Plan Commission — Skokie, IL
Date: 2023-08-03

Meeting Agenda
 Plan Commission Meeting
 Thursday, August 3, 2023 at 7:30 P.M.
 Village of Skokie
 Council Chambers
 5127 Oakton Street
 Skokie, IL 60077

 I. Call to Order/Declaration of Quorum

 II. Roll Call

 III. Approval of Minutes

 IV. New Business

 2023-13P – Special Use Permit: 4159 Main Street
 Hamdard Health Alliance, an Illinois Not-For-Profit Corporation, requests a
 special use permit for services to the elderly and disabled, except primarily
 office uses, in a B1 Service Commercial zoning district, relief from §118- Staff Report
 212(a)(1) to allow 8.00’ parking stall widths, and any other relief that may be
 discovered during the review of this case.
 PINs: 10-22-404-001-0000, 10-22-404-002-0000, 10-22-404-003-0000, and 10-
 22-404-004-0000
 2023-14P – Special Use Permit: 5237 Touhy Avenue
 Rubin Skokie, LLC, on behalf of Zia-Ul-Ghani, requests a special use permit for
 outdoor dining in a B2 Commercial zoning district and any relief that may be Staff Report
 discovered during the review of this case.
 PIN: 10-33-101-104-0000
 2023-15P – Zoning Map Amendment: 4600 Main Street
 Arie Crown Hebrew Day School, an Illinois Not-for-Profit Corporation as sole
 beneficiary with power of direction for Chicago Title Land Trust Company Trust
 Number 25-10254, on behalf of Luz and Associates #1, LLC, requests to amend
 Staff Report
 the zoning map to change the zoning district for the northern approximately
 165 feet of 4600 Main Street from R1 Single-Family to R4 Multifamily Housing.
 PIN: 10-22-102-017-0000
 2023-16P – Subdivision: 4600 Main Street
 Arie Crown Hebrew Day School, an Illinois Not-for-Profit Corporation as sole
 beneficiary with power of direction for Chicago Title Land Trust Company Trust
 Number 25-10254, on behalf of Luz and Associates #1, LLC, requests a Staff Report
 resubdivision of 2 lots into 1 lot in an R4 Multifamily Housing zoning district
 with a 33.00’ x 165.08’ right-of-way dedication along Kenton Avenue, and any
 relief that may be discovered during the review of this case.
 PINs: 10-22-102-017-0000 and 10-22-104-024-0000
 2023-17P – Site Plan Approval: 4600 Main Street
 Arie Crown Hebrew Day School, an Illinois Not-for-Profit Corporation as sole
 beneficiary with power of direction for Chicago Title Land Trust Company Trust Staff Report
 Number 25-10254, on behalf of Luz and Associates #1, LLC, requests site plan
 approval to develop 68 townhouse residences, surface parking, and storm

Meeting Agenda
 water detention at 4600 Main Street, and any relief that may be discovered
 during the review of this case.
 PINs: 10-22-102-017-0000 and 10-22-104-024-0000
 2023-18P – Zoning Chapter Amendment: Driveways
 The Village of Skokie requests an amendment to Chapter 118, Zoning – Article Staff Report
 XI Off-Street Parking and Loading Facilities, to prohibit new curb cuts and front
 yard driveways on lots that abut or have access to a public improved alley.
 2023- 19P – Zoning Chapter Amendment: Drive-Through Provisions
 The Village of Skokie requests an amendment to Chapter 118 of the Skokie Staff Report
 Village Code to modify provisions for drive-through facilities.


 V. Old Business

 VI. Public Comment (for non-agenda items)

 Next Meeting will be August 17, 2023 at 7:30 P.M.

 VII. Adjournment


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




Meeting Agenda
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Plan Commission Approved Summary Meeting Minutes
 Date: August 3, 2023

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

A motion to approve the minutes of the Plan Commission meeting of June 1, 2023 was made by
Commissioner J. Burman and seconded by Commissioner S. Berman. Motion passed by voice
vote.

