5135 GOLF RD. Des
 Architecture/Drive - Suite G
1 Scale: See Bar Scale
 construction. This drawing has been
 prepared by Gensburg, Ltd.
 Architecture/Design, 105 Revere Dr.,
 Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077
 105 Revere IL 60062
 Northbrook, 5-9581
 Fax: (847) 71 715-9591
 )
 6-25-2024 Tel. (847) 715-9591. Phone: (847

 42
 This drawing indicates the general
 scope of the building in terms of its
 .
 nsburg, Ltd
 Sara E.F. Ge ign
 layout. Contractors shall field verify
 any critical dimensions prior to
 Proposed South Elevation 5135 GOLF RD. Des
 Architecture/Drive - Suite G
1 Scale: Not to Scale
 construction. This drawing has been
 prepared by Gensburg, Ltd.
 Architecture/Design, 105 Revere Dr.,
 Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077
 105 Revere IL 60062
 Northbrook, 5-9581
 Fax: (847) 71 715-9591
 )
 6-25-2024 Tel. (847) 715-9591. Phone: (847

 43
44
 2024-24P - Site Plan Approval: 5135 Golf Road
 Legend
 Zoning and Development

 Zoning

 B2: Commercial

 B3: Business

 M2: Light Industry

 R1: Single Family Residential

 R2: Single Family Residential




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

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



 45

APPROVED 9/19/2024


 Plan Commission Meeting Minutes
 Date: September 5, 2024
 Skokie Village Hall, 5127 Oakton Street, Council Chambers


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


PLAN COMMISSION MEMBERS ABSENT: Jeff Burman, Vice-Chair
 Vijai Gupta



STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel,
 Johanna Nyden, Community Dev. Dir.,
 Jose Acosta, Planning Coordinator,
 Mike Voitik, Planning Coordinator, and
 Marlene Bargamian, Admin Asst


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

(II) APPROVAL OF MINUTES
 A motion to approve the minutes of the August 15, 2024 meeting was made by
 Commissioner Scott Berman and seconded by Commissioner Cindy Franklin.

 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 DESCRIPTION
 Case 2024-22P – Special Use Permit: 9410-A Skokie Boulevard
 Core BNS Skokie, LLC, on behalf of Scout Veterinary Care Illinois, P.C.,
 requests a special use permit for veterinary services in a B2 Commercial zoning
 district, and any relief that may be discovered during the review of this case.
 PINs: 10-16-204-013-0000, 10-16-222-024-0000 and 10-16-222-025-0000



# 621812 Plan Commission meeting minutes September 5, 2024
 APPROVED 9/19/2024


 Matthew Allee, associate from Akerman LLP law firm, presented the case and
 introduced Tripp Welge, CEO of Scout Veterinary Care Illinois.

 They are proposing to open a veterinary services business in a commercial and
 retail shopping center to treat dogs & cats exhibiting non-life-threatening
 illnesses. Currently, they have locations in Lincoln Park and the West Loop and
 are hoping to grow their business in Skokie.

 Scout plans on operating 7 days a week from 10 AM to 8 PM seeing between 15
 to 30 animal clients each day with 5-10 employees (certified technicians,
 veterinary assistant, veterinarian, and front desk staff). A typical appointment will
 last between 15-90 minutes. There will be no grooming, boarding, or surgeries.

 Chairman Luke inquired about how many veterinarians will be on-site. Mr. Welge
 stated that a state certified veterinarian will be there at all times but if needed,
 staffing will match the demand.

 Commissioner Gevaryahu asked about their policy if more services are needed
 beyond their scope. Mr. Welge stated that they plan on building relationships with
 local animal hospitals and would refer patients to emergency vets or other area
 animal hospitals to provide additional medical attention.

 Staff requested the report be accepted into the record as written and is
 supportive of the request. The multi-tenant shopping center has 17 businesses
 with 349 parking spaces. No relief has been requested and no other department
 had comments on the case The property owner will add a bike rack and
 accessible parking near the storefront entry.

