Plan Commission
Regular MeetingSkokie, IL · April 20, 2023
Minutes
Plan Commission Draft Summary Meeting Minutes
Date: April 20, 2023
The Chairman called the roll recognizing that there was a quorum present with 2 commissioners
absent. He introduced and welcomed Vijai Gupta to the dais as the commission’s newest
member.
A motion to approve the minutes of the Plan Commission meeting of March 16, 2023 was made
by Commissioner J. Burman and seconded by Commissioner S. Berman. Motion passed by voice
vote.
Case Description:
2023-02P: Special Use Permit: 5252 Dempster Street
Dempster Lockwood, LLC, requests a special use permit for a drive-through for a Dunkin’ -
Baskin Robbins limited service restaurant in a B3 Business zoning district, relief from §118-218
to provide 17 parking spaces rather than the required 19 parking spaces, relief from §118-
212(i)(1) to allow continuous curbing less than 6’ from and parallel to any property line
adjacent to a street frontage, and any other relief that may be discovered during the review of
this case.
PIN: 10-16-332-053-0000
Discussion and Interested Parties
Legal notice was advertised, posted, and delivered to property owners in the area as prescribed
by the Zoning Chapter. Corporation Counsel determined that notice was proper and correct.
Ms. Reena Panjwani Khowaja, a Dunkin’- Baskin franchisee, spoke of her family’s association
with Skokie and the Dunkin’ brand. They have been members of the community since 1981 and
owners since 1986. In fact, the Panjwani family owns all the Dunkin’ - Baskin businesses in
Skokie and surrounding areas. They are very involved in the daily operation of all their stores.
Currently, the Touhy Avenue location is undergoing renovations adding a drive-through
component. Ms. Khowaja announced that her father passed away last month. Commissioners
offered their condolences for her loss.
The existing Dunkin’ location in the strip mall at Dempster and Gross Point Road does not have
a drive-through and, even pre-COVID, has suffered quite a bit with its absence. It is a
challenging site to try to add one. The new location at the northeast corner of Dempster and
Lockwood was a Byline Bank with a drive-through facility closed 5 years ago. They plan on
retro-fitting into the building and shave down the site plan to utilize the existing drive-through.
They do not propose a 24-hour operation but will consider it if the area dictates the need. Ms.
Khowaja mentioned the parking relief needed as they are providing 16 parking spaces rather
than the 19 spaces required. Ingress and egress will be from Dempster Street and the public
alley to the north. The curb cut on Lockwood will be removed. The alley will be widened to
accommodate the increase in activity. Dry goods deliveries will take place once a week during
non-peak hours; usually between 10 AM and early afternoon. There will not be an outdoor
patio at this location.
610729 - Plan Commission meeting minutes – April 20, 2023 – Dunkin’/Baskin Robbin
Ms. Khowaja offered details of the drive-through operation stating that it is all about speed and
their goal is to be as efficient as possible getting customers in and out with 9 stacking spaces.
Vehicles will exit on site and not onto a public way. They will encourage phone orders and
orders to go with a designated parking area for pick-up in store.
The commissioners discussed the parking layout noting the 6 spaces adjacent to the alley near
the transformer. Staff stated that in older commercial areas such as this, many of the parking
spaces are oriented off the alley and most likely used for employee parking. The commissioners
also inquired about the litter in the parking lot of the current location and suggested additional
trash receptacles and clearing the area every 4 hours of debris. The applicant agreed that it is
an issue and has made it a priority especially the alley area.
Staff requested the report be entered into the record as presented and is in support of the
project including the 2 items of relief. The Appearance Commission approved the case at its
February 8, 2023 meeting.
Neighbors stated that the bank was a very light use and a quiet neighbor. They have
reservations about living across the alley from a Dunkin’ Donuts with a drive-through. They
voiced concerns about the poor condition of the alley and the increase in activity for parking
access; damage to property when cars back up into the alley; the potential for interruptions or
outages of internet or electricity if damage occurs to the utility boxes being among parked cars;
water run-off from the commercial property; loitering; littering; lights shining into residential
properties; difficulty driving out of the alley during peak times (7:30 AM) and noise from
speeding cars or music. They mentioned a meeting they had with Reena before this hearing
and found her to be very understanding and open to discussion.
Commissioners suggested the use of guardrails or bollards in the alley to protect residential
property as well as allowing the neighbors to have a higher alley fence to block light and noise.
They also made inquiries of staff about snow removal. Staff answered that there is space on
the site for snow storage. Ms. Khowaja added that she donated a portion of the alley back to
the Village and therefore, it is the Village’s responsibility to snow plow the alley but seeing that
it is an access point for her business she has arranged to have the alley plowed to Lockwood
Avenue after a 2” snowfall.
