Zoning Board of Appeals — Skokie, IL
Date: 2023-11-15

Meeting Agenda
 Skokie Zoning Board of Appeals
 Wednesday, November 15, 2023 at 7:30 P.M.
 Village of Skokie
 5127 Oakton Street
 Skokie, IL 60077
 I. Call to Order

 II. Roll Call

 III. Approval of Minutes **Go To Minutes**
 IV. Public Hearings & New Business:

 2023-03Z – 4801 Golf Road **Go To Page**
 120 427, FT Orchard LLC, on behalf of Status Unlimited and their permit expeditor,
 Expedite The Diehl, requests a sign variation in order to establish a second
 signable area on the east façade of the building rather than the one allowable
 signable area per façade as required by Section 82-2 of the Skokie Village Code in
 a B2 Commercial district.
 PIN: 10-16-206-049-0000


 V. Old Business:

 VI. Public Comment (for non‐agenda items)

 VII. Adjourn




606320 – v2 Zoning Board of Appeals – November 15, 2023 Agenda
 Return to Agenda
 Zoning Board of Appeals Meeting Minutes
 Date: October 18, 2023


ZBA MEMBERS PRESENT: Brian O’Donnell - Chair
 Richard Perlin - Vice-Chair
 Israel Pollack, Sean Arden, Nicholas Werth,
 Elaine Jacobson, Sharon Roos-Kirkpatrick,
 and David Solovy

ZBA MEMBER ABSENT: David Putrus

STAFF PRESENT: Tyler Kobylski, Asst Corporation Council,
 Brian Augustine, Zoning Administrator, and
 Marlene Bargamian, Administrative Assistant

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

(II) APPROVAL OF MINUTES
 A motion to approve the minutes of the March 1, 2023 meeting was made by ZBA
 member Werth and seconded by ZBA member Jacobson.

 Ayes: Unanimous voice vote in unison

(III) CASE DESCRIPTION
 Case 2023-02Z – 4233 Main Street
 Minas Gharibian, on behalf of Melvin and Jazmine Dillard, request a variation in order to
 operate a dentist office resulting in 10 off-street parking spaces provided rather than 12
 off-street parking spaces required by Section 118-218(4) of the Zoning Chapter of the
 Skokie Village Code in a B1 Commercial district.

 PINs: 10-22-402-009-0000 and 10-22-402-010-0000

 ZBA member Werth summarized the staff report stating that the Fire Department, Traffic
 Engineering Division, and Community Development were the only departments to
 comment on the case.

 The Fire Department, in their written comments, noted that access to the site will be
 reduced with the removal of the driveway on Main Street, but with site access from Tripp
 Avenue and the alley, access is not prohibited.

 Traffic Engineering Division stated that the petitioner is making improvements to add parking
 on the site as well as adding an additional parking space on Main Street. A
 vehicular/pedestrian conflict point will be avoided with the removal of the driveway.

 Community Development concurs with Traffic Engineering comments. With the addition
 of the street parking space on Main Street, the use is only 1 parking space short. On a
 daily basis, staff considers the parking demand is met. In the event of any overflow, parking
 is allowed on Main Street and Tripp Avenue.



# 615098 Zoning Board of Appeals meeting minutes October 18, 2023
 Betsy Gensburg, architect, and Dr. Jazmine Dillard, pediatric dentist, presented the case.
 The dental practice is currently located in Evanston and they would like to expand to Skokie.
 Adding additional on-site parking and providing a medical service facility to the neighborhood
 will not be a detriment.

 ZBA member Werth asked about their capacity. John Maser, general contractor, estimated
 about 6; with 2 dentists (orthodontist, and pediatric), 3 operatories and 10 parking spaces.

 Staff recommended approval with the conditions to:
 1- replace the sidewalk along Main St. to Village standards and
 2- the gravel area in the Main Street right-of-way (west of the existing driveway) be replaced
 with topsoil and seed or sod.

 Staff also announced that at a recent Village Board meeting, a study was approved for
 the redevelopment of the Main Street commercial corridor west of Crawford Avenue to
 make it attractive to new businesses and more pedestrian-friendlier. It is possible that in
 discussing improvements to remove “Main Street clutter”, the existing ground and pole sign
 at the site could be affected.

 The petitioner has no objection and nothing further to add.


(IV) RECOMMENDATIONS AND VOTING
 A motion was made to grant a variance, with conditions, to operate a dentist office
 resulting in 10 off-street parking spaces provided rather than 12 off-street parking spaces
 as required by Section 118-218(4) at 4233 Main Street.

 Motion: Werth Second: Perlin Absent: Putrus

 Ayes: 8
 Nays: 0

 A covenant is not required.

(V) ITEMS FOR COMMUNICATION
 The next meeting on Nov. 1, 2023 has been cancelled due to lack of cases. There will
 be a meeting on Nov. 15, 2023.

 ZBA member Roos-Kirkpatrick announced that she will be out of town and not attending
 the Nov. 15, 2023 meeting.

(VI) ADJOURNMENT
 Chair O’Donnell adjourned the meeting at 7:55 PM.