Case Descriptions:

2023-13P: Special Use Permit: 4159 Main Street
Hamdard Health Alliance, an Illinois Not-For-Profit Corporation, requests a special use
permit for services to the elderly and disabled, except primarily office uses, in a B1
Service Commercial zoning district, relief from §118-212(a)(1) to allow 8.00’ parking
stall widths, and any other relief that may be discovered during the review of this case.

PINs: 10-22-404-001-0000, 10-22-404-002-0000, 10-22-404-003-000, and 10-22-404-
004-0000.


Discussion and Interested Parties

Legal notice was advertised, posted, and delivered to area property owners in the area as
prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and
correct.

Kiran Siddiqui, CEO of Hamdard Health Alliance gave a brief overview of the request. Hamdard
Health is a federally funded, not-for-profit corporation offering adult day care services including
mental health care. They are not a medical clinic. They provide socialization activities for seniors
to ward off isolation and depression. The facility operates Monday through Friday from 9 AM to
5 PM. Clients are transported to and from the center by shuttle bus/van.

Staff requested the report be entered into the record as written and expressed their support.
The subject use is the result of a merger of two commercial sites with adherence to all B1
conditions. Staff did note that the petitioner requested relief to keep the parking space widths
at the current 8-foot width rather than the required 9 feet including the 1 accessible space in
order to meet the minimum parking space requirement of 8.4 spaces. Staff also brought
attention to the need for a revision of the site plan showing the relocation of the bike rack to
orient east to west on Keeler Avenue and the installation of a fire alarm system. Special Use
Condition 1.b. should be omitted as it was addressed and completed prior to the completion of
the report. Staff also requests that the applicant submit a petition for Consolidation of PINs into
a single tax parcel.




613406 - Plan Commission meeting minutes – August 3, 2023 – Case 2023-13P
A commissioner asked about the bus loading & unloading operation. Ms. Siddiqui answered that
they use 3 vehicles for drop-off & pick-up which is done at the back. Most of their employees
use public transportation.

Another commissioner wanted verification that they are only using 1/3 of the square footage of
the building; approximately 2,400 square feet.

Another commissioner inquired of the capacity of the center and the ratio of staff to clients. Ms.
Siddiqui stated that the center can service up to 125 members. Currently, they serve 10-15
guests daily with 7 staff members. They can increase their staff numbers as needed.

Recommendations and Voting
A motion was made to approve the request for a special use permit for services to the elderly
and disabled at 4159 Main Street in a B1 Service Commercial zoning district.

Motion: S. Berman Second: J. Burman Absent: T. Gevaryahu
 E. Minchella

Ayes: 7
Nays: 0


An item of relief was accepted allowing 8.00’ parking stall widths rather than required 9.00 feet.

Motion: S. Berman Second: J. Burman Absent: T. Gevaryahu
 E. Minchella

Ayes: 7
Nays: 0




613406 - Plan Commission meeting minutes – August 3, 2023 – Case 2023-13P
 Plan Commission Approved Summary Meeting Minutes
 Date: August 3, 2023

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

A motion to approve the minutes of the Plan Commission meeting of June 1, 2023 was made by
Commissioner J. Burman and seconded by Commissioner S. Berman. Motion passed by voice
vote.

Case Descriptions:

2023-14P: Special Use Permit: 5237 Touhy Avenue
Rubin Skokie, LLC, on behalf of Zia-Ul-Ghani, requests a special use permit for outdoor
dining in a B2 Commercial zoning district and any relief that may be discovered during
the review of this case.
PIN: 10-33-101-104-0000


Discussion and Interested Parties

Legal notice was advertised, posted, and delivered to property owners in the area as prescribed
by the Zoning Chapter. Corporation Counsel determined that notice was proper and correct.

