Plan Commission — Skokie, IL
Date: 2021-08-19

Draft Plan Commission Meeting Minutes
 Date: August 19, 2021

A motion was made by Commissioner Burman and seconded by Commissioner Franklin to
approve the minutes of the July 15, 2021 Plan Commission meeting.

Case Description:

2021-20P – Zoning Chapter Amendment: Floor to Area Ratio in NX Zoning District
The Village of Skokie is requesting an amendment to Section 118-184(b) of the Skokie Village
Code to modify the base floor to area ratio and to add a FAR adjustment for proximity to a
transit station, both in the NX Neighborhood Mixed-Use zoning district.

Discussion and Interested Parties
Legal notice was advertised as prescribed by the Zoning Chapter. Corporation Counsel
determined that notice was proper and correct. Personal notice was not required for this case.
Staff requested the report be submitted into the record as presented. There will be (3) Pulse
Dempster Line stations constructed on Dempster Street later this year. The Pulse system is a
set of Pace arterial rapid transit bus lines with limited stops and formal stations. These buses
move within regular traffic but can preempt traffic lights to green in the direction they are
traveling if they fall behind schedule.
When the other mixed-use districts were conceived, FAR (floor to area ratio) bonuses were built
into the FAR tables to allow more building by the Yellow Line stations in the TX & CX districts.
The NX districts were further from the stations. Given that the Pulse Line buses will run along
Dempster Street, it is recommended that additional FAR bonuses should be added to sites
within 2000 feet of the new stations at the Skokie Swift -Dempster, St. Louis
Avenue/Lincolnwood Drive, & Crawford Avenue. Small FAR bonus adjustments should also be
made to the base FAR for the NX district that are adjacent to the R1 & R2 districts as well.
During the review, it was noticed that the maximum building height was listed incorrectly as 39
feet. Staff wishes to correct this technical error and raise the height to 45 feet to be compatible
to uses in the R1 & R2 residential districts.
Also, to clarify the qualifications for the plaza bonus, the area needs to be contiguous and not
the sum of smaller areas patched together.
The chairman inquired if this would affect TOD’s (transit-oriented developments). Staff
answered that this is a TOD amendment.
There were no other questions or comments from the commissioners.

Recommendations and Voting
A motion was made to approve amending Chapter 118 of the Skokie Village Code as presented
in the Staff Report for 2021-20P.
Motion: Burman Second: Mathee Absent: Lakhani & Mitchell
Ayes: 7
Nays: 0

590950 - Plan Commission meeting minutes for Case 2021-20P on 8-19-2021
 Draft Plan Commission Meeting Minutes
 Date: August 19, 2021

A motion was made by Commissioner Burman and seconded by Commissioner Franklin to
approve the minutes of the July 15, 2021 Plan Commission meeting.

Case Description:

2021-21P – Zoning Map Amendment: 3320-3340 Dempster Street
MN CDK LLC Series 3320 Dempster is requesting a zoning map amendment of 3320-3340
Dempster Street from B2 Commercial to NX Neighborhood Mixed-Use.

2021-22P – Site Plan Approval: 3320 Dempster Street
MN CDK LLC Series 3320 Dempster is requesting site plan approval for mixed-use commercial
and residential building with an FAR of approximately 2.50, which is in excess of the base FAR
but below the maximum FAR for the zoning district; relief from the following sections of the
Skokie Village Code: 118-212(a)(1) to allow a reduction in width of stall from 9’ to 8’-6, 118-
212(a)(1) to allow a reduction in aisle width from 24’ to 21’ (per 118-212(a)(5)), 118-212(a)(6)
to allow a reduction in width of stall from 10’ to 9’-6, and 118-212(i)(1) to allow a reduction in
minimum distance of a surface parking lot curb from the property line from 6’ to 5’; and any
other relief discovered during the review of this case.
PINs: 10-14-424-027-0000, 10-14-424-028-0000, 10-14-424-029-0000, 10-14-424-030-0000,
10-14-424-031-0000

