Plan Commission — Skokie, IL
Date: 2013-12-19

LEGAL NOTICE OF PUBLIC HEARING

Skokie Plan Commission, Thursday, December 19, 2013, Village of Skokie, 5127 Oakton Street, Skokie, Illinois 60077,
at 7:30 P.M., to consider the following:

 NEW ACTION TAKEN
2013-35P – Zoning Chapter Amendment: Agricultural Research and Education
 Approved
The Talking Farm requests a Skokie Village Code Zoning chapter amendment to add a definition
 8-0-1
for agricultural research and education to Sec. 118-32, to add that use as a special use in the M3
Industry zoning district in Appendix A, and to require that off-street parking be determined by the
Plan Commission in Sec 118-218(4).
2013-36P – Site Plan Approval: 3669 & 3701 Howard Street
 Approved
Skokie Park District requests site plan approval in an M3 Industry zoning district to operate an
 with change to
existing child day care facility and a proposed agricultural research and education use with
 condition 1(a)
multiple buildings and structures into a single integrated development and any relief that may be
 overflow parking
discovered during the review of this case. The agricultural research education use will be
 to be located at
developed in multiple phases. PIN: 10-26-302-004-0000
 Hamlin Park
 9-0-0

2013-37P – Parking Determination: The Talking Farm
 Approved
The Talking Farm requests that the Plan Commission make an off-street parking determination for
 9-0-0
The Talking Farm at 3669 Howard, a proposed agricultural research and education use.

2013-38P – Special Use Permit: 3669 Howard Street
 Approved with
Skokie Park District, on behalf of The Talking Farm, requests a special use permit in an M3
 change to Condition
Industry district to operate an agricultural research and education use with on-site outdoor sales
 #9 to allow port -a-
and outdoor storage and any relief that may be discovered during the review of this case. PIN:
 pottys during special
10-26-302-004-0000
 events after Phase
 II
 9-0-0


2013-39P – Special Use Permit: 3701 Howard Street
 Approved
The Village of Skokie, on behalf of the Skokie Park District, requests a modification to an existing
 9-0-0
special use permit in an M3 Industry district to extract relevant conditions related to an existing
child day care facility, amending those conditions as necessary, and any relief that may be
discovered during the review of this case. PIN: 10-26-302-004-0000
 REVIEW
2013-31P – Subdivision: 8063, 8103 & 8117 Floral Avenue along with the west
 half of 8110 Lincoln Avenue Continued to
 Jan. 16, 2014
The Village of Skokie, on behalf of John McLinden and Floral Avenue, LLC, as contract purchasers,
requests a 8-lot subdivision of the property commonly known as 8063, 8103, and 8117 Floral
Avenue along with the west half of 8110 Lincoln Avenue in a CX Core Mixed-use district and the
following relief from the Skokie Village Code: §118 94-6(a)(5)a. to allow a new 15’- and 16’-wide
rather than 20’-wide alley, §118 94-5(a)(5)e. to provide no triangular dedications at the
intersections of the alleys rather than the required 15’-foot triangular dedications, and any other
relief discovered during the review of this case.
PINs: 10-21-409-012-0000, 10-21-409-013-0000, 10-21-409-021-0000, and parts of PINs 10-21-
409-010-0000 and 10-21-409-011-0000

FOR YOUR INFORMATION: Plans and related documents are available at the Village’s Community Development
Department, Planning Division, (847) 933-8447 Monday through Friday, from 8:30 AM to 5:00 PM.

SPECIAL AID: Available upon request for the disabled. Call (847) 673-0500 or TDD (847) 933-8455.



VOSDOCS-#440128-v1-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_oh_2013-12-19
Interested parties are invited to attend this meeting. This notice is for information purposes only. Published in the
Skokie Review on November 21, 2013. Paul Luke, Chairman




VOSDOCS-#440128-v1-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_oh_2013-12-19
STAFF REPORT 2013-35P: Zoning Chapter Amendment
Community Development Department Council Chambers, 8:00 PM, December 19, 2013




To: Paul Luke, Chairman, Skokie Plan Commission
From: Steve Marciani, Planning Supervisor
Case: 2012-35P: Zoning Chapter Amendment
 Agricultural Research and Education
 Related Cases – 2013-35P: Zoning Chapter Amendment
 2013-36P: Site Plan Approval
 2013-37P: Parking Determination
 2013-38P: Special Use Permit
 2013-39P: Special Use Permit


 General Information
 Petitioner Village of Skokie
 Purpose To add a definition for agricultural research and education to
 Sec. 118-32, to add that use as a special use in the M3
 Industry zoning district in Appendix A, and to require that off-
 street parking be determined by the Plan Commission in Sec
 118-218(4).