In closing, Ms. Khowaja added that she is aware of the loitering at their current location which
affected her decision against an outdoor patio.
Recommendations and Voting
Case 2023-02P
A motion was made to approve, as modified, a special use permit for a drive-through Dunkin’-
Baskin Robbins limited service restaurant at 5252 Dempster Street in a B3 Business district.
Modifications added were:
- placement of additional trash receptacles as advised by the Health Department
- require snow to be removed from the property line and alley to Lockwood Avenue
- allow neighboring residents to install higher fences along the alley to block out light
610729 - Plan Commission meeting minutes – April 20, 2023 – Dunkin’/Baskin Robbin
Motion: J. Burman Second: S. Berman Absent: T. Gevaryahu &
P. Ousley
Ayes: 7
Nays: 0
A motion was made to accept the items of relief as presented:
- provide 16 parking spaces rather than the 19 required
- allow continuous curbing less than 6’ from and parallel to any property line adjacent to a
street frontage
Motion: S. Berman Second: J. Burman Absent: T. Gevaryahu &
P. Ousley
Ayes: 7
Nays: 0
610729 - Plan Commission meeting minutes – April 20, 2023 – Dunkin’/Baskin Robbin
Plan Commission Draft Summary Meeting Minutes
Date: April 20, 2023
The Chairman called the roll recognizing that there was a quorum present with 2 commissioners
absent. He introduced and welcomed Vijai Gupta to the dais as the commission’s newest
member.
A motion to approve the minutes of the Plan Commission meeting of March 16, 2023 was made
by Commissioner J. Burman and seconded by Commissioner S. Berman. Motion passed by voice
vote.
Case Description:
2023-06P: Zoning Chapter Amendment: Solar Panel Changes
The Village of Skokie is requesting an amendment to Section 118-72 of the Skokie Village Code
to modify height provisions for solar energy systems.
Discussion and Interested Parties
Legal notice was advertised as prescribed by the Zoning Chapter. Personal notice was not
required for this case. Corporation Counsel announced that notice was proper and correct.
Staff requested the report be entered into the record as presented. SolSmart is a national
program that helps communities follow best practices to expand solar energy use. Skokie is
presently at the bronze level striving for gold designation; the highest level for local
government.
According to a SolSmart representative, Skokie’s zoning ordinance currently has barriers to solar
on flat-roofed buildings. Typically, a solar panel is installed 5 and 6 feet above a flat roof. It was
recommended that new language be added to remove these hindrances which will allow solar
panels up to 10 feet above the existing roof.
A commissioner spoke of his concern that building roofs are not designed to carry the extra
load of the solar panels especially when the weight of snow is added on. He strongly suggested,
to make sure that a building is safe, that load calculations are prepared and reviewed by a
structural engineer before any installation.
Staff offered that plans are thoroughly examined prior to permits being issued.
Other commissioners questioned how these changes in elevation would affect the decisions
made by the Appearance Commission.
Another commission wanted confirmation that this change is the only thing holding Skokie from
attaining gold designation.
610663 - Plan Commission meeting minutes – April 20, 2023 - Solar Panel Changes
Recommendations and Voting
A motion was made to approve a chapter amendment to Section 118-72 of the Skokie Village
Code to modify height provisions for solar energy systems.
Motion: S. Berman Second: J. Burman Absent: T. Gevaryahu &
P. Ousley
Ayes: 6
Nays: 1 (Gupta)
610663 - Plan Commission meeting minutes – April 20, 2023 - Solar Panel Changes
Plan Commission Draft Summary Meeting Minutes
Date: April 20, 2023
The Chairman called the roll recognizing that there was a quorum present with 2 commissioners
absent. He introduced and welcomed Vijai Gupta to the dais as the commission’s newest
member.
A motion to approve the minutes of the Plan Commission meeting of March 16, 2023 was made
by Commissioner J. Burman and seconded by Commissioner S. Berman. Motion passed by voice
vote.
Case Descriptions:
2023-07P: Zoning Map Amendment: 8000 East Prairie Road
GreenAssociates Architects, on behalf of Skokie School District 73.5, is requesting to rezone the
northern section of 8000 East Prairie Road from R2 Single-Family to B2 Commercial.
2023-08P: Subdivision/Dedication: 8000 East Prairie Road
GreenAssociates Architects, on behalf of Skokie School District 73.5, is requesting a 1-lot
subdivision/dedication of 8000 East Prairie Road, and any relief discovered during the review of
this case.