Zia-Ul-Ghani, a new franchisee for Bonchon Chicken, presented the case. He has a corner
location at the strip center and is applying for an outdoor dining area. He opened the restaurant
8 months ago.

A commissioner asked about the operation plan as there is a concern regarding trash. Mr. Ghani
stated he has 8 employees and 2 will be assigned to the outdoor patio. Every 4 hours they will
do a trash clean-up of the site.

Another commissioner inquired about the seating arrangement and asked if he was limited by
the Village to just 16 seats; 4 tables of 4 seats each. Mr. Ghani explained that he doesn’t want a
congested area. He plans on installing exterior lighting along the west wall so that customers
can utilize the patio in the evenings.


Staff requested that the report be accepted into the record as written. As the pad is in place on
the west end of the building, staff requested that the area be defined better with decorative
fencing or seasonal planters along the south and west sides of the outdoor patio as well as
adding a small tree within the landscaped area between the trash enclosure and patio. In
addition, the Forestry Division requested removing and replacing an existing dead tree in the
Touhy Avenue parkway.

In closing, the petitioner is in agreement with fencing or planters on the north side and stated
the landlord will plant the additional trees.


613429 - Plan Commission meeting minutes – August 3, 2023 – Case 2023-14P
Lauren Grodnicki, an interested party, suggested switching to reusable plates and cups so that
less trash is blown away.

Recommendations and Voting
A motion was made to approve the request for outdoor dining at 5237 Touhy Avenue in a B2
Commercial zoning district.

Motion: J. Burman Second: V. Gupta Absent: T. Gevaryahu
 E. Minchella

Ayes: 7
Nays: 0




613429 - Plan Commission meeting minutes – August 3, 2023 – Case 2023-14P
 Plan Commission Approved Summary Meeting Minutes
 Date: August 3, 2023

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

A motion to approve the minutes of the Plan Commission meeting of June 1, 2023 was made by
Commissioner J. Burman and seconded by Commissioner S. Berman. Motion passed by voice
vote.

Case Descriptions:

2023-15P: Zoning Map Amendment: 4600 Main Street
Arie Crown Hebrew Day School, an Illinois Not-for-Profit Corporation as sole beneficiary
with power of direction for Chicago Title Land Trust Company Trust Number 25-10254,
on behalf of Luz and Associates #1, LLC requests to amend the zoning map to change
the zoning district for the northern approximately 165 feet of 4600 Main Street from R1
Single-Family to R4 Multifamily Housing.

2023-16P: Subdivision: 4600 Main Street
Arie Crown Hebrew Day School, an Illinois Not-for-Profit Corporation as sole beneficiary
with power of direction for Chicago Title Land Trust Company Trust Number 25-10254,
on behalf of Luz and Associates #1, LLC requests a re-subdivision of 2 lots into 1 lot in
an R4 Multifamily Housing zoning district with a 33.00’ x 165.08’ right-of-way dedication
along Kenton Avenue, and any relief that may be discovered during the review of this
case.

2023-17P: Site Plan Approval: 4600 Main Street
Arie Crown Hebrew Day School, an Illinois Not-for-Profit Corporation as sole beneficiary
with power of direction for Chicago Title Land Trust Company Trust Number 25-10254,
on behalf of Luz and Associates #1, LLC requests site plan approval to develop 68
townhouse residences, surface parking, and storm water detention at 4600 Main Street,
and any relief that may be discovered during the review of this case.

PINs: 10-22-102-017-0000 and 10-22-104-024-0000


Discussion and Interested Parties

Legal notice was advertised, posted, and delivered to property owners in the area as prescribed
by the Zoning Chapter. Corporation Counsel determined that notice was proper and correct.

As these cases all relate to same site, they were discussed together.

Mark Gershon, attorney from Polsinelli PC, representing the petitioner and contract purchaser,
Luz and Associates #1, LLC, presented the cases. Other members of the team who provided

613441 - Plan Commission meeting minutes – August 3, 2023 – Case 2023-15P
testimony include: developer, Barry Sidel of Luz & Associates, Bradley Schlosser and Keith Lee
of FitzGerald Associates Architects, and Luay Aboona of KLOA Traffic Engineers.