As both cases were related, they were discussed together but voted on separately.
Discussion and Interested Parties
Legal notice was advertised, posted, and delivered to all property owners within the area as
prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and
correct.
Jeremy Kriska represented the applicant, MN CDK LLC, for these cases. The developer was in
the audience but did not speak. They are requesting a zoning map change from B2 Commercial
to NX Neighborhood Mixed-Use to construct a commercial/residential building at the corners of
Dempster Street and Ewing Avenue. They received approval from the Appearance Commission
at the June 9, 2021 meeting.
Under the current B2 commercial zoning, upper story residential units are not permitted. The
area is now vacant land previously used as an underutilized strip shopping center. The NX
zoning is intended for commercial areas adjacent to single-family zoning districts. There is a
high demand and limited supply of modern multi-family housing. The upcoming Pulse Dempster
Transit Line will encourage new development in this area. There will be 3 stories of rentals (23
units) above 2 ground floor commercial units with a partial 4th floor on the south side. These
modern units will have luxury amenities but will rent for less because they will be smaller than
other modern rental units. Single-family detached residences are located to the north.
Thirty-nine off-street parking spaces will be provided (14 exterior and 25 interior) along with
payment into the parking fund for 5 spaces to satisfy the off-street parking requirements. Staff
explained that there is no obtainable relief or variance for a parking deficit in the mixed-use

590953 - Plan Commission meeting minutes for Case 2021-21P on 8-19-2021
districts other than paying into the Village’s reserved parking fund. Nine space will be required
for the commercial uses. For a building of this size, only 1 handicap space is necessary.
Therefore, if parking is re-configured, the second handicap space could be converted to a
regular space. There is a public parking lot close by which will be used by employees of the
commercial spaces as well as overflow parking for the building. A commissioner cautioned that
the public will need to be aware that there is no parking on Dempster Street.
A 4-ft alley dedication is also required and shown on the site plan to transform the 16-ft alley
into a 20-ft commercial alley. A 7-ft street dedication on Dempster Street is required to widen
the arterial road to 40-ft from centerline; also shown on the plan.
A commissioner asked about access to the ground floor retail units. Mr. Kriska pointed out that
there are two separate commercial spaces; one set of doors will face Dempster Street and
another separate set of doors at the corner of Ewing Avenue for the eastern unit.
Another commissioner asked about loading spaces for the commercial units. Mr. Kriska stated
that for a building of this size, no separate loading dock is necessary.
A commissioner inquired if the rental units would have designated parking spaces. Staff stated
that only commercial & guest parking spaces would be differentiated.
Staff requested that the reports be entered into the record as presented as well as a memo
written by the Community Development Director regarding the environmental review of the
project. He explained the concept of the Pulse system as a set of Pace buses (other than the
Pace 250 bus) with limited stops and express service that will travel along Dempster Street.
Staff summarized the requested items of relief such as the parking stall width for the interior
spaces and the extra foot required when the space is against a wall. Curbing will be setback 5-ft
instead of 6’. Staff is in agreement with the Appearance Commission requirement to relocate
the sidewalk to the new property line and creating a parkway along the curb to add a bigger
buffer between pedestrians and vehicular traffic on Dempster Street.
A commissioner asked about the placement of bike racks. Staff answered that 1 would be
required by the entrance and another inside the parking area.
Chris Embick, 8815 Forestview Drive, wanted clarification that the internal parking spaces were
for residents as well as 2 outside spaces. He also voiced pedestrian and traffic concerns since
Dempster Street is heavily congested at rush hour and thought that there will be a conflict with
cars coming out of the garage. He pointed out that there is no pedestrian secure walkway to
the Pace bus stop across the street. Staff stated Dempster is state highway and Skokie has less
control. There will be no curb cuts made on Dempster to interfere with cars and being on the
Dempster Pulse Line and Pace 250 bus routes, there should be reduced vehicle use. Also
mentioned was the fact that if the strip mall was fully occupied or an office building use was
located at the site, it would be a greater traffic impact to the residential neighborhood. The
chairman added that, historically speaking, at commercial/residential developments there is less
heavy traffic coming & going than if it was occupied by a retail use.
Mr. Kriska, in closing, accepted the staff recommendations listed in Case 2021-21P and is
pleased with the staff support for the project but has concerns with some the recommendations
of Case 2021-22P. It was decided that in Condition #2 staff would modify the language for the
7-ft ROW dedication or conveyance of land prior to the building permit process. In Condition
#6, staff would, if needed, adjust the number of spaces and amount to be deposited into the
parking fund after a review by the Traffic Engineer.
590953 - Plan Commission meeting minutes for Case 2021-21P on 8-19-2021
Recommendations and Voting
Case 2021-21P