 Commissioner Berman inquired of staff if there were any other veterinary
 practices located within a Village retail plaza with shared parking. Staff stated
 that there was a recent case where an urgent care animal facility located at 5219
 Touhy Avenue (Case 2023-23P).


 Public Comment

 Michael Cieslik, resident at 9350 Skokie Boulevard, commented that the
 shopping mall is in need of better trash management and is concerned with
 animal waste especially since a restaurant is nearby. Chairman Luke stated that
 there are veterinary businesses all over Skokie and there hasn’t been any
 concerns or problems. They are licensed facilities subject to inspections. They
 must use proper procedures to control the waste materials. Maintenance issues
 are the responsibility of the property owner and not the applicant. If there is a
 problem with the mall, call the Village.

# 621812 Plan Commission meeting minutes September 5, 2024
 APPROVED 9/19/2024



 Scott Berman asked about waste disposal measures. Mr. Welge answered that
 they have medical waste picked up. Their Lincoln Park location shares a wall
 with a restaurant and there are no problems.

 Community Development Director Nyden responded that she will make a note to
 have Property Standards initiate a review of the property.

(V) RECOMMENDATIONS AND VOTING
 Case 2024-22P
 A motion was made to approve, as presented, the Special Use Permit request for
 veterinary services in a B2 Commercial zoning district at 9410-A Skokie
 Boulevard

 Motion: S. Berman Second: S. Shpayher

 Ayes: 7
 Nays: 0

(IV) CASE DESCRIPTIONS

 Case 2024-23P – Zoning Map Amendment: 5135 Golf Road
 Evam, LLC, requests to amend the zoning map to change the zoning district for
 5135 Golf Road from B2 Commercial to NX Neighborhood Mixed-Use.

 Case 2024-24P – Site Plan Approval- 5135 Golf Road
 Evam, LLC, requests site plan approval in order to convert an existing 3-story
 office building that exceeds the maximum 25’ base building height into a mixed-
 use building with 4 residential units, first floor commercial, and surface parking at
 5135 Golf Road in an NV Neighborhood Mixed-Use district, relief from §118-
 212(i)(1) to allow continuous curbing less than 6’ from and parallel to any
 property line adjacent to a street frontage and any other relief that may be
 discovered during the review of this case.
 PIN: 10-16-200-045-0000

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

 Gavin Sharp and Sara Gensburg of Gensburg Ltd. Architecture Design,
 presented the cases and introduced the property owner/petitioner, Osman
 Gorgulu and his wife. They wish to re-zone the property to NX and convert the 3-
 story vacant office building into a mixed-use building containing a commercial
 use on the ground floor with 2 residential units on each of the above levels. Each
 apartment suite would contain 5 bedrooms with private bathrooms in each.



# 621812 Plan Commission meeting minutes September 5, 2024
 APPROVED 9/19/2024


 Ms. Gensburg explained that the family is of Turkish descent and, like many
 ethnicities, are accustomed to having entire generations living together in a
 single household. Her biggest challenge was fitting in the parking for the
 apartments and commercial area.

 Mr. Scott Berman asked about market conditions for other 5-bedroom
 apartments nearby. Corporation Counsel cautioned that the commissioners focus
 on the findings rather than who is being targeted to rent these units.

 Ms. Gensburg further clarified that her client’s idea was that every bedroom &
 bathroom is pre-fabricated and modular with a shared living room, dining room
 and kitchen. Each unit will have an additional full bathroom next to the kitchen.

 Tali Gevaryahu wanted confirmation of the rental fee. Each apartment would
 have a $3,000 - $4,000 monthly payment due.

 Commissioner Shpayher asked about compliance with affordable housing. As
 this is only a 4-unit building, it is not applicable.