STAFF ANALYSIS
The Talking Farm is requesting amendments to the Zoning chapter of the Village Code
to allow an expanded list of uses for the farm that is currently operating on Howard
Street. New operations include those associated with a working production farm, on-
site outdoor sales, limited outdoor storage, teaching facilities open to the public and
administrative uses, and alternative energy production. This would require amending
the zoning chapter to add a new use, agricultural research and education. This new
special use would be allowed only in the M3 Industry district.
Other amendments needed include adding a definition of the new use and establishing
its on-site parking requirement as determined by the Plan Commission. The changes
requested, with one exception, are in the Staff recommendation below.
Staff has been working with The Talking Farm for many years leading up to this request
and is generally supportive of the proposed amendments. However, the petitioner’s
request includes the “outdoor storage of garden supplies” in the list of items in the “a)”
portion of the definition. Staff is not supportive of this portion of the definition.
Because a main component of the use encourages the public being on-site, rakes,
shovels, and other equipment or supplies left outside when not in use may cause

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visitors to the facility to trip or be otherwise hazardous. Otherwise, the remainder of
the petitioner’s request is in the Staff recommendation.
Staff is also recommending that this use be established as a special use in the M3
Industry district with the required parking to be determined by the Plan Commission.
This use has many varied activities that are occurring throughout the course of a day
and the year making it difficult to establish standard rules. Additional review and
conditions of use should be considered on a case by case basis and as the set of uses
evolves at a given location.
Finally, the intention of the administrative amendments recently adopted by the Village
Board in October was that the Plan Commission would be the final hearing body on
parking determinations. It was discovered during the review of this case that more
restrictive language requiring Village Board approval for parking determinations with
special uses remained in §118-218. Staff is requesting that this language be removed,
consistent with the intent of the 2011-11P amendments. Agriculture research and
education would be subject to planned determination.


STAFF RECOMMENDATION
Staff recommends that the following sections of Chapter 118 Zoning of the Skokie
Village Code be amended, with text to be added highlighted.


ARTICLE II. DEFINITIONS
Sec. 118-32. General definitions.
…
Agriculture research and education means the use of land primarily for urban
agricultural research and public education, including: a) the growing, harvesting,
processing, storing, and sales of crops including fresh and dried herbs, fruits,
vegetables, non-food ornamental plants, and compost; b) associated buildings and
structures for agricultural product and machinery storage, production, and sales; c)
associated classrooms, research labs, and office space; and d) wind energy and other
alternative energy production facilities.
…

Sec. 118-218. Required number of motor vehicle parking spaces.
 The minimum number of motor vehicle off-street parking spaces for designated
uses shall be as follows:
…
 (5) Other uses. Parking spaces for other permitted uses not listed in
 subsections (1) through (4) of this section shall be provided in accordance
 with requirements designated determined by the Plan Commission and, in
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 the case of special uses, as recommended by the Plan Commission and
 required by the Mayor and Board of Trustees.

 …
 APPENDIX A

 retail street
 M1 M2 M3 OR
 R1
 R2
 R3 NX
 TX
 B1
 B2
 B3
 B4
 R4
 R5 CX B6
USE
 H1

…
HYBRID AND OTHER USES
 Adult uses, subject to §118-90 S S
 Agricultural research and education S
 …




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STAFF REPORT 2013-36P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, December 19, 2013


To: Paul Luke, Plan Commission Chairperson
From: Mike Voitik, Planning Technician
Case: 2013-36P: Site Plan Approval
 3669 & 3701 Howard Street

 Related Cases – 2013-35P: Zoning Chapter Amendment
 2013-36P: Site Plan Approval
 2013-37P: Parking Determination
 2013-38P: Special Use Permit
 2013-39P: Special Use Permit

General Information
Location 3669 & 3701 Howard Street
Purpose A request for site plan approval in an M3 Industry zoning district
 to operate an existing child day care facility and a proposed
 agricultural research and education use with multiple buildings
 and structures in a single integrated development.
Petitioner Skokie Park District
Size of Site 310,978 square feet (7.139 acres) with 452.04 feet of frontage
 on Howard Street.
Existing Zoning & M3 Industry – child day care not in a residence, crop production
Land Use
Adjacent Zoning & North M1 Office Assembly Industry – public park, sewage
Land Use treatment plant
 M3 Industry – sewage treatment plant
 South M3 Industry – electrical equipment manufacturing,
 vacant industrial building
 East M3 Industry – vacant undeveloped property
 West M2 Light Industry – courier service
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
 A public sidewalk is present along Howard Street.
 Overhead utilities run along the southern end of the east property line.


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 Two 2-way driveways are located at Howard Street.
 The site is directly served by the Pace 215 bus, which runs along Howard Street.