A motion was made to approve, as presented, the request for a zoning map amendment for
3320-3340 Dempster Street from B2 Commercial to NX Neighborhood Mixed-Use.
Motion: Burman Second: Shah Absent: Lakhani & Mitchell
Ayes: 7
Nays: 0

Case 2021-22P
A motion was made to approve, as presented with conditions amended, the request for site
plan approval for a mixed-use commercial and residential building with an FAR of approximately
2.50 and relief from various sections of the Skokie Village Code such as to allow a reduction in
width of stall from 9’ to 8’6, to allow a reduction in width of stall from 10’ to 9’6 when the stall
is adjacent to a wall, to allow a reduction in minimum distance of a surface parking lot curb
from the property line from 6’ to 5’, and to allow a reduction of aisle width from 24’ to 21’.

Conditions amended were:
Condition #2 to modify the language for the 7’ ROW land dedication or conveyance prior to
building permits.

Condition #6 to adjust the number of spaces and amount, if needed, after a review by the
Traffic Engineer.

Motion: Burman Second: Mathee Absent: Lakhani & Mitchell

Ayes: 7
Nays: 0


The chairman made an announcement that this meeting is the last for Planning Supervisor,
Steve Marciani, as he submitted his resignation to take a position with the Village of Orland
Park. The commissioners said their good-byes, wished him good luck, and thanked him for his
service to Skokie. They will miss him as a village professional and a friend.




590953 - Plan Commission meeting minutes for Case 2021-21P on 8-19-2021

Draft Plan Commission Meeting Minutes
 Date: August 19, 2021

A motion was made by Commissioner Burman and seconded by Commissioner Franklin to
approve the minutes of the July 15, 2021 Plan Commission meeting.

Case Description:

2021-20P – Zoning Chapter Amendment: Floor to Area Ratio in NX Zoning District
The Village of Skokie is requesting an amendment to Section 118-184(b) of the Skokie Village
Code to modify the base floor to area ratio and to add a FAR adjustment for proximity to a
transit station, both in the NX Neighborhood Mixed-Use zoning district.

Discussion and Interested Parties
Legal notice was advertised as prescribed by the Zoning Chapter. Corporation Counsel
determined that notice was proper and correct. Personal notice was not required for this case.
Staff requested the report be submitted into the record as presented. There will be (3) Pulse
Dempster Line stations constructed on Dempster Street later this year. The Pulse system is a
set of Pace arterial rapid transit bus lines with limited stops and formal stations. These buses
move within regular traffic but can preempt traffic lights to green in the direction they are
traveling if they fall behind schedule.
When the other mixed-use districts were conceived, FAR (floor to area ratio) bonuses were built
into the FAR tables to allow more building by the Yellow Line stations in the TX & CX districts.
The NX districts were further from the stations. Given that the Pulse Line buses will run along
Dempster Street, it is recommended that additional FAR bonuses should be added to sites
within 2000 feet of the new stations at the Skokie Swift -Dempster, St. Louis
Avenue/Lincolnwood Drive, & Crawford Avenue. Small FAR bonus adjustments should also be
made to the base FAR for the NX district that are adjacent to the R1 & R2 districts as well.
During the review, it was noticed that the maximum building height was listed incorrectly as 39
feet. Staff wishes to correct this technical error and raise the height to 45 feet to be compatible
to uses in the R1 & R2 residential districts.
Also, to clarify the qualifications for the plaza bonus, the area needs to be contiguous and not
the sum of smaller areas patched together.
The chairman inquired if this would affect TOD’s (transit-oriented developments). Staff
answered that this is a TOD amendment.
There were no other questions or comments from the commissioners.