 Staff requested that the reports be accepted into the record as written. The office
 building was built in 1968 in a B2 commercial district. The building changed
 ownership many times and was occupied until 2020. Residential units on upper
 floors of non-residential uses is not allowed in B2; therefore, changing to NX
 Mixed-Use would permit an older building to be repurposed and available to
 commercial & residential uses. Staff is supportive of the re-zoning and
 recommends approval.

 According to staff, the unique floor plan and lack of parking are the most
 concerning issues of this submittal. Twenty-four parking spaces would meet
 requirements with requested relief for landscape setbacks. However, only 22
 spaces are feasible as parked cars in the 2 end spaces would be too close to the
 corner and cause a site obstruction at Leamington Avenue. The petitioner will be
 required to pay into the parking fund for the 2 deficient spaces ($15,000 each)
 because parking relief cannot be requested in a mixed-use district. Closing the 2
 access drives on Golf Road would only shift more traffic onto Leamington
 Avenue as well.

 Staff recommends denial of the site plan approval request as well as the item of
 relief. The concept was compared to living in a European hostile. The layout
 suggests a “dorm-style” living environment for adults rather than a single-family
 household. There are no closets in the bedrooms & no bathtubs - only walk-in
 shower stalls. Staff concluded that adults living in these units would be of driving
 age which would increase parking needs.



# 621812 Plan Commission meeting minutes September 5, 2024
 APPROVED 9/19/2024


 There is also a concern that designing and renting these units for specific ethnic
 multi-generational families would be against Fair Housing Act practices. The
 units need to be marketed to the general public and not just to one group.

 Commissioner Ross Mathee asked if this is a congregate living facility. Mrs.
 Gorgulu offered that 2 families are living together in their current living
 arrangement. This is the way that they lived back home.

 Staff mentioned that the petitioners wished to keep the site as is and not contact
 MWRD to relocate the existing manholes in the center of the driveway because
 of construction costs. Civil Engineering will require a determination letter from
 MWRD advising manhole locations and the requirement of a permit should they
 need to be moved.

 A tree removal permit & fee will need to be submitted for the parkway trees which
 will need to be removed from Leamington Avenue & Golf Road.

 As this residential living style is not a typical family arrangement, Planning staff is
 recommending, if approved, a condition be added requiring each unit be
 inspected annually to ensure that the spaces are being utilized for permitted
 residential uses and not as dormitory or congregate living. Director Nyden added
 that the whole property will be inspected.

 Commissioner Mathee inquired about the number of parking spaces currently on-
 site. Mr. Sharpe answered there are 20 spaces available.

 Ms. Erica Minchella asked if the furniture store slated to locate in the commercial
 space belongs to the applicant. Mr. Gorgulu stated that the furniture company
 wants a 20-year lease for a showroom only with 4-6 parking spaces.

 She also commented that if this layout doesn’t work, maybe another one would
 and was surprised that staff would recommend denial instead of working with the
 petitioner. Perhaps a change in the number of bedrooms or requiring compact
 cars would make the difference.

 Director Nyden advised that adding more requirements is not the answer if it
 affects the neighborhood too much. As an example, deliveries and guest parking
 would go to the residential streets.

 Discussion took place among commissioners:
 - Commissioner Scott Berman stated that the case is not ready to be reviewed
 by the Plan Commission and suggested dismissal for more work to be done
 postponing voting on both cases.



# 621812 Plan Commission meeting minutes September 5, 2024
 APPROVED 9/19/2024


 - Commissioner Shpayher agreed and stated the petitioner should make
 changes and resubmit.

 - Commissioner Mathee suggested that the Commission vote on the re-zoning
 case and defer the site plan approval.

 - Chairman Luke offered that the petitioners may not want to go forward with
 the proposal and asked if they wanted some time to think about it.

 At 8:26 pm a 10-minute break was announced. The hearing resumed at 8:36 pm
 at which time Director Nyden suggested to move on to public comments.