PETITIONER’S SUBMITTAL
The petitioner is requesting site plan approval for the operation of an existing child day
care facility and a proposed agricultural research and education use with multiple
buildings and structures in a single 318,978 square-foot integrated planned
development. The development will include the existing Skokie Park District Tot
Learning Center and The Talking Farm, which has been operating its farm as a limited
use on the subject site under an agreement with the Park District since the summer of
2011. The Talking Farm is proposing a two phase expansion (case 2013-38P) in which it
eventually intends to operate 11 production fields in conjunction with a Welcome
Building that will contain a kitchen, bathrooms, classroom, wet room, administrative
office, storage, and greenhouse.
Both uses will share the existing 50 space parking lot that is located to the north of the
building. The Talking Farm desires to park an additional 40 cars on the lawn to the
north of the parking lot during special events. Water, sewer, and electric utilities will be
provided to The Talking Farm from the Tot Learning Center building.

STAFF ANALYSIS
Staff comment and review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Engineering and Planning
Divisions. All other departments returned the sheets with no comments.

 Engineering Division
 The Engineering Division recommends approval of the proposed site plan subject to
 recommended conditions. The total number of vehicle and bicycle parking spaces
 required for the Tot Learning Center and The Talking Farm will be determined in case
 2013-37P. Three bicycle parking spaces must be designed and provided in
 accordance with §118-221 and §118-222 of the Skokie Village Code based on the 50
 spaces provided.

 Planning Division
 The Planning Division is supportive of the proposed site plan approval request. The 2
 uses are compatible with each other in the sense that The Talking Farm will provide
 educational programs and farm visits for the children who attend the Tot Learning
 Center.
 The lawn to the north of the parking lot cannot be used for overflow parking.
 Section 118-212(f) of the Skokie Village Code requires that all off-street parking
 areas be fully improved with a pavement meeting the Village design standards. Staff


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 requests that The Talking Farm utilize the spaces in the parking lot at Hamlin Park
 during special events, when parking demand may exceed the number of spaces in
 the existing parking lot.
 The existing Talking Farm sign that is located in the Howard Street parkway must be
 relocated onto the subject site. A sign displaying the 3669 Howard Street address
 must be placed on the subject site, be in compliance with the sign code, have
 characters that are no less than 4 inches in height, and be visible from the street. If
 a permanent sign is constructed, it must be depicted on the Proposed Site Plan.

APPEARANCE COMMISSION
Appearance Commission review is not required.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for site plan approval to operate an
existing child day care facility and a proposed agricultural research and education use
with multiple buildings and structures at 3669 and 3701 Howard Street in an M3
Industry district be APPROVED based upon the Proposed Positive Findings of Fact and
subject to the recommended site plan approval conditions listed below.

RECOMMENDED SITE PLAN APPROVAL CONDITIONS
 1. Prior to the hearing of the subject case before the Board of Trustees, the
 following changes must be made to the Site Plan:
 a. The lawn overflow parking area must be removed.
 b. Depict the location of The Talking Farm’s ground sign, if a permanent
 sign is going to be constructed.
 c. A total of 3 bicycle parking spaces must be shown in accordance with
 §118-221 and §118-222 of the Skokie Village Code.
 2. During special events for The Talking Farm on weekdays or weekends, all
 overflow parking shall use the Hamlin Park parking lot.
 3. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plan dated <insert date of final approved plan>.
 4. Parking lot and exterior lighting shall meet Illuminating Engineering Society of
 North America (IES) standards, be full cut-off design, and be directed away from
 adjacent properties, subject to the approval of the Engineering Division.
 5. All objects and landscaping within a 15-foot sight distance triangle shall not
 exceed 30 inches in height, except traffic control devices listed in the Manual on
 Uniform Traffic Control Devices.
 6. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas,
 signage, landscaping, structures, and any other facilities or infrastructure on the


#441262 Staff Report – 2013-36P: Site Plan Approval: 3669 & 3701 Howard Street
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 Subject Property shall be maintained in a good state of repair, and when needed,
 be repaired or replaced in a timely manner.
 7. All private and public sidewalks shall be maintained free of snow, ice, sleet, or
 other objects that may impede travel.
 8. All off-street parking spaces shall be legibly striped and maintained.
 9. Any plan to modify parking lot striping must be approved by the Director of
 Engineering.
 10. The handicapped parking spaces shall be installed and maintained in compliance
 with State of Illinois Accessibility Standards and the Skokie Village Code, including
 required signage.
 11. Vehicles shall not be allowed to be parked in or otherwise block common
 driveways, sidewalks, aisles, or other points of access at any time, shall only be
 parked in designated parking spaces, and shall not overlap the striped lines of
 designated parking spaces.
 12. No required parking space on the site may be for the exclusive use of any user
 and all parking spaces shall be shared among all users on the site.
 13. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended.
 14. The petitioner shall obtain all required permits and approvals for improvements to
 County, State, or Federal rights-of-way from the governing jurisdiction.
 15. The Subject Property must conform to the Village's storm water control
 requirements as contained in the Skokie Village Code, including the disconnection
 of any downspouts.
 16. All signage shall conform to the Skokie Village Code, except relief provided for in
 this ordinance. Any sign on the Subject Property that is in violation of that Code
 must be removed or modified to conform with the Village Code prior to the
 issuance of an occupancy permit.
 17. All modifications to building elevations, signage, and landscaping shall be subject
 to the review and approval of the Skokie Appearance Commission.
 18. The petitioner shall submit to the Planning Division electronic files of the plat of
 survey, site plan, and landscape plan in their approved and finalized form. The
 files shall be scaled 2-dimensional drawing files on non-compressed, non-read
 only CD-ROM *.dwg AutoCAD format.
 19. Prior to the issuance of building permits, the petitioner shall submit to the
 Planning Division of the Community Development Department the name, address,
 telephone number, and e-mail address of the company and contact person
 responsible for site maintenance in compliance with the special use permit.
 20. If work is to be performed on public property or if public property is utilized or
 impacted during construction and/or development, the owner shall provide, or