2023-09P: Site Plan Approval: 8000 East Prairie Road
GreenAssociates Architects, on behalf of Skokie School District 73.5, is requesting site plan
approval to construct a one-story building for equipment storage and offices, and any relief
discovered during the review of this case.
PINs: 10-23-327-051-0000, 10-23-326-044-0000, 10-23-327-016-0000, and 10-23-327-025-
0000
Discussion and Interested Parties
Legal notice was advertised, posted, and delivered to property owners in the area as prescribed
by the Zoning Chapter. Corporation Counsel determined that notice was proper and correct.
Mr. Aaron Woesnner, architect from GreenAssociates Architects, presented the cases. Additional
testimony was added by Samantha Peterson, Assistant Superintendent of Business &
Operations for School District 73.5.
As all 3 cases were related, they were discussed together but voted on separately.
Mr. Woesnner gave an overview of the school district’s requests. The subject site is home to the
Oliver McCracken Middle School, but the project is at the far south end. Currently there are 2
residential style garages that are in deteriorating shape. The applicant wishes to replace them
with a masonry accessory structure for ground equipment storage with 2 offices + a lounge and
bathrooms. There will be no changes to grade as utilities are underground. Some landscaping
will be added.
610682 - Plan Commission meeting minutes – April 20, 2023 – School Dist. 73.5
Ms. Peterson explained that the school has an extremely serious problem of space issues. The
shortage affects student instruction and their social, emotional learning. In fact, there are 2
faculty members who work out of a closet and an outdoor shed. They desperately need more
space.
The 4-lot site is split-zoned between R2 and B2 and are in multiple subdivisions. Both districts
allow the use junior and middle high school, however B2 offers greater flexibility for future
development with higher building heights and no front yard setback requirement. Staff advised
the petitioner to re-zone the site and consolidate the parcels into 1 new lot as Cook County
does not allow tax parcels in separate subdivisions. The subdivision will include a 2-ft wide
right-of-way dedication along the south side of the east-west alley to bring the alley into
compliance as well as a 15x15 ft. wide dedication at the northeast corner of Oakton and
Crawford to place the public sidewalk entirely within the public right-of-way.
Site plan approval is required because modifications are being made to the site which is an acre
or larger in size. They will be making other improvements as well; adding a 2nd handicapped
parking space to the parking lot; installing sod in a now gravel covered area at the north end of
the parking lot behind the residences on Keeney Street; constructing a garden shed; and
relocating a planter to the southeast corner of the school building.
Staff is in support of the project and requested the reports to be entered into the record as
presented except for removing Condition 1e. from the recommended conditions for Case 2023-
09P. After talking with the applicant, it was learned that the area in question is the place where
they store snow after plowing and would like to keep it free of curbing.
A public comment was dropped off in the drop box and read into the record regarding the
negative impact of increased traffic and shortage of parking on the residential street. The email
suggested that plans should include additional parking for teachers and parents to take the
pressure from street parking availability. Another solution would be to restrict parking like other
areas in the village.
Recommendations and Voting
Case 2023-07P
A motion was made to approve a map amendment to rezone the northern section of 8000 East
Prairie Road from R2 to B2 per staff recommendations.
Motion: J. Burman Second: S. Berman Absent: T. Gevaryahu &
P. Ousley
Ayes: 7
Nays: 0
Case 2023-08P
A motion was made to approve a 1-lot subdivision/dedication of 8000 East Prairie Road per staff
recommendations.
610682 - Plan Commission meeting minutes – April 20, 2023 – School Dist. 73.5
Motion: J. Burman Second: R. Mathee Absent: T. Gevaryahu &
P. Ousley
Ayes: 7
Nays: 0
Case 2023-09P
A motion was made to approve site plan approval to construct a 1-story building for equipment
storage and offices and removing Condition 1.e from the recommended site plan approval
conditions.
Motion: J. Burman Second: C. Franklin Absent: T. Gevaryahu &
P. Ousley
Ayes: 7
Nays: 0
610682 - Plan Commission meeting minutes – April 20, 2023 – School Dist. 73.5
Plan Commission Draft Summary Meeting Minutes
Date: April 20, 2023
The Chairman called the roll recognizing that there was a quorum present with 2 commissioners
absent. He introduced and welcomed Vijai Gupta to the dais as the commission’s newest
member.
A motion to approve the minutes of the Plan Commission meeting of March 16, 2023 was made
by Commissioner J. Burman and seconded by Commissioner S. Berman. Motion passed by voice
vote.
Case Description:
Discussion on Drive-Through Policy
Discussion and considerations of draft recommendations of drive-through policy for presentation
to the Board of Trustees.
