Plan Commission — Skokie, IL
Date: 2023-09-07

Meeting Agenda
 Plan Commission Meeting
 Thursday, September 7, 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

 2023-21P – Street Vacation: Forestview Road
 Alan Rostoker and Dorin Pop request to vacate the north 76.00 feet of Staff Report
 Forestview Road between 9401 and 9404 Forestview Road.
 2023-20P – Special Use Permit: 5238 Touhy Avenue
 Bond Touhy LLC, on behalf of Mike Joudeh, requests a special use permit for
 outdoor dining in a B2 Commercial zoning district, and any other relief Staff Report
 discovered during the review of this case.
 PIN: 10-28-313-036-0000
 2023-15P – 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 Staff Report
 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.
 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
 Number 25-10254, on behalf of Luz and Associates #1, LLC, requests site plan
 Staff Report
 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


 V. Old Business

Meeting Agenda
 VI. Public Comment (for non-agenda items)

 Next Meeting will be September 21, 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 Draft Summary Meeting Minutes
 Date: September 7, 2023

The Chairman called the roll recognizing that there was a quorum present. All 9 commissioners
were in attendance.

Case Description:

2023-21P: Street Vacation: Forestview Road
Alan Rostoker and Dorin Pop request to vacate the north 76.00 feet of Forestview Road
between 9401 and 9404 Forestview Road.

Discussion and Interested Parties

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

The applicants requested the vacation of this unused portion of Forestview Road as they have
been maintaining it as part of their own properties for 25 years. Owning the additional land
would give each neighbor the flexibility in the future use of their properties.

Staff is in support of the vacation proposal and requested the report be accepted into the
record as written. A fire hydrant, water main, and gas line run within the vacant portion of the
site. Therefore, an easement will need to be established to allow access by the Village and
public utilities. The right-of-way is not used for transportation and although platted prior to the
New England Village subdivision, Forestview Road dead-ends behind properties at 67 and 69
Salem Lane. Each of the petitioners will receive half of the street portion once it has been
vacated.

The chairman asked staff if this vacation site was included in the Village’s vacated alley program
whereby unused land not needed for Village use is given to the adjacent property owners. Staff
stated that although this portion of Forestview Road is not in the vacated alley program, it is
identified in the Comprehensive Plan as being a potential street to be vacated. Staff alerted the
petitioners that no permanent structures can be built in the easement except for a shed or
fencing. The fire hydrant will belong to the 9401 property and must remain clear.

Recommendations and Voting
A motion was made to approve as presented, the partial street vacation of Forestview Road
between 9401 and 9404.

Motion: S. Berman Second: J. Burman

Ayes: 9
Nays: 0




614011 - Plan Commission meeting minutes – September 7, 2023 – Case 2023-21P
 Plan Commission Draft Summary Meeting Minutes
 Date: September 7, 2023

The Chairman called the roll recognizing that there was a quorum present. All 9 commissioners
were in attendance.

Case Description:

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

Discussion and Interested Parties

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

This case was continued from the August 17, 2023 meeting due to lack of notice. The Village
Manager allowed the petitioner to assemble the outdoor dining area prior to Plan Commission
review. This application was considered a pilot case for outdoor dining requests to be examined
and approved solely by staff review.

Mr. Mike Joudeh, representing Qahwah House, answered questions from commissioners.
He spoke of the hours of operation being from 7 AM to 11 PM on Sundays thru Thursdays and 7
AM to 1 AM on Fridays and Saturdays.

A commissioner asked about outdoor speakers and music. Mr. Joudeh responded that very low
background music is piped through outdoor speakers. The chairman added that there is a noise
threshold that needs to be adhered to.

Another commissioner wanted confirmation that there are no residential properties surrounding
the café.

Another commissioner asked about the number of tables and seats on site. According to the site
plan, 7 tables each seating 4 will occupy the outdoor space.