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 shall cause the developer and/or contractor to provide, the Village of Skokie with
 a certificate of insurance naming the Village of Skokie as additionally insured for
 any and all claims related to any and all work. The owner shall hold, and shall
 cause the developer and/or contractor to hold, the Village of Skokie harmless and
 indemnify the Village for any and all claims for property damage or personal
 injury related to work on or use of public property.
 21. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
 22. 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.


ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-36P
2. Memorandum from Engineering Division dated December 12, 2013
3. Existing Site Plan, dated October 29, 2013
4. Proposed Site Plan, dated October 29, 2013
5. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2013-36P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, December 19, 2013


Consideration Finding
The request is harmonious with and does not The addition of The Talking Farm to the
adversely affect adjacent properties. existing Tot Learning Center property is
 harmonious with and does not adversely
 affect adjacent properties.
The request can demonstrate that adequate Adequate public facilities exist and will be
public facilities, including roads, drainage, expanded to serve the requested use at the
utilities, and police and fire protection exist or time such facilities are needed.
will exist to serve the requested use at the time
such facilities are needed.
The request demonstrates adequate provision Water, electric, and sewer service will be
for maintenance of the associated structures. provided to The Talking Farm from the
 existing Tot Learning Center building.
The request has considered and, to the degree A berm and a swale will be constructed at the
possible, addressed the adverse effects on the south end of the subject site to assist with
natural environment. the site’s drainage and prevent runoff onto
 adjacent properties.
The request will not create undue traffic Peak activity at The Talking Farm will occur
congestion. on weekends, when the Tot Learning Center
 is closed; thus, undue traffic congestion will
 not be created.
The request will not adversely affect public There should be no adverse effect upon
health, safety, and welfare. public health, safety, and welfare as a result
 of the site plan approval request.
The request conforms to all applicable Aside from the petitioner’s desire to park
provisions of this code, except where relief is excess vehicles on the lawn to the north of
granted with the request. the parking lot, which is prohibited by code
 and which relief cannot be granted for, the
 request conforms to all applicable provisions
 of this code.


Additional Considerations for Planned Finding
Developments
The proposed use of the particular site, The proposed addition of The Talking Farm to
including any exceptions to use, shall be shown the subject site will benefit the surrounding
as necessary or desirable to provide a service, area by offering fresh produce and urban
amenity, or facility that will contribute to the agricultural programs to the public.
general well-being of the surrounding area.




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Under the circumstances of the particular case, There should be no detrimental impact of the
the proposed use will not be detrimental to the proposed use to the health, safety, or general
health, safety, or general welfare of persons welfare or persons residing within or in the
residing within or in the vicinity of the PD. vicinity of the Planned Development.




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STAFF REPORT 2013-37P: Parking Determination
Community Development Department Council Chambers, 7:30 PM, December 19, 2013


To: Paul Luke, Chairman, Skokie Plan Commission
From: Steve Marciani, AICP, Planning Supervisor
Case: 2013-37P: Parking Determination
 The Talking Farm
 Related Cases – 2013-35P: Zoning Chapter Amendment
 2013-36P: Site Plan Approval
 2013-37P: Parking Determination
 2013-38P: Special Use Permit
 2013-39P: Special Use Permit


 General Information
 Petitioner The Talking Farm
 Purpose A parking determination for The Talking Farm, a proposed
 agricultural research and education use at 3669 Howard.


STAFF ANALYSIS
The Talking Farm requests a parking determination for The Talking Farm, a proposed
agricultural research and education use, at 3669 Howard Street.
The analysis from Staff, based on information from the petitioner’s traffic study and
information provided by the Skokie Park District, is attached for your review.
To summarize, the analysis is based on the part-time and volunteer staffing levels,
seasonal retail and wholesale activities, and parking for classes that may be offered.
For this particular use, Staff is recommending a split parking requirement based on the
time of day. This is in part because the vehicle parking lot will be shared with a day
care center for children and also because of the broad range of activities that are
occurring on the property.