 Public Comments
 Jennifer Seymour, 38-year resident at 9520 Leamington spoke of the added
 impact to heavy traffic with closing off access from Golf Road. Parking will also
 be affected and will spill over to an already very tight Leamington Avenue. She
 also inquired why there was no traffic study done. Ms. Seymour had concerns on
 how trucks would be getting through; where trash enclosures would be located;
 hours of operation for the furniture store; 5 bedrooms could mean 20-50 people
 (tenants, employees & customers); and children possibly playing in the parking
 lot.

 Mitch Selig, commented on the safety concerns with small kids & teenagers living
 on Leamington and the busy Golf Road traffic not being able to stop in time for
 turning cars on Leamington. As a carpenter by trade, he was questioning the
 plans and wanted to know if the builder has a history in Skokie. Director Nyden
 answered that the project will need permits and undergo inspections. He can
 submit a FOIA request for more details on the builder’s history.

 Michael Klozotsky, 9509 Leamington, questioned if this was a Fair Housing
 issue; creating a private living arrangement targeting a particular group and
 boxing out people. He is in favor of mixed-use rather than leaving a property
 vacant but this plan will cause traffic accidents.

 Karen Ruiz, 9535 Leamington, has lived in the neighborhood since 1992 and
 talked of the building being up on stilts with parking underneath was the only way
 to solve the parking problem. Taking away the driveway access on Golf Road is
 not safe with the heavy traffic.

 Carlos Ruiz, 9535 Leamington, is a retired city planner. In his opinion, after
 reviewing the plans, this proposed use doesn’t appear to be designed as family
 living for related people. The 2 driveways on Golf Road should remain and
 Planning should table the zoning change until a suitable use is found since staff
 has recommended denial of the site plan request.

# 621812 Plan Commission meeting minutes September 5, 2024
 APPROVED 9/19/2024



 Chairman Luke asked the petitioners, after hearing the public comments, their
 thoughts. Mr. Gorgulu explained their family’s lifestyle. He does not want to
 change the project. He bought the building 3 years ago for $300,000 as
 commercial property. He has been working on this project for 1 year. Older family
 members do not drive.

 Chairman Luke mentioned that he could change the layout or reduce to 3
 bedrooms & bathrooms and then come back with a new design for staff to look
 at. Mr. Gorgulu is willing to come back and said if he cannot do it then he must
 sell the building.

 Director Nyden confirmed that these cases regarding 5135 Golf Road be tabled
 until the October 17, 2024 Plan Commission meeting.

 Commissioner Berman wondered if a new public notice will be needed. Director
 Nyden stated that the information will be on the Village’s website and if there are
 any questions, please call the Village of Skokie.


(V) RECOMMENDATIONS AND VOTING
 Case 2024-23P
 A motion was made to table the request to amend the zoning map to change the
 zoning district for 5135 Golf Road from B2 Commercial to NX Neighborhood
 Mixed-Use to the October 17, 2024 meeting.

 Motion: T. Gevaryahu Second: C. Franklin

 Ayes: 7
 Nays: 0

 Case 2024-24P
 A motion was made to table the request for site plan approval to convert an
 existing 3-story office building that exceeds the maximum 25’ permitted base
 height into a mixed-use building with 4 residential units, first floor commercial,
 and surface parking at 5135 Golf Road with relief to allow continuous curbing
 less than 6’ from and parallel to any property line adjacent to a street frontage to
 the October 17, 2024 meeting.

 Motion: S. Berman Second: T. Gevaryahu

 Ayes: 7
 Nays: 0



# 621812 Plan Commission meeting minutes September 5, 2024
 APPROVED 9/19/2024



(VI) ITEMS FOR COMMUNICATION

 The next regularly scheduled meeting will take place on September 19, 2024.

(VII) ADJOURNMENT
 Chair Luke adjourned the meeting at 9:08 PM.

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Asst.




# 621812 Plan Commission meeting minutes September 5, 2024