Discussion and Interested Parties
Using the March 16, 2023 Plan Commission meeting discussion as a starting point regarding
drive-through policy changes, staff has further refined the recommendations to be presented to
the Village Board at a future meeting.
Comments from the commissioners:
Recommendation 1: Modify allowed locations of drive-throughs in Skokie
Drive-throughs restaurants are already prohibited in mixed-use districts. The commissioners
discussed the meaning of “visible from the street”. A large site and more than just landscaping
are needed to screen a drive-through. The language needs to be defined better – it is too
vague. If this was the current requirement, the new Dunkin’ limited service restaurant could
never have gotten approved. Banks with drive-throughs would not be allowed. How does this
recommendation effect businesses? It is too restrictive and appears to be anti-business. The
commissioners suggested an over lay zone enabling additional regulations on top of the existing
ones.
The shareable driveway serves multiple uses and is better than a single stand-alone drive-
through. All the facilities can share costs for garbage and snow removal and it lessen the
number of curb cuts.
Recommendation 2: Reduce parking requirement at drive-through establishments
Commissioners were agreeable with this recommendation. As this is a code issue, changes
initially are presented to the Plan Commission before final disposition by the Board of Trustees.
Recommendation 3: Include an operations plan to reduce a long queuing line of cars
and how to mitigate it. Prohibit deliveries during peak times. Require mobile
ordering or ordering ahead as part of the business model.
610873 - Plan Commission meeting minutes – April 20, 2023 – Discussion on Drive-Through
Policy
Commissioners were compliant with this recommendation noting that ordering apps are very
expensive systems that only national chains can afford to use. Local small independent
restaurants rely on Door Dash and Uber Eats, etc.
Recommendation 4: Manage emissions impact by requiring additional trees on site
or a fee-in-lieu based on the number of cars that are generated by the drive-through
use.
Commissioners noted that the fee in lieu feature would bolster the Forestry budget to plant
trees and shrubs throughout the Village. They did acknowledge that SEAC was not in favor of
managing emissions through additional tree planting.
Recommendation 5: Require drive-through restaurants to offer composting and
recycling for both kitchen waste and dining area waste.
Staff stated that many national restaurant chains on the west coast are already doing this.
Commissioners thought it too onerous for large local restaurants but did agree with staff that it
wouldn’t be too hard to institute at least with kitchen waste. It is hard to direct customers how
to dispose of their garbage and just as hard to have restaurant staff sort garbage into multiple
bins multiple times a day.
Another suggestion was to change the language to read “require drive-through restaurants to
offer composting and recycling in addition to current waste methods”.
Recommendation 6: Develop drive-through language for Skokie zoning code to add
clarity. Establish a best practice definition such as the example given from the Minneapolis, MN
zoning code.
Recommendations and Voting
The commissioners decided that Recommendations 1, 2, and 6 needed to be improved upon by
the Plan Commission before a review by the Village Board.
The commissioners acknowledged and accepted Recommendations 3, 4, and 5 to proceed for
Village Board presentation.
Motion: J. Burman Second: C. Franklin Absent: T. Gevaryahu &
P. Ousley
Ayes: 7
Nays: 0
610873 - Plan Commission meeting minutes – April 20, 2023 – Discussion on Drive-Through
Policy
Agenda
Meeting Agenda
Plan Commission Meeting
Thursday, April 20, 2023 at 7:30 P.M.
Village of Skokie
Council Chambers
5127 Oakton Street
Skokie, IL 60077
I. Call to Order/Declaration of Quorum
II. Roll Call
III. Approval of Minutes
IV. New Business
2023-02P – Special Use Permit: 5252 Dempster Street
Dempster Lockwood, LLC, requests a special use permit for a drive-through for
a Dunkin’ -Baskin Robbins limited service restaurant in a B3 Business zoning
district, relief from §118-218 to provide 17 parking spaces rather than the
required 19 parking spaces, relief from §118-212(i)(1) to allow continuous Staff Report
curbing less than 6’ from and parallel to any property line adjacent to a street
frontage, and any other relief that may be discovered during the review of this
case.
PINs: 10-16-332-053-0000
2023-06P – Zoning Chapter Amendment
The Village of Skokie is requesting an amendment to Section 118-72 of the Skokie Staff Report
Village Code to modify height provisions for solar energy systems
2023-07P – Zoning Map Amendment: 8000 East Prairie Road
GreenAssociates Architects, on behalf of Skokie School District 73.5, is
requesting to rezone the northern section of 8000 East Prairie from R2 Single Staff Report
Family to B2 Commercial
PINs: 10-23-327-051-0000, 10-23-326-044-0000, 10-23-327-016-0000, 10-23-327-025-0000
2023-08P – Subdivision/ Dedication: 8000 East Prairie Road
GreenAssociates Architects, on behalf of Skokie School District 73.5, is
requesting a 1-lot subdivision/dedication of 8000 East Prairie, and any relief Staff Report
discovered during the review of this case.