Staff requested the report be accepted into the record as written. With the help of staff, the
petitioner reconfigured the outdoor space using a wooden pergola, planters, and bollards to
surround the outdoor dining space to differentiate the area as there are no raised curbs. A
guardrail is in place separating the shopping center from the Holiday Inn located to the west.
An opening was created which would allow hotel guests to safely walk to the center without
walking through the drive aisle.




613989 - Plan Commission meeting minutes – September 7, 2023 – Case 2023-20P
The chairman disclosed the standard outdoor dining regulations which included operation hours
from 8 AM to 10 PM and only from April to October. Mr. Joudeh was in agreement and had no
further comments or questions.


Recommendations and Voting
A motion was made to approve as presented, the special use permit request for outdoor dining at
5238 Touhy Avenue in a B2 Commercial zoning district.

Motion: J. Burman Second: S. Berman

Ayes: 9
Nays: 0




613989 - Plan Commission meeting minutes – September 7, 2023 – Case 2023-20P
 Plan Commission Draft Summary Meeting Minutes
 Date: September 7, 2023

The Chairman called the roll recognizing that there was a quorum present. All 9 commissioners
were in attendance.

Case Description:

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 norther approximately 165 feet of 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 as prescribed by the Zoning Chapter.
Corporation Counsel determined that notice was proper and correct.

At the August 3, 2023 Plan Commission meeting, a commissioner made the motion to postpone
the cases directing the petitioners and neighborhood community group to reconvene to identify
and workout some concerns. All commissioners unanimously voted to continue the cases to the
September 7, 2023 meeting.

Mark Gershon, attorney for the petitioner, talked about the 1½ years that this project has been
in the making. From the start, the Village wanted this property back on the tax rolls. Gathered
from the 3 community meetings with the Main Street neighbors, the items of contention center
around density, parking, and building height.



614026 - Plan Commission meeting minutes – September 7, 2023 – Case 2023-15P
He spoke of the reduction of 57% in density from the original submission starting out with 158
units and reducing the numbers downward to 138, then 112, and finally presenting a 68-unit
townhouse development (17.3 units per acre). Adjacent townhomes are at 28 units/acre and
multi-family housing at 34-46 units/acre. The height has also been dropped from a 5-story
multi-family building to 4 stories then 3-stories and eventually to no multi-family and only
presented a townhouse development. Building height was reduced to 32 feet not including the
3-ft parapet wall; the maximum according to the Building Code for R1 and R4.

The parking ratio meets and exceeds Village standards according to the comments of the
Engineering Division. The development will include 2 parking spaces for each unit and 22 guest
parking spots surrounding the clubhouse. Zoned parking spaces are available south of the
development although residents and guests are ineligible.

Mr. Gershon also reminded everyone that traffic was much more intense as a school use and
this development will generate substantially less. More recreational green space was shown on
the revised site plan along with increased front, side, and rear yard setbacks than the original
submittal.

Mike DeRouin, architect from FitzGerald, reviewed the increased setbacks along Main Street,
Kilpatrick and Kenton Avenues to reduce the impact of massing from the rights-of-ways.
He spoke of the addition of pervious pavers in the northern drive aisle and guest parking areas
to lessen the impermeable surfaces to 67% (maximum is 65%). Stormwater tanks will be
constructed under each driveway, and relief was requested for the 2% overage of impermeable
surfaces.

A commissioner asked for clarification of the deed restrictions that will be put on the site. Mr.
Gershon explained that there was a re-zoning concern that changing the R1 portion of the site
to R4 would allow multi-family uses to be built on the currently zoned R1 property. The 4 uses
that will be prohibited from being built are: stand-alone parking as a principle use, assisted-
living services, skilled nursing facilities, and multi-family housing.

The chairman opened the floor for comments regarding the changes to the project. He
announced that only the submitted plan is under review and no other version or developer’s
concept will be considered.

Ken Marley submitted a PowerPoint presentation including a petition of 97 names of community
members in opposition to the submitted plan. The majority of the boundaries surrounding the
site are designated as R1. He urged the commission not to approve the zoning change to R4
which allows for a denser development.

