Plan Commission

Draft Plan Commission Meeting Minutes Date: August 18, 2022 A motion to approve the minutes of the August 4, 2022 Plan Commission meeting was made by Commissioner Mathee, seconded by Commissioner Burman, and approved by all with a voice vote. Case Descriptions: 2022-29P – Site Plan Approval: 8029-8047 Skokie Boulevard 8047 Skokie, LLC, on behalf of Gary Levitas, is requesting a site plan approval to construct a new mixed-use building to include upper-story residential over nonresidential uses at 8029-8047 Skokie Boulevard (exact addresses to be determined), and any relief discovered during the review of this case. 2022-30P – Subdivision/Dedication: 8029-8047 Skokie Boulevard 8047 Skokie, LLC, on behalf of Gary Levitas, is requesting a 1-lot subdivision/dedication of 8029-8047 Skokie Boulevard (exact addresses to be determined), and any relief discovered during the review of this case. PIN: 10-22-325-032-0000 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. Gary Levitas, developer, and John Hanna, architect, summarized the project. They propose to construct a new 6-story mixed-use building that includes 56 residential units (36-1 bedroom+ den and 20-2 bedrooms) above commercial and amenity uses with a combination of 78 indoor and outdoor parking spaces. Mr. Levitas recently and successfully completed the adjacent building at 8025 Skokie Boulevard which is fully occupied. The plan is for the new development to compliment the look of 8025 and continue to bring life to Skokie Boulevard. Staff is supportive of the proposal and requested that the report be entered into the record as written. The Comprehensive Plan also supports the concept of a mixed-use building across from a mass transit station. A 2-ft dedication is requested for widening the alley for conversion to a commercial/mixed-use alley. Mr. Levitas recalled the same request was made for his previous building. Per OSHA requirements, utilities will be re-located to the east side of the alley; burying them underground is cost prohibitive. There is no access from Skokie Boulevard as the driveway for the bank will be removed. It is known that there is no parking on Skokie Boulevard therefore, parking access will be from the alley and the one curb-cut on Keeney. The Engineering Division will not support zone parking for this development although it is located in an on-street zone parking area. There is a lot of vehicular traffic from the many 4-flats already in the area and the streets cannot handle any 600231- August 18, 2022 Plan Commission meeting minutes –8047 Skokie Blvd more. Each residential unit includes a single indoor parking space (entry from Keeney Street). The development is allowing for 14 outside guest spaces with access from the alley. Parking for additional cars will need to come from separate off-site arrangements or in public lots in the neighborhood. The chairman asked what type of retail tenants they were trying to attract. Mr. Levitas has no retail users yet. Several commissioners further discussed adequate parking since there would be no extra parking on the neighborhood streets. It was proposed that tenants should be encouraged to use public transportation or could lease parking spots at the Kiss & Ride lot across the street as ridership is down on the train and not expected to return to pre-COVID levels for a long time. Staff stated that the Village received a grant to build the train station and not to provide neighborhood parking. Another commissioner suggested if a tenant didn’t own a vehicle, they could lease their parking space to another tenant. The commissioners concluded that something needs to be worked out as overflow parking can’t fall to the community. Mr. Levitas stated that he has changed his marketing strategy and will make it known to potential tenants that each rental unit includes only 1 parking space. There was a parking issue during the leasing of 8025 because he thought his tenants could secure zoned parking permits. A temporary arrangement was made with Crafty Beaver and Walgreens for overflow parking for the tenants of 8025 which is set to expire at this year’s end. Mr. Levitas inquired of staff if the Village would provide additional parking for the area since a parking permit for his tenants would not be obtainable. The chairman offered that the Village is in the process of building a public garage downtown. He also inquired if they were considering installing electric car charging stations. Staff offered that those types of controls need to be put in place at the time of building the garage. A commissioner asked about a bird strike policy. Mr. Hanna stated that they will meet Village ordinances. They are looking at many options and nothing has been finalized. They are considering bird-friendly or tinted glass and putting in mullions, but they don’t want to create the honeycomb effect and have pigeons roosting on the sills. The Village has no codes in place yet but encourages developers to put in place measures to minimize bird strikes. Recommendations and Voting Case 2022-29P A motion was made to accept, as presented, a request for site plan approval to construct a new mixed-use building to include upper-story residential over nonresidential uses at 8029 -8047 Skokie Boulevard. Motion: Mathee Second: Minchella Absent: Franklin, Lakhani & Shah Ayes: 6 Nays: 0 A motion was made to accept the following items of relief:  §118-184(c)(3) to allow a retail depth of less than 24’. 600231- August 18, 2022 Plan Commission meeting minutes –8047 Skokie Blvd   §118-184(c)(4) to allow less than 50% of the building façade to abut the public sidewalk.  §118-184(c)(5) to allow restricted uses, in addition to permitted and special uses, for a minimum of 60% of the first floor linear frontage.  §118-212(c) to allow a drive aisle to be less than 24’ wide when serving 20 or more parking spaces.  §118-212(i)(10) to waive the 5’ clear walkway requirement for the alley parking spaces.  §118-233(e) to waive the requirement of 1 internal parking lot tree for every 15 parking spaces.  §118-52 to allow 1 or more sight distance triangles to be less than 15’. (If relief is deemed necessary.) Motion: Ousley Second: Gevaryahu Absent: Franklin, Lakhani, & Shah Ayes: 6 Nays: 0 Case 2022-30P A motion was made to approve a 1-lot subdivision/dedication of 8029-8047 Skokie Boulevard. Motion: Burman Second: Mathee Absent: Franklin, Lakhani & Shah Ayes: 6 Nays: 0 The chairman announced that a very well-qualified Community Development Director from Evanston has been hired to begin her tenure in Skokie the following week. The interim Community Development Director announced that this was the last meeting for Carrie Haberstich, Planning Supervisor, as she is leaving the Village to take the position of Assistant Development Director in Orland Park, joining Steve Marciani. Commissioners thanked her for her professional services to Skokie and wished her well. She will be missed by all. 600231- August 18, 2022 Plan Commission meeting minutes –8047 Skokie Blvd