PINs: 10-23-327-051-0000, 10-23-326-044-0000, 10-23-327-016-0000, 10-23-327-025-0000
2023-09P – Site Plan Approval: 8000 East Prairie Road
GreenAssociates Architects, on behalf of Skokie School District 73.5, is
requesting site plan approval to construct a one-story building for equipment Staff Report
storage and offices, and any relief discovered during the review of this case.
PINs: 10-23-327-051-0000, 10-23-326-044-0000, 10-23-327-016-0000, 10-23-327-025-0000
V. Old Business
VI. Public Comment (for non-agenda items)
Next Meeting will be May 04, 2023 at 7:30 P.M.
VII. Adjournment
Meeting Agenda
Written comments can be submitted by email to publiccomments@skokie.org or by mail to Village of
Skokie, Attn: Johanna L. Nyden, Community Development Director, 5127 Oakton Street, Skokie, Illinois,
6077; or via the Village’s drop box located by the public entry to Village Hall.
Meeting Agenda
Draft Plan Commission Summary Meeting Minutes
Date: March 16, 2023
The Chairman called the roll recognizing that there was a quorum present with 2 commissioners
absent. He introduced and welcomed back Scott Berman to the dais as the commission’s
newest member.
Absent: Commissioners J. Burman and T. Gevaryahu
A motion to approve the minutes of the Plan Commission meeting of March 2, 2023 was made
by Commissioner Ousley and seconded by voice vote. Commissioner Berman abstained as he
was not a member of the commission yet.
Case Descriptions:
2023-03P: Site Plan Approval: 3301 & 3321 Howard Street
ZAZ Holdings, LLC, requests site plan approval for an automotive fuel station and a car wash in
an M3 Industrial zoning district to allow two principal buildings on one lot, and any other relief
that may be discovered during the review of this case.
2023-04P: Special Use Permit: 3301 Howard Street
ZAZ Holdings, LLC, requests to amend an existing special use permit for an automotive fuel
station in an M3 Industrial zoning district to modify the existing site plan and landscape plan,
and any other relief that may be discovered during the review of this case.
2023-05P: Special Use Permit: 3321 Howard Street
ZAZ Holdings, LLC, requests a special use permit for a car wash in an M3 Industrial zoning
district, and any other relief that may be discovered during the review of this case.
PINs: 10-26-401-078-0000 and 10-26-401-079-0000
Discussion and Interested Parties
Legal notice was advertised and posted as prescribed by the Zoning Chapter. Corporation
Counsel noted that the completed affidavit was not submitted for review. Therefore, he
announced that notice was improper.
Staff informed the commission that the petitioner sent an email stating that notice was not
prepared and requests a continuance to the May 4, 2023 Plan Commission meeting.
Recommendations and Voting
The cases were continued to the May 4, 2023 meeting. No vote taken.
609614 - Plan Commission meeting minutes – March 16, 2023 ZAZ Holdings, LLC
LEGAL NOTICE OF PUBLIC HEARING
Skokie Plan Commission, Thursday, April 20, 2023, Village of Skokie, 5127 Oakton Street, Skokie, Illinois
60077, at 7:30 P.M., to consider the following:
NEW ACTION TAKEN
2023-02P – Special Use Permit: 5252 Dempster Street
Dempster Lockwood, LLC, requests a special use permit for a drive-through for a Dunkin’ - Approved with
Baskin Robbins limited service restaurant in a B3 Business zoning district, relief from §118- modifications
218 to provide 17 parking spaces rather than the required 19 parking spaces, relief from made by
§118-212(i)(1) to allow continuous curbing less than 6’ from and parallel to any property commissioners
line adjacent to a street frontage, and any other relief that may be discovered during the 7-0-2
review of this case.
PINs: 10-16-332-053-0000 Accepted items of
relief
7-0-2
2023-06P – Zoning Chapter Amendment
Approved as
The Village of Skokie is requesting an amendment to Section 118-72 of the Skokie
presented
Village Code to modify height provisions for solar energy systems
6-1-2
2023-07P – Zoning Map Amendment: 8000 East Prairie Road
Approved as
GreenAssociates Architects, on behalf of Skokie School District 73.5, is requesting
presented
to rezone the northern section of 8000 East Prairie from R2 Single Family to B2 7-0-2
Commercial
PINs: 10-23-327-051-0000, 10-23-326-044-0000, 10-23-327-016-0000, 10-23-327-025-0000
2023-08P – Subdivision/ Dedication: 8000 East Prairie Road
Approved as
GreenAssociates Architects, on behalf of Skokie School District 73.5, is requesting a
presented
1-lot subdivision/dedication of 8000 East Prairie, and any relief discovered during the 7-0-2
review of this case.