He described what the community would rather see on the subject site; building height, lot size,
yard setbacks, parking, impermeability and density as compared to other townhouse
developments across Main Street. He stated that the petitioner mis-characterized the neighbor’s
concerns. He also mentioned that the snow removal plan shows that guest parking spaces will
be filled with snow until it is hauled away.

Other neighbors brought up the minimal recreational spaces; 22 guest parking spaces including
4 electric vehicle parking spaces that are scattered throughout the development are not enough
614026 - Plan Commission meeting minutes – September 7, 2023 – Case 2023-15P
especially when entertaining; other townhouse developments in Skokie within other zoning
districts have less units per acre; maximum height of 2 stories or 32 ft.; and building width vs
lot width.

Additional neighbors commented that there is a lack of transparency and they want to be part
of the collaborative process. They recognize the reductions made but still the plan doesn’t fit
into the character of the neighborhood. They would like there to be active engagement on
both sides. They encouraged the commission to continue to defer so that a review can be made
of what the development is offering and what the community wants.

Other points brought up were: school traffic only occurs for 2/3 of the year; the rental
townhouse development will devalue the single-family homes; $4,000 monthly rentals do not
belong on Main Street; the land should stay as educational uses; convert the clubhouse to a
garage with a green roof; units are not suitable for families; the economics of the project (the
lower density impacts the sales price and the viability of the project); and supplying affordable
housing units instead of the fee-in-lieu.

A commissioner commented that there were more names on the current list of objectors than
last month’s list.

A commissioner inquired of staff if the commission can vote down a project if it meets economic
viability requirements. Corporation Counsel responded that there is no leeway for the Village
Board to deny the project if it meets code requirements; only the zoning change can be
rejected.

Another commissioner asked staff if there was an ordinance regulating density. Staff replied
that there is no policy in place. The Village follows the International Building Code; there are
front, side, and rear setback requirements.

Staff is in support of the project and requested the report be accepted into the record as
written. The economics of the development is not a concern of the Plan Commission nor is the
original 1924 land designation for educational uses. Staff explained that R4 is most appropriate
zoning for the site because the adjacent properties are zoned R4. The Village does not allow
spot zoning. The Comprehensive Plan lays it out as “other residential”. Staff explained that
although the building height maximum was stated as 32 feet or 2 stories, whichever is higher,
parapet walls are not counted. The complete site is evaluated as 1 single lot with frontage along
Main Street. Kenton and Kilpatrick have no front yard consideration and each structure within
the development does not have a lot width.

In closing, Mr. Gershon confirmed with staff that the development met code requirements for
each of the points of concern. The Zoning Administrator agreed that everything was in
accordance to Village Code except the 2% overage of impermeable surfaces. A request for relief
was added to the site plan application. After the Plan Commission hearing, the petitioners will
return back to the Appearance Commission with a different façade proposal.

Recommendations and Voting



614026 - Plan Commission meeting minutes – September 7, 2023 – Case 2023-15P
Case 2023-15P – Zoning Map Amendment
A motion was made to approve as presented, the request to amend the zoning map to change
the zoning district for the northern approximately 165 feet of Main Street from R1 Single-Family
to R4 Multifamily Housing.

Motion: S. Berman Second: C. Franklin

Ayes: 9
Nays: 0


Case 2023-16P – Subdivision
A motion was made to approve as presented the request for a subdivision of 2 lots into 1 lot in
an R4 Multifamily Housing zoning district with a 33’ x 165.08’ right-of-way dedication along
Kenton Avenue.

Motion: S. Berman Second: T. Gevaryahu

Ayes: 9
Nays: 0


Case 2023-17P – Site Plan Approval
A motion was made to approve, with revisions by the developer regarding permeable surfaces,
the request for site plan approval to develop 68 townhouse residences, surface parking, and
storm water detention at 4600 Main Street.

Motion: S. Berman Second: J. Burman

Ayes: 9
Nays: 0


An item of relief was accepted for 2% over the maximum of 65% for impermeable surfaces.

Ayes: 9
Nays: 0




614026 - Plan Commission meeting minutes – September 7, 2023 – Case 2023-15P