Recommendations and Voting
A motion was made to approve amending Chapter 118 of the Skokie Village Code as presented
in the Staff Report for 2021-20P.
Motion: Burman Second: Mathee Absent: Lakhani & Mitchell
Ayes: 7
Nays: 0

590950 - Plan Commission meeting minutes for Case 2021-20P on 8-19-2021
 Draft Plan Commission Meeting Minutes
 Date: August 19, 2021

A motion was made by Commissioner Burman and seconded by Commissioner Franklin to
approve the minutes of the July 15, 2021 Plan Commission meeting.

Case Description:

2021-21P – Zoning Map Amendment: 3320-3340 Dempster Street
MN CDK LLC Series 3320 Dempster is requesting a zoning map amendment of 3320-3340
Dempster Street from B2 Commercial to NX Neighborhood Mixed-Use.

2021-22P – Site Plan Approval: 3320 Dempster Street
MN CDK LLC Series 3320 Dempster is requesting site plan approval for mixed-use commercial
and residential building with an FAR of approximately 2.50, which is in excess of the base FAR
but below the maximum FAR for the zoning district; relief from the following sections of the
Skokie Village Code: 118-212(a)(1) to allow a reduction in width of stall from 9’ to 8’-6, 118-
212(a)(1) to allow a reduction in aisle width from 24’ to 21’ (per 118-212(a)(5)), 118-212(a)(6)
to allow a reduction in width of stall from 10’ to 9’-6, and 118-212(i)(1) to allow a reduction in
minimum distance of a surface parking lot curb from the property line from 6’ to 5’; and any
other relief discovered during the review of this case.
PINs: 10-14-424-027-0000, 10-14-424-028-0000, 10-14-424-029-0000, 10-14-424-030-0000,
10-14-424-031-0000

As both cases were related, they were discussed together but voted on separately.
Discussion and Interested Parties
Legal notice was advertised, posted, and delivered to all property owners within the area as
prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and
correct.
Jeremy Kriska represented the applicant, MN CDK LLC, for these cases. The developer was in
the audience but did not speak. They are requesting a zoning map change from B2 Commercial
to NX Neighborhood Mixed-Use to construct a commercial/residential building at the corners of
Dempster Street and Ewing Avenue. They received approval from the Appearance Commission
at the June 9, 2021 meeting.
Under the current B2 commercial zoning, upper story residential units are not permitted. The
area is now vacant land previously used as an underutilized strip shopping center. The NX
zoning is intended for commercial areas adjacent to single-family zoning districts. There is a
high demand and limited supply of modern multi-family housing. The upcoming Pulse Dempster
Transit Line will encourage new development in this area. There will be 3 stories of rentals (23
units) above 2 ground floor commercial units with a partial 4th floor on the south side. These
modern units will have luxury amenities but will rent for less because they will be smaller than
other modern rental units. Single-family detached residences are located to the north.
Thirty-nine off-street parking spaces will be provided (14 exterior and 25 interior) along with
payment into the parking fund for 5 spaces to satisfy the off-street parking requirements. Staff
explained that there is no obtainable relief or variance for a parking deficit in the mixed-use