PINs: 10-23-327-051-0000, 10-23-326-044-0000, 10-23-327-016-0000, 10-23-327-025-0000
2023-09P – Site Plan Approval: 8000 East Prairie Road
Approved as
GreenAssociates Architects, on behalf of Skokie School District 73.5, is requesting
amended by staff
site plan approval to construct a one-story building for equipment storage and to remove
offices, and any relief discovered during the review of this case. Condition #1e
PINs: 10-23-327-051-0000, 10-23-326-044-0000, 10-23-327-016-0000, 10-23-327-025-0000 7-0-2
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
SPECIAL AID: Available upon request for the disabled. Call 847/673-0500 or email info@skokie.org.
This notice is for information purposes only. Published in the Chicago Tribune on March 30, 2023.
Paul Luke, Chairman
Written comments can be submitted by email to publiccomments@skokie.org or by mail to Village of
Skokie, Attn: Community Development Director, 5127 Oakton Street, Skokie, Illinois, 60077; or via the
Village’s drop box located by the public entry to Village Hall.
VOSDOCS-#609577-v2-Legal_Notice_of_Public_Hearing_for_Plan_Commission_2023-04-20
STAFF REPORT 2023-02P: Special Use Permit (drive-through)
Community Development Department Council Chambers, 7:30 PM, April 20, 2023
To: Paul Luke, Plan Commission Chairperson
From: Paul Reise, AICP, Planning Manager
Re: 2023-02P: Special Use Permit (limited service restaurant with drive-through)
5252 Dempster Street
General Information
Location 5252 Dempster Street
PIN: 10-16-332-053-0000
Purpose To request a special use permit for a drive-through for a Dunkin’ -
Baskin Robbins limited service restaurant in a B3 Business zoning
district, relief from §118-218 to provide 17 parking spaces rather than
the required 19 parking spaces, relief from §118-212(i)(1) to allow
continuous curbing less than 6’ from and parallel to any property line
adjacent to a street frontage, and any other relief that may be
discovered during the review of this case.
Petitioner Dempster Lockwood, LLC
Size of Site 14,600± SF with frontage on Dempster St and Lockwood Ave
Existing Zoning & B3 Business
Land Use
Adjacent Zoning & North R2 Single Family Residential
Land Use South R2 Single Family Residential
East B2 Commercial
West R2 Single Family Residential
Comprehensive Plan The site is designated as retail/ service employment.
SITE INFORMATION
• Public sidewalks run along Dempster Street, and Lockwood Avenue.
• The public alley to the north of the building provide access to the parking spots and
drive through lane.
• A driveway off Dempster Street provides access to parking spots and drive through
lane.
• The site is directly served by the Dempster-Skokie CTA Yellow line and Pace 250 and
626 buses.
PROPOSAL SUMMARY
VOSDOCS-#610159-v1-Staff_Report_for_2023-02P_SUP_for_Dunkin_drive_through
The proposed project intends to adaptively reuse a former commercial site. The
previous financial institution used drive-thru operations, but has been used for
temporary office space recently. The petitioner is widely known for bringing Dunkin to
the community and has other locations in Skokie and surrounding areas.
The Lockwood location design offers better parking conditions, an efficient drive-thru
queue, and refurbished exterior aesthetics, all while staying sensitive to the surrounding
residential area.
The applicant will also be taking sustainability into consideration as part of their
business plan and ongoing management of the property, including;
• Paper based cups and packaging, replacing plastic packaging
• Wood stir sticks
• Energy efficient LED lighting
• Zero VOC paint
• Corporate is studying feasibility of recycling and composting
STAFF ANALYSIS
All pertinent departments and divisions were offered an opportunity to comment on this
case. Comments specific to this case were made by Engineering, Fire Prevention,
Environmental Health, and Planning, which reviewed the submitted materials and
generally support the proposed special use permit requests.
The Planning Division has reviewed the submitted materials and supports the proposed
special use permit. The proposed use is consistent with the land use designation in the
Comprehensive Plan. Access to the subject site will use the existing curb cuts on
Dempster and as well as the alley to the North. An existing curb cut along Lockwood
will be removed. Per the Traffic Impact Analysis, a minimum of 9 drive-through
stacking spaces will be provided. The drive-through will exit internally to the site and
not onto a public right of way. In order to limit queuing times, the business model
highlights ordering ahead and mobile order pick up. Specific parking will be signed as
reserved for mobile order pick up. Drive-through speakers incorporate automatic
volume control which adjust the volume based on the outdoor, ambient noise level.