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Assistant




# 615098 Zoning Board of Appeals meeting minutes October 18, 2023
 Return to Agenda
STAFF REPORT 2023-03Z: Variation
Community Development Department Council Chambers, 7:30 PM, November 15, 2023


To: Brian O’Donnell, Chairman, Zoning Board of Appeals
From: Brian J. Augustine, Zoning Administrator
Re: 4801 Golf Rd – Signage

  General Information
  Location 4801 Golf Rd
  Request Variation in order to establish a second signable area on the east
 façade of the building in a multi-tenant building.
  Zoning Requirement One signable area per facade
  Petitioner 120 427, FT Old Orchard, on behalf of Status Unlimited and their
 permit expeditor Expedite The Diehl
  Existing Zoning & B2 Commercial - Bank and MedSpa
  Land Use
 North B4 Regional Shopping – Shopping Mall
 South B3 Business – Retail
 East B3 Business – Hotel and Performing Arts Center
 West B2 Business – Retail and Multi-family Residences
  Assigned to Israel Pollack

SITE INFORMATION
  The building on site was constructed around 1997.

PETITIONER’S SUBMITTAL
The petitioner is requesting a variation in order add a second signable area on the east
façade of the building rather than the one signable area that allowed per code.

APPEARANCE COMMISSION

The Appearance Commission approved the petitioner’s request at its August 2023
meeting.




615543 v1
STAFF ANALYSIS
Staff Comment and Review sheets were sent to all pertinent departments. The
Community Development Department was the only department to comment.
Community Development Department
After reviewing the application and the Sign Code it was determined that only one
variation was required, not two. Based on the sign packet submitted, the only variation
required is for two signable areas on the east façade of the building.

A signable area is defined as: a designated area of the facade of a building, the
boundaries of which shall form a square, rectangle or other Appearance Commission
approved shape, which is free of windows, doors and all major architectural details.
Only 1 signable area may be established for a facade of a building. In no event shall
the signable area of a building exceed, in square footage, ⅓ of the square footage of
any facade of the building. The intent appears to not have signs in multiple locations
on a façade of a building. This is similar to having one ground sign with multiple
tenant names on it, instead of the each tenant having their own ground sign in a
multi-tenant building.

The applicant is proposing to add a new BMO sign on the east façade of the building
below the windows. The new sign is clearly separated by windows therefore resulting
in a second signable area.

In this case staff feels the applicant most likely could add their sign next to the Pure
Medical Spa sign. If the BMO sign was next to the Pure Medical Spa sign above the
windows, this would result one signable area and would be permitted by right.

The tenant is also proposing a BMO sign on the north façade, that is code compliant,
and is higher up on the wall. The BMO sign on the east façade will be located on the
first-floor level and at a different plane than the proposed sign on the north façade.
This request does not appear to be for consistent BMO signage to be located only on
the first-floor façade of the building.

Staff feels the BMO sign can feasibly be added to the side of the Pure Medical Spa sign
resulting in one signable area. If there are concerns with centering of the sign, the
Pure Medical Spa can be moved over to the left or right and the new BMO sign can be
added next to it.

STAFF RECOMMENDATION
Based on the proposed Findings of Fact, Staff recommends that the petitioner’s request
to add a second signable area be denied.
ATTACHMENTS
1. Proposed Findings of Fact


615543 v1
Proposed Findings of Fact 2023-03Z: Variation
Community Development Department Council Chambers, 7:30 PM, November 15, 2023


 1 Consideration Limitation on the use of the property due to physical, topographical, and
 geologic features.
 Finding There are no limitations on the property due to physical, topographical or
 geologic features.
 2 Consideration The applicant can demonstrate that without a variance there can be no
 reasonable use of the property.
 Finding Staff feels the applicant can most likely have a reasonable use of the
 property without a variation.
 3 Consideration The granting of the variance is not based solely on economic reasons.
 Finding The variance request appears to be based on the desire to add another sign
 to the building.
 4 Consideration The necessity for the variance was not created by the property owner.
 Finding Staff feels the necessity for the variance is being created by the applicant
 and a second sign can be added next to the Pure Medical Spa sign.
 5 Consideration The variance requested is the minimum variance necessary to allow
 reasonable use of the property.
 Finding Staff feels the variance is not the minimum necessary to allow for
 reasonable use of the property.
 6 Consideration The granting of the variance will not be injurious to the public health,
 safety, or welfare.
 Finding Staff feels the granting of the variance will not be injurious to public health
 or safety.
 7 Consideration The property subject to the variance request possesses one or more unique
 characteristics generally not applicable to similarly situated properties

 Finding There are no unique characteristics to the subject site. It is a typical two
 tenant building.