Mr. Gershon gave a detailed presentation of this high-end residential development that will
improve the Main Street frontage. It has been in the making for 1½ years. This development
will support the commercial, retail, and residential needs of the area. It is a huge change from
the school use that impacted traffic and it will return the property to the tax rolls.

The project consists of re-zoning the northern portion of the site to R4 which would allow the
townhome development, a re-subdivision of the two parcels into a single new lot, and site plan
approval for the creation of 68 new townhomes, surface parking, and storm water detention.
The powerpoint presentation was entered into the record as document # 613507.

The project has gone through many revisions after receiving input from staff, the Appearance
Commission, as well as area neighbors. The current version removed the multifamily housing
component from the development to reduce density.

Mr. Sidel spoke of following protocols for Green Globe certification and adhering to sustainability
guidelines even before the Village provided a draft of the Environmental Sustainability Plan. This
is an all-rental development with the owners maintaining the open green space as well as a
snow removal plan. The units will be 2 & 3- bedroom single-family residential townhomes with
work from home areas, a clubhouse for socializing, a wine cooler area, exercise/work-out space,
and 2 parks at the northeast and northwest sides of the site for mingling.

The architects added that the development will have a 25-ft setback along Main Street, 2-car
garages, electric vehicle charging stations, 22 guest parking spaces around the clubhouse, and
6-ft landscape buffers on Kenton and Kilpatrick with a single curb cut on each street.

Mr. Aboona reminded all that the school use caused traffic surges due to school activities and
redeveloping the site will eliminate the detrimental impact. He has concluded that access from
Kenton and Kilpatrick is adequate. Village Code dictated the parking requirement of 158 parking
spaces which has been met. Skokie’s standards are stricter than the national standards. There
is on-street public parking on Main Street.


In conclusion, Mr. Gershon stated that the project focused on sustainability even before the
sustainability proposal was approved. There is a 57% density reduction from the original
submission. He also mentioned that they are not requesting any relief and will commit to
providing some affordable housing even though they are not obligated to do so as they
submitted the proposal before any affordable housing decisions were made.

A commissioner questioned the location of the 2 trash enclosures. According to the site plan,
they are located on either side of the clubhouse. The petitioner confirmed that renters are
required to bring their trash to the receptacles. He mentioned that trash removal will not be
handled by the Village; a private company will haul it away. The commissioner also asked about
pavement material. Mr. Sidel answered that permeable pavement will be used with asphalt for
driveways.


613441 - Plan Commission meeting minutes – August 3, 2023 – Case 2023-15P
The commissioner asked if the leasing office would be on-site. Mr. Sidel stated that they will be
working out of the clubhouse seven days a week from 10A to 6P.

Another commissioner inquired about rental rates. A 2-bedroom unit would be $3,700 monthly
and a 3-bedroom would rent for $3,900 monthly.

Another commissioner commented that a townhouse rental development would be a good
option for those that can’t afford to own.

Staff requested the reports be accepted into the record as written. They are in support of the
project. For the subdivision case (2023-16P), a dedication at the northeast corner of the site is
included in order to create a consistent 66-foot wide right-of-way along Kenton Avenue. Staff
noted a correction for the report for site plan approval, (2023-17P.) The developer offered, in
the spirit of affordability, a $450,000 payment in-lieu reflecting the value of 5 units rather than
the $600,000 stated in the report. The affordable housing ordinance is not yet in effect.

As noted in a recent case before the Plan Commission, a school district was concerned with the
potential numbers of additional children to the school when a large development at Touhy &
Linder was approved. In this case, the additional children in schools is minimal.


There were several community members voicing their comments and concerns. A letter of
objection was signed by 95 signatures and read into the record along with a few comments
emailed to staff and the Plan Commission.