STAFF RECOMMENDATIONS
 1) The off-street vehicle parking requirement for The Talking Farm is 4 spaces prior
 to 6 PM Monday through Friday and be 29 spaces on weekends and after 6 PM
 Monday through Friday.
 2) Except for loading on the service roads of the farm, all parking must occur in
 paved, legal parking spaces.


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 3) For special events, overflow parking must be provided off-site in paved, legal
 parking spaces. No parking or car storage is permitted on unpaved areas.
 4) This parking determination is only valid for the implementation of The Talking
 Farm site plan, dated October 29, 2013.


ATTACHMENTS
1. Memo from Engineering, dated December 12, 2013
2. Proposed Site Plan, dated October 29, 2013




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STAFF REPORT 2013-38P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, December 19, 2013


To: Paul Luke, Plan Commission Chairperson
From: Mike Voitik, Planning Technician
Case: 2013-38P: Special Use Permit
 3669 Howard Street

 Related Cases – 2013-35P: Zoning Chapter Amendment
 2013-36P: Site Plan Approval
 2013-37P: Parking Determination
 2013-38P: Special Use Permit
 2013-39P: Special Use Permit

General Information
Location 3669 Howard Street
Purpose A request for a special use permit for agricultural research and
 education with on-site outdoor sales and outdoor storage.
Petitioner Skokie Park District, on behalf of The Talking Farm
Size of Site 310,978 square feet (7.139 acres) with 452.04 feet of frontage
 on Howard Street.
Existing Zoning & M3 Industry – child day care not in a residence, crop production
Land Use
Adjacent Zoning & North M1 Office Assembly Industry – public park, sewage
Land Use treatment plant
 M3 Industry – sewage treatment plant
 South M3 Industry – electrical equipment manufacturing,
 vacant industrial building
 East M3 Industry – vacant undeveloped property
 West M2 Light Industry – courier service
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
 A public sidewalk is present along Howard Street.
 Overhead utilities run along the southern end of the east property line.
 Two 2-way driveways are located at Howard Street.
 The site is directly served by the Pace 215 bus, which runs along Howard Street.

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PETITIONER’S SUBMITTAL
The petitioner is requesting a special use permit for the operation of a proposed
agricultural research and education use with on-site outdoor sales and outdoor storage
at 3669 Howard Street, in an M3 Industry district. Under site plan approval (case 2013-
36P), the Talking Farm will share Skokie Park District-owned property that is currently
occupied by the Tot Learning Center. The Talking Farm has been operating its farm as a
limited use on the subject site under an agreement with the Skokie Park District since
the summer of 2011. It intends to expand the operations from its existing 3 fields, farm
stand, education tent, and 8,000 square-foot demonstration garden onto vacant land
that has never been previously developed to the south of the Tot Learning Center.
The Talking Farm desires to provide a facility that will educate the public on the benefits
of urban agriculture and provide fresh produce to the community. In addition to running
the proposed farm, the organization has 6 years of experience in the area and has been
“an active community driver of urban agricultural initiatives” including designing and
installing gardens at several local schools. Produce will be offered for sale to the public
and also at the wholesale level to local restaurants. The farm also intends to offer
activities for the children who attend the Tot Learning Center.
In Phase 1 of the development of the farm, The Talking Farm will expand its crop
production to 11 fields and add a water main, a crop irrigation system, and
electrical service. Composting of leaves, vegetative matter, and food waste will
take place in bins that are stored on site. Water and electricity will be provided
directly to the farm from the Tot Learning Center building. Permanent fencing
will be constructed around 6 of the production fields and a temporary fence will
be built along the west side of the westernmost fields. A portable toilet and hand
washing station will be provided for workers and visitors. The Tot Learning
Center will share its existing trash storage facilities with the farm.
Leafy green vegetables, such as lettuce, kale, and collard, will be processed on
site within the existing hard top education tent due to their short shelf life. These
vegetables will be submerged in cold water to slow down the wilting process and
the leftover water will be drained into the existing storm sewer system on the
property. All other produce will be washed, cooled, packaged, and stored off-site
at the Vineyard Christian Church of Evanston. Seedling sales will also continue to
be located within the education tent.
In Phase 2, a 1,600 square-foot Welcome Building will be constructed and contain
a kitchen, bathrooms, a classroom, a wet room, an administrative office, storage,
and a greenhouse. All produce processing will be located on the subject site and
take place within the wet room, which will drain to the underground storm
system. Permanent fences will be constructed around the remaining production
fields and any existing temporary fencing that surrounded the fields will be
removed and replaced by the permanent fences.




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STAFF ANALYSIS
Staff comment and review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Engineering, Forestry,
Environmental Health, and Planning Divisions. All other departments returned the
sheets with no comments.