615543 v1
 LEGAL NOTICE OF PUBLIC HEARING

Skokie Zoning Board of Appeals, Wednesday, November 15, 2023, Village of Skokie, 5127 Oakton
Street, Skokie, Illinois 60077, at 7:30 P.M., to consider the following:
 NEW ACTION TAKEN
2023-03Z – 4801 Golf Rd
120 427, FT Orchard LLC, on behalf of Status Unlimited and their
 Approved as presented
permit expeditor Expedite The Diehl, requests a sign variation in
 without conditions
order to establish a second signable area on the east façade of
the building rather than the one allowable signable area per
 7-0-2
façade as required by Section 82-2 of the Skokie Village Zoning
Code in a B2 Commercial district.
 No covenant required
PIN: 10-16-206-049-0000


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

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


Interested parties are invited to attend this meeting. This notice is for information purposes only.
Published in the Skokie Review on October 19, 2023.
 Brian L. O’Donnell, Chairman




ZBA Legal Notice – November 15, 2023 #615020

APPROVED – November 20, 2024

 Zoning Board of Appeals Meeting Minutes
 Date: November 15, 2023

ZBA MEMBERS PRESENT: Brian O’Donnell - Chair
 Richard Perlin - Vice-Chair
 Israel Pollack, Nicholas Werth,
 Elaine Jacobson, David Putrus,
 and David Solovy

ZBA MEMBER ABSENT: Sean Arden, Sharon Roos-Kirkpatrick

STAFF PRESENT: Tyler Kobylski, Asst Corporation Council,
 Brian Augustine, Zoning Administrator, and
 Marlene Bargamian, Administrative Assistant

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

(II) APPROVAL OF MINUTES
 A motion to approve the minutes of the October 18, 2023 meeting was made by ZBA
 member Jacobson and seconded by Vice-Chair Perlin.

 Ayes: Unanimous voice vote in unison

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

(IV) CASE DESCRIPTION
 Case 2023-03Z – 4801 Golf Road
 120 427, FT Orchard LLC, on behalf of Status Unlimited and their permit expeditor, Expedite
 The Diehl, request a sign variation in order to establish a second signable area on the east
 façade of the building rather than the one allowable signable area per façade as required by
 Section 82-2 of the Skokie Village Code in a B2 Commercial district.
 PIN: 10-16-206-049-0000

 Ms. Tracey Diehl, agent for the applicant, BMO Bank, presented the case. She hoped to
 clear up any confusion by saying that originally, they thought (2) variances were needed; one
 for each sign request on a building façade. However, it was decided that the proposed sign
 on the north façade was code compliant and only (1) variance was needed for the east
 building façade.

 BMO Bank will occupy the first-floor space; previously used by 5/3 Bank and before that, MB
 Financial Bank. The conflict is on the Skokie Boulevard elevation. The signable area has a
 centered Pure Medical Spa sign at the top; the tenant is located on the 2nd floor of the
 building. In her opinion, the sign code was written with strip malls in mind where tenants are
 side by side. In this multi-tenant building, the tenants are vertical, and BMO cannot ask the
 spa to move their sign. They are proposing to locate their sign below the windows also on
 the east façade.

 The Appearance Review Commission approved their sign location request at the August
 2023 meeting.


# 615840 Zoning Board of Appeals meeting minutes November 15, 2023
 APPROVED – November 20, 2024

 ZBA member Pollack commented that on a site visit, he noted that potentially, the sign could
 be blocked from view by trees. He also said that it is very costly to move a sign and the
 uncertainty of its location for illumination.

 ZBA member Solovy inquired if the sign is illuminated at night. Ms. Diehl stated that they will
 be following Village Code recommendations.

 Vice-Chair Perlin concurred that this is a unique situation. The rules of the Sign Code are
 meant for strip malls with side by side tenants. If they were oriented side by side instead of
 top and bottom, this case would not need a variance at all.

 Chairman O’Donnell stated the sign is wayfinding as well as branding in nature. It would
 delineate the tenants. He also asking who would bear the expense to move the spa sign and
 restore the façade?

 ZBA member Werth added that it would be very confusing to add the BMO sign on top and
 off to the side next to the Pure Medical Spa sign. He compared this request to the last
 meeting, where the ground sign location was discussed. The chairman stated that each case
 is judged on its own merits and recommendations for Case 2023-02Z were specific to the
 Main Street corridor improvements.

 Ms. Diehl had no further comments and in closing, thanked Brian Augustine for the extensive
 work and review of this project. The Chair added that the Zoning Board is very proud of
 Village staff; they very responsive, professional and knowledgeable.

(V) RECOMMENDATIONS AND VOTING
 A motion was made to grant a variance, without conditions, to establish a second signable
 area on the east façade of the building rather than the one allowable area per façade as
 required by Section 82-2 of the Skokie Village Code in a B2 Commercial district.

 Motion: Pollack Second: Solovy Absent: Arden
 Roos-Kirkpatrick

 Ayes: 7
 Nays: 0

 A covenant is not required.

(VI) ITEMS FOR COMMUNICATION
 Chairman O’Donnell welcomed David Putrus to the Zoning Board as this was his 1st meeting.

 The next meeting on Dec. 6, 2023 has been cancelled due to lack of cases. There will not
 be another ZBA meeting in 2023 as there is a conflict with the December 20, 2023
 Appearance Commission meeting. The Chairman wished all Happy Holidays.

(VII) ADJOURNMENT
 Chair O’Donnell adjourned the meeting at 8:00 PM.

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Assistant


# 615840 Zoning Board of Appeals meeting minutes November 15, 2023