The surrounding uses include detached residences the North and West, Lockwood Park
to the South, and other commercial uses along Dempster Street.
On February 8, 2023, the Appearance Commission provided a Certificate of
Completeness to Kolbrook Design Inc on behalf of Applicant (2023-001A) subject to
removing sign on North façade and better centering sign on East façade.
STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for special use permit for a limited
service restaurant with drive-through be APPROVED based upon the Proposed
Findings of Fact and subject to the recommended special use permit conditions listed
below.
Staff further recommends providing relief for the following items:
VOSDOCS-#610159-v1-Staff_Report_for_2023-02P_SUP_for_Dunkin_drive_through
1. to provide 16 parking spaces rather than the required 19 parking spaces. §82-218
2. to allow continuous curbing less than 6’ from and parallel to any property line adjacent
to a street frontage. §118-212(i)(1)
RECOMMENDED SPECIAL USE PERMIT CONDITIONS
Site and Use
1. The petitioner shall develop the Subject Property in substantial conformance with
the final Village approved site plans dated <insert date of final approved plan>,
engineering plans dated <insert date of final approved plan>, landscape plans dated
<insert date of final approved plan>, sign plans dated <insert date of final approved
plan>, and building elevations dated <insert date of final approved plan>. (Standard)
2. Prior to the issuance of building permits, the petitioner shall submit for approval a
lighting photometrics plan, fully developed civil engineering plans that comply with
the county WMO requirements and Village’s stormwater control provisions, and
redevelopment engineering plans to address all aspects of private and public utility
services. Any reconfigurations within state ROW will require an IDOT highway/utility
permit. (Standard)
3. New 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. (Standard)
4. Any outdoor sound systems shall at all times maintain audio levels that are
compliant with the Skokie Village Code. (Standard)
5. All existing damaged public sidewalks or public sidewalks damaged due to the
implementation of this plan shall be replaced. (Standard)
6. No objects are allowed within a 15' sight distance triangle, between 30" and 84" in
height from grade except traffic control devices listed in the Manual on Uniform
Traffic Control Devices. (Standard)
Maintenance
7. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage,
landscaping, structures, and any other facilities or infrastructure on the Subject
Property shall be maintained in a good state of repair, and when needed, be
repaired or replaced in a timely manner. (Standard)
8. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other
objects that may impede travel. (Standard)
9. Trash shall only be allowed within a designated trash enclosure and shall be
screened from public view in an enclosure approved by the Appearance Commission.
All trash shall be contained in such a way as to remain out of sight at all times
(Standard)
10. Waste receptacles shall be placed on the Subject Property for the use of customers,
and that the Health and Human Services Department shall determine the size, type,
and location of these units. (Standard)
11. At least once during every 4 hours of operation and before opening and closing of
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the business, employees shall patrol the Subject Property and clear it of debris.
Parking
12. All off-street parking spaces shall be legibly striped and maintained. (Standard)
13. Any plan to modify parking lot striping must be approved by the Director of
Engineering. (Standard)
14. The proposed development shall have a minimum of 16 off-street vehicle parking
spaces including 2 handicapped parking spaces, and a minimum of ___ bicycle
parking spaces, as indicated on the Subject Property plan dated XXX (Standard)
15. 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. (Standard)
16. 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. (Standard)
17. The owner of the Subject Property [and its tenant] shall ensure that employees park
on the Subject Property. (Standard)
18. No required parking space on the site may be for the exclusive use of any tenant.
(Standard)
19. All parking areas must be paved, drained, curbed, and landscaped to Village
standards. (Standard)
Landscaping
20. A tree removal permit is required prior to demo - Will have pay $900 bond for the
removal of one maple tree at site. No payment for the removal of larger pears
required.
21. Tree protection fencing is required for site trees in a construction project. Please
install per plant & to remain in place for the duration of the project.