-Most talked about too much density not fitting in with the small area. It is inconsiderate of the
R1 neighbors.

-A few spoke to Arie Crown’s commitment to put the property back on the tax rolls and how
important it is to support the businesses within walking distance. It would be an opportunity to
bring in more potential workers to the area.

-Following LEED certification is better than Green Globe. Use green roofs and covered parking.
The units should have awnings, triple-pane windows, dual flush toilets and LED lighting.

-There is a flooding issue on Main Street and this project increases the impermeable surface.

-The clubhouse and parks are exclusive to the residents and not open to the community.

-The lack of conformity with the neighborhood.

-The neighboring properties will lose their privacy

-The zoning on the south should remain R1 to match the west, north, & east sides.

-The pay-in-lieu $150,000 per unit is a cheap “get out of jail card”.

-There needs to be a balance of housing – Skokie needs a serious Housing Committee and plan.
613441 - Plan Commission meeting minutes – August 3, 2023 – Case 2023-15P
Workers at 7-11 can’t afford almost $4,000 a month for rent.

-Bobolink Terrace and Elm Terrace are very narrow streets- concerned about parking overflow.

A few residents, with staff’s approval, displayed their own power point presentation. They
showed excerpts of the Appearance Commission meeting where it was suggested to get Plan
Commission review first and then come back before the Appearance Commission. The
Appearance Commissioners also recommended to have community outreach meetings. The
residents did acknowledge that the open house meeting took place last week but showed the
same presentation.

Recommendations and Voting
A motion was made to continue the cases to the September 7, 2023 meeting. Several
commissioners advised all interested parties to send in their written comments for consideration
(without repeating those that have already been entered into the record). They also
encouraged the developer to meet once again with the community groups.

Motion: P. Ousley Second: V. Gupta Absent: T. Gevaryahu
 E. Minchella

Ayes: 5
Nays: 2 (Luke, Franklin)

The chairman acknowledged that comments of objection will not go unheard.




613441 - Plan Commission meeting minutes – August 3, 2023 – Case 2023-15P
 Plan Commission Approved Summary Meeting Minutes
 Date: August 3, 2023

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

A motion to approve the minutes of the Plan Commission meeting of June 1, 2023 was made by
Commissioner J. Burman and seconded by Commissioner S. Berman. Motion passed by voice
vote.

Case Descriptions:

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


Discussion and Interested Parties

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

Due to the lateness of the hour, a commissioner motioned to postpone this case to the next
meeting on August 17, 2023.

Recommendations and Voting
A motion was made to postpone the presentation of Case 2023-18P for a chapter amendment
to Article XI Off-Street Parking & Loading Facilities to prohibit new curb cuts and front yard
driveways on lots that abut or have access to a public improved alley be moved to the August
17, 2023 meeting.

Motion: Franklin Second: J. Burman Absent: T. Gevaryahu
 E. Minchella

Ayes: 7
Nays: 0




613406 - Plan Commission meeting minutes – August 3, 2023 – Case 2023-18P
 Plan Commission Approved Summary Meeting Minutes
 Date: August 3, 2023

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

A motion to approve the minutes of the Plan Commission meeting of June 1, 2023 was made by
Commissioner J. Burman and seconded by Commissioner S. Berman. Motion passed by voice
vote.

Case Descriptions:

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


Discussion and Interested Parties

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

Due to the lateness of the hour, a commissioner motioned to postpone this case to the next
meeting on August 17, 2023.

Recommendations and Voting
A motion was made to postpone the presentation of Case 2023-19P for a chapter amendment
to Chapter 118 of the Village Code to modify provisions for drive-through facilities be moved to
the August 17, 2023 meeting.

Motion: Franklin Second: J. Burman Absent: T. Gevaryahu
 E. Minchella

Ayes: 7
Nays: 0




613426 - Plan Commission meeting minutes – August 3, 2023 – Case 2023-19P