590953 - Plan Commission meeting minutes for Case 2021-21P on 8-19-2021
districts other than paying into the Village’s reserved parking fund. Nine space will be required
for the commercial uses. For a building of this size, only 1 handicap space is necessary.
Therefore, if parking is re-configured, the second handicap space could be converted to a
regular space. There is a public parking lot close by which will be used by employees of the
commercial spaces as well as overflow parking for the building. A commissioner cautioned that
the public will need to be aware that there is no parking on Dempster Street.
A 4-ft alley dedication is also required and shown on the site plan to transform the 16-ft alley
into a 20-ft commercial alley. A 7-ft street dedication on Dempster Street is required to widen
the arterial road to 40-ft from centerline; also shown on the plan.
A commissioner asked about access to the ground floor retail units. Mr. Kriska pointed out that
there are two separate commercial spaces; one set of doors will face Dempster Street and
another separate set of doors at the corner of Ewing Avenue for the eastern unit.
Another commissioner asked about loading spaces for the commercial units. Mr. Kriska stated
that for a building of this size, no separate loading dock is necessary.
A commissioner inquired if the rental units would have designated parking spaces. Staff stated
that only commercial & guest parking spaces would be differentiated.
Staff requested that the reports be entered into the record as presented as well as a memo
written by the Community Development Director regarding the environmental review of the
project. He explained the concept of the Pulse system as a set of Pace buses (other than the
Pace 250 bus) with limited stops and express service that will travel along Dempster Street.
Staff summarized the requested items of relief such as the parking stall width for the interior
spaces and the extra foot required when the space is against a wall. Curbing will be setback 5-ft
instead of 6’. Staff is in agreement with the Appearance Commission requirement to relocate
the sidewalk to the new property line and creating a parkway along the curb to add a bigger
buffer between pedestrians and vehicular traffic on Dempster Street.
A commissioner asked about the placement of bike racks. Staff answered that 1 would be
required by the entrance and another inside the parking area.
Chris Embick, 8815 Forestview Drive, wanted clarification that the internal parking spaces were
for residents as well as 2 outside spaces. He also voiced pedestrian and traffic concerns since
Dempster Street is heavily congested at rush hour and thought that there will be a conflict with
cars coming out of the garage. He pointed out that there is no pedestrian secure walkway to
the Pace bus stop across the street. Staff stated Dempster is state highway and Skokie has less
control. There will be no curb cuts made on Dempster to interfere with cars and being on the
Dempster Pulse Line and Pace 250 bus routes, there should be reduced vehicle use. Also
mentioned was the fact that if the strip mall was fully occupied or an office building use was
located at the site, it would be a greater traffic impact to the residential neighborhood. The
chairman added that, historically speaking, at commercial/residential developments there is less
heavy traffic coming & going than if it was occupied by a retail use.
Mr. Kriska, in closing, accepted the staff recommendations listed in Case 2021-21P and is
pleased with the staff support for the project but has concerns with some the recommendations
of Case 2021-22P. It was decided that in Condition #2 staff would modify the language for the
7-ft ROW dedication or conveyance of land prior to the building permit process. In Condition
#6, staff would, if needed, adjust the number of spaces and amount to be deposited into the
parking fund after a review by the Traffic Engineer.
590953 - Plan Commission meeting minutes for Case 2021-21P on 8-19-2021
Recommendations and Voting
Case 2021-21P

A motion was made to approve, as presented, the request for a zoning map amendment for
3320-3340 Dempster Street from B2 Commercial to NX Neighborhood Mixed-Use.
Motion: Burman Second: Shah Absent: Lakhani & Mitchell
Ayes: 7
Nays: 0

Case 2021-22P
A motion was made to approve, as presented with conditions amended, the request for site
plan approval for a mixed-use commercial and residential building with an FAR of approximately
2.50 and relief from various sections of the Skokie Village Code such as to allow a reduction in
width of stall from 9’ to 8’6, to allow a reduction in width of stall from 10’ to 9’6 when the stall
is adjacent to a wall, to allow a reduction in minimum distance of a surface parking lot curb
from the property line from 6’ to 5’, and to allow a reduction of aisle width from 24’ to 21’.

Conditions amended were:
Condition #2 to modify the language for the 7’ ROW land dedication or conveyance prior to
building permits.

Condition #6 to adjust the number of spaces and amount, if needed, after a review by the
Traffic Engineer.

Motion: Burman Second: Mathee Absent: Lakhani & Mitchell

Ayes: 7
Nays: 0


The chairman made an announcement that this meeting is the last for Planning Supervisor,
Steve Marciani, as he submitted his resignation to take a position with the Village of Orland
Park. The commissioners said their good-byes, wished him good luck, and thanked him for his
service to Skokie. They will miss him as a village professional and a friend.




590953 - Plan Commission meeting minutes for Case 2021-21P on 8-19-2021