 Engineering Division
 The Engineering Division recommends approval of the proposed special use permit
 subject to recommended conditions. The existing parking lot has 50 spaces. Per
 case 2013-37P, a total of 29 parking spaces will be required for The Talking Farm,
 based upon one parking space for each employee, retail customer, and student.
 Because the Tot Learning Center and The Talking Farm will generate different peak
 parking demands during weekdays – the Tot Learning center between 7 a.m. and 6
 p.m., and The Talking Farm after 6 p.m. – Engineering staff believes that the parking
 lot is adequate to meet the parking demand of both uses.
 During any special events that are held by The Talking Farm where the parking
 demand may exceed the number of spaces in the parking lot, Engineering staff
 recommends that overflow parking be provided in the Hamlin Park parking lot.
 A minimum of 3 bicycle parking spaces must be provided on the site.

 Forestry Division
 The Forestry Division recommends approval of the proposed special use permit and
 notes that the proposed site plan indicates that more trees will be planted on the
 subject site than removed.

 Environmental Health Division
 The Environmental Health Division supports the requested special use permit but
 requires that the proposed food rinsing area be placed on a concrete surface that has
 proper drainage to the storm sewer. The water provided for rinsing produce must
 come from a protected water source. A hose cannot be used for washing or rinsing
 of the produce. The water delivery system must include a pressurized PVC or
 approved pipe, an approved hose bib, and a backflow prevention device.
 All waste water from the flash treatment processing must be poured directly into the
 storm sewer and cannot remain on the site. The flash treatment shall occur on an
 area with an approved smooth surface. All portable equipment and utensils that are
 used during produce processing must be sanitized at either the Tot Learning Center
 or at the Vineyard Church until the Welcome Building is constructed, when it will be
 required to be sanitized on site. All flash treatment, food rinsing, and processing
 equipment shall be subject to the approval of the Health Department.



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 The portable toilet and hand washing station can be used on the site until permanent
 bathrooms are constructed or produce starts to be rinsed, washed, or processed at
 the site. The portable toilet and hand washing facilities can be used while certain
 produce is processed on site using the flash treatment. Once permanent bathrooms
 are constructed inside the Welcome Building, the portable toilet and hand washing
 station must be removed from the subject site.

 Planning Division
 The Planning Division is supportive of the proposed special use permit. Although the
 existing comprehensive plan does not specifically contemplate agricultural uses, the
 proposed location of The Talking Farm within an industrially – zoned district is ideal
 because the farm involves the production of a good – in this instance, food.
 Furthermore, the subject site is surrounded by industrial uses to the south and west,
 buffering the property from the nearby residential neighborhood.
 Peak activity at The Talking Farm will occur on weekends, when the Tot Learning
 Center is closed, thus all the parking spaces within the existing lot will be available
 for the farm’s workers and visitors. However the lawn to the north of the parking lot
 cannot be used for any additional overflow parking. Section 118-212(f) of the Skokie
 Village Code requires that all off-street parking areas be fully improved with a
 pavement meeting the Village design standards. Either the parking lot must be
 expanded to accommodate the additional traffic generated by the Talking Farm or
 the petitioner must arrange for additional off-site parking. In concurrence with the
 Engineering Division’s recommendation, Staff requests that The Talking Farm utilize
 the spaces in the parking lot at Hamlin Park, which is located on the north side of
 Howard Street and northwest of the subject site.
 The existing Talking Farm sign that is located in the Howard Street parkway must be
 relocated onto the subject site. A sign displaying the 3669 Howard Street address
 must be placed on the subject site, have characters that are no less than 4 inches in
 height, and be visible from the street. If a permanent sign is constructed, it must be
 depicted on the Proposed Site Plan. All bicycle parking spaces must be designed and
 provided in accordance with §118-221 and §118-222 of the Skokie Village Code.


APPEARANCE COMMISSION
Appearance Commission review is not required.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for agricultural
research and education with on-site outdoor sales and outdoor storage at 3669 Howard
Street in an M3 Industry district be APPROVED based upon the Proposed Positive
Findings of Fact and subject to the recommended and standard special use permit
conditions listed below.



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RECOMMENDED SPECIAL USE CONDITIONS
 1. Prior to the hearing of the subject case before the Board of Trustees, the
 following changes must be made to the Proposed Site Plan:
 a. The lawn overflow parking area must be removed.
 b. Depict the location of The Talking Farm’s ground sign, if a permanent
 sign is going to be constructed.
 c. A minimum of 3 bicycle parking spaces must be shown in accordance
 with §118-221 and §118-222 of the Skokie Village Code.
 2. All produce other than that which requires flash treatment processing must
 be washed, cooled, packaged, and stored off-site until the Welcome
 Building is constructed in Phase II of the development.
 3. All waste water from the flash treatment processing must be poured
 directly into the storm sewer and cannot remain on the site. The flash
 treatment shall occur on an area with an approved smooth surface.
 4. The proposed produce rinsing area must be placed on a concrete surface
 that has proper drainage to the storm sewer.
 5. The water provided for rinsing produce must come from a protected water
 source.
 6. The water delivery system for the produce rinsing area must include a
 pressurized PVC or approved pipe, an approved hose bib, and a backflow
 prevention device.
 7. All portable equipment and utensils that are used during produce
 processing must be sanitized at either the Tot Learning Center or at the
 Vineyard Church until the Welcome Building is constructed, when it will be
 required to be sanitized on site.
 8. All flash treatment, food rinsing, and processing equipment shall be subject
 to the approval of the Health Department.
 9. The portable toilet and hand washing station must be removed from the
 subject site once the bathrooms are constructed inside the Welcome
 Building as part of Phase II of the development.
 10. During special events on the weekdays or weekends, all overflow parking
 shall be provided within the Hamlin Park parking lot.
 11. The existing Talking Farm sign that is located in the Howard Street
 parkway must be relocated onto the subject site. The sign shall be in
 compliance with the sign code.
 12. A sign displaying the 3669 Howard Street address must be placed on the
 subject site, have characters that are no less than 4 inches in height, and
 be visible from the street.

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STANDARD SPECIAL USE CONDITIONS
 13. The petitioner shall develop the Subject Property in 2 phases in substantial
 conformance with the final Village approved Proposed Site Plan dated <insert
 date of final approved plan> and Functions, Amenities and Requirements table,
 dated October 29, 2013.
 14. All modifications to building elevations, signage, and landscaping shall be subject
 to the review and approval of the Skokie Appearance Commission.
 15. The petitioner shall submit to the Planning Division electronic files of the plat of
 survey, site plan, and landscape plan in their approved and finalized form. The
 files shall be scaled 2-dimensional drawing files on non-compressed, non-read
 only CD-ROM *.dwg AutoCAD format.
 16. Prior to the issuance of building permits, the petitioner shall submit to the
 Planning Division of the Community Development Department the name, address,
 telephone number, and e-mail address of the company and contact person
 responsible for site maintenance in compliance with the special use permit.
 17. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
 18. 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.


ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-36P
2. Memorandum from Engineering Division dated December 12, 2013
3. Existing Site Plan, dated October 29, 2013
4. Proposed Site Plan, dated October 29, 2013
5. Functions, Amenities and Requirements table, dated October 29, 2013
6. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2013-38P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, December 19, 2013


Consideration Finding
The request is consistent with the intent of the Although the proposed use is not consistent
Comprehensive Plan. with the intent of the manufacturing/service
 employment use identified in the
 Comprehensive Plan, the Comprehensive Plan
 did not contemplate agricultural uses at the
 time it was adopted. The proposed location
 of The Talking Farm within an industrially –
 zoned district generally meets the intent of
 the Plan because the farm involves the
 production of food. Furthermore, the subject
 site is surrounded by industrial uses to the
 south and west, buffering the property from
 the nearby residential neighborhood.
The request will not adversely affect adjacent The proposed agricultural research and
properties. education use will not have a negative impact
 upon the surrounding properties.
The request is compatible with the existing or The proposed farm will occupy the rear of a
allowable uses of adjacent properties. property that it shares with an existing day
 care. The Talking Farm intends to offer
 activities for the children who attend the Tot
 Learning Center.
The request demonstrates that adequate public The proposed use will be utilizing an existing
facilities, including roads, drainage, utilities, parking lot that will be able to accommodate
and police and fire protection exist or will exist parking for both the day care and the farm.
to serve the requested use at the time such During times when additional parking is
facilities are needed. needed, Staff requests that overflow parking
 be directed to the Hamlin Park parking lot.
The request demonstrates adequate provision The proposed agricultural research and
for maintenance and use of the associated education use will improve land that is
structures. currently undeveloped and unmaintained.
The request has considered and, to the degree There should be little, if any, adverse effects
possible, addressed the adverse effects on the on the natural environment from the
natural environment. proposed use. Leaves, vegetative matter,
 and food waste will be placed in composting
 bins that are stored on the subject site in
 such a way as to eliminate rodent infestation
 and contamination of the produce.




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The request will not create undue traffic Peak activity levels at the farm will be
congestion. greatest during weekends, when the day care
 is closed, thereby not creating undue traffic
 congestion.

The request will not adversely affect public There should be no adverse effect upon
health, safety, and welfare. public health, safety, and welfare, provided
 that health code requirements are properly
 adhered to during the washing and
 processing of the produce.
The request conforms to all applicable Aside from the petitioner’s desire to park
provisions of this code, except where relief is excess vehicles on the lawn to the north of
granted with the request. the parking lot, which is prohibited by Village
 code, the request conforms to all applicable
 provisions of this code.




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STAFF REPORT 2013-39P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, December 19, 2013


To: Paul Luke, Plan Commission Chairperson
From: Mike Voitik, Planning Technician
Case: 2013-39P: Special Use Permit
 3701 Howard Street

 Related Cases – 2013-35P: Zoning Chapter Amendment
 2013-36P: Site Plan Approval
 2013-37P: Parking Determination
 2013-38P: Special Use Permit
 2013-39P: Special Use Permit

General Information
Location 3701 Howard Street
Purpose A request for a modification to an existing special use permit in
 an M3 Industry district to extract relevant conditions related to
 an existing child day care facility, amending those conditions as
 necessary, and any relief that may be discovered during the
 review of this case.
Petitioner Village of Skokie
Size of Site 310,978 square feet (7.139 acres) with 452.04 feet of frontage
 on Howard Street.
Existing Zoning & M3 Industry – child day care not in a residence, crop production
Land Use
Adjacent Zoning & North M1 Office Assembly Industry – public park, sewage
Land Use treatment plant
 M3 Industry – sewage treatment plant
 South M3 Industry – electrical equipment manufacturing,
 vacant industrial building
 East M3 Industry – vacant undeveloped property
 West M2 Light Industry – courier service
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
 A public sidewalk is present along Howard Street.
 Overhead utilities run along the southern end of the east property line.

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 Two 2-way driveways are located at Howard Street.
 The site is directly served by the Pace 215 bus, which runs along Howard Street.


PETITIONER’S SUBMITTAL
The Village of Skokie is requesting this technical modification because the original special
use ordinance for this site, 96-5-Z-2588, granted approval for a community center to be
developed in multiple phases. Included in the community center was to be a day care
center for children. However, only the Tot Learning Center was developed, and the
majority of the remainder of the site will now be covered in the site plan approval in
case 2013-36P, which will include The Talking Farm special use in case 2013-38P.
Under these circumstances, it is necessary for the new special use permit be issued for
the Tot Learning Center.
No changes to the Tot Learning Center are proposed with this modification.
New Findings of Fact are attached in accordance with the recently adopted Zoning
Chapter modifications. All relevant conditions from the existing ordinance pertaining to
the site are now included in the recommended conditions for 2013-36P.
The new special use is in compliance with current parking and other zoning
requirements. Based on the size of the facility, 29 off-street vehicle parking spaces are
required.


STAFF ANALYSIS
Staff comment and review sheets were sent to all pertinent departments. No comments
were received from Staff.


APPEARANCE COMMISSION
Appearance Commission review is not required.


STAFF RECOMMENDATIONS
Staff recommends that a special use permit for child day care not is a residence at 3701
Howard Street in an M3 Industry district be APPROVED based upon the Proposed
Positive Findings of Fact and subject to the recommended special use permit conditions
listed below.

RECOMMENDED SPECIAL USE CONDITIONS
 1. The building containing the use shall not exceed 14,750 ft2 in size. Any
 increase in size beyond that size may require additional parking and a
 modification to the site plan approval for this site.



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 2. 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>.
 3. The petitioner shall submit to the Planning Division of the Community
 Development Department the name, property address, email address, address,
 and telephone number of the company and contact person responsible for site
 maintenance in compliance with the special use permit.
 4. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
 5. 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.


ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-39P
2. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2013-39P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, December 19, 2013


Consideration Finding
The request is consistent with the intent of the Child day care not in a residence is a special
Comprehensive Plan. use in the M3 district and is consistent with
 the direction of the Comprehensive Plan in
 terms of providing social and health services
 (P5) and retail sales and services (L2) that
 provided access to such day care, especially
 near employment areas.
The request will not adversely affect adjacent The proposed use has not had a negative
properties. impact upon the surrounding properties.
The request is compatible with the existing or The proposed use is compatible, with access
allowable uses of adjacent properties. to nearby employment areas and public
 transportation.
The request demonstrates that adequate public The existing parking lot accommodates
facilities, including roads, drainage, utilities, parking for both the day care and the
and police and fire protection exist or will exist proposed Talking Farm. The use has not and
to serve the requested use at the time such will not cause an undue burden on public
facilities are needed. facilities.
The request demonstrates adequate provision The Skokie Park District has consistently
for maintenance and use of the associated maintained the structure.
structures.
The request has considered and, to the degree There have been and should continue to be
possible, addressed the adverse effects on the little, if any, adverse effects on the natural
natural environment. environment from the proposed use. Storm
 water is more than accommodated and the
 majority of the site is permeable and
 landscaped.
The request will not create undue traffic Peak activity levels are only during morning
congestion. and evening pick-up and drop-off. There
 have been no chronic traffic problems.
The request will not adversely affect public There should be no adverse effect upon
health, safety, and welfare. public health, safety, and welfare, provided
 that health code requirements and state day
 care requirements are met on an ongoing
 basis.
The request conforms to all applicable The request conforms to all applicable
provisions of this code, except where relief is provisions of this code.
granted with the request.




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