22. The petitioner shall sign an "Agreement for Installation and Maintenance of
Landscaping" to assure that the Subject Property and parkway landscaping is
completed and maintained, including trimming, watering, and replacing of dead
plant materials in a timely manner in accordance with the final approved landscape
plan. A copy of said Agreement is attached hereto, marked Exhibit “A” and hereby
made part of this Ordinance. This “Agreement for Installation and Maintenance of
Landscaping" shall be recorded at the petitioner’s expense. (Standard)
Governance
23. All new construction, alterations, and remodeling shall meet current International
Building and NFPA Life Safety Codes as amended. (Standard)
24. The petitioner shall obtain all required permits and approvals for improvements to
County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)
25. Prior to the issuance of building permits, the petitioner shall submit to the Village of
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Skokie Community Development Department a Cook County Assessor's Office
Petition for Consolidation of Property with associated fees to consolidate property
identification numbers XXX, XXX, and XXX into a single tax parcel or provide
evidence that the petition was submitted to Cook County. (Standard)
26. 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. (Standard)
27. All signage shall conform to the Skokie Village Code. 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. (Standard)
28. All modifications to building elevations, signage, and landscaping shall be subject to
the review and approval of the Skokie Appearance Commission. (Standard)
29. The petitioner shall submit to the Planning Division electronic files of the site plan
and landscape plan in their approved and finalized form. (Standard)
30. Prior to the issuance of building permits, the petitioner shall submit to the Planning
Division of the Community Development Department the name, property address,
email address, and telephone number of the company and contact person
responsible for site maintenance in compliance with this special use permit. (Standard)
31. 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 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. (Standard)
32. The petitioner shall comply with all Federal and State statutes, laws, rules and
regulations and all Village codes, ordinances, rules, and regulations. (Standard)
33. 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. (Standard)
Drive-through
34. The petitioner shall implement any necessary operational improvements to ensure
that stacking of vehicles within the drive-through lane will be contained on site and
not impede or obstruct pedestrian or vehicular movements. (Standard)
35. A drive-through facility shall have at least one litter/refuse disposal container at its
exit at a location determined by the Health Department. (Standard)
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ATTACHMENTS
1. Proposed Findings of Fact for 2023-02P
2. Zoning Map
3. Site plan, Landscape Plan, Elevations, and Floor Plan
4. Plat of Survey
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PROPOSED 2023-02P: Special Use Permit (drive-through)
FINDINGS OF FACT
Community Development Department Council Chambers, 7:30 PM, April 20, 2023
Consideration Finding
The request is consistent with the intent of The request is consistent with the intent
the Comprehensive Plan. of the Comprehensive Plan and with the
development pattern of the area.
The request will not adversely affect The request is not expected to adversely
adjacent properties. affect adjacent properties.
The request is compatible with the existing The request is compatible with the
or allowable uses of adjacent properties. existing or allowable uses of adjacent
properties.
The request demonstrates that adequate Adequate public facilities, including roads,
public facilities, including roads, drainage, drainage, utilities, and police and fire
utilities, and police and fire protection exist protection exist or will exist to serve the
or will exist to serve the requested use at requested use at the time such facilities
the time such facilities are needed. are needed.
The request demonstrates adequate The request demonstrates adequate
provision for maintenance and use of the provision for maintenance and use of the
associated structures. associated structures.
The request has considered and, to the The request has considered and, to the
degree possible, addressed the adverse degree possible, addressed the adverse
effects on the natural environment. effects on the natural environment.
The request will not create undue traffic The request will not create undue traffic
congestion. congestion.
The request will not adversely affect public The request will not adversely affect
health, safety, and welfare. public health, safety, and welfare.
The request conforms to all applicable The request conforms to all applicable
provisions of this code, except where relief provisions of this code, except where
is granted with the request. relief is granted with the request.
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STAFF REPORT 2023-06P: Zoning Chapter Amendment
Community Development Department Council Chambers, 7:30 PM, April 20, 2023
To: Paul Luke, Chairman, Skokie Plan Commission
From: Brian J. Augustine, Zoning Administrator and Permit Manager
Case: 2023-06P: Zoning Chapter Amendment
Solar panel changes
General Information
Petitioner Village of Skokie
Purpose The Village of Skokie is requesting an amendment to Section
118-72 of the Skokie Village Code to modify height provisions for
solar energy systems.
STAFF ANALYSIS
As part of the Environmental Sustainability Plan, staff is reviewing various sections of
the Zoning Ordinance to find ways to encourage sustainability. Part of the review
focused on solar energy systems and ways the Village of Skokie could achieve a
SolSmart Gold Level designation. SolSmart is a national designation program that
recognizes communities that reduce local barriers to solar energy. The Gold Level
designation is the highest level a local government can achieve.
During the review of Sec 118-72. - Solar energy systems it was noted that the zoning
ordinance currently has barriers to solar on flat-roofed buildings. Staff conferred with a
SolSmart representative and came up language that will remove these barriers.
It is recommended to add language that will allow for solar energy systems up to 10
feet above the existing roof or district height, whichever is less. This will accommodate
installation on buildings that are at, under or potentially over the current district height
maximum. A typical commercial solar panel is approximately 78 inches long, is installed
at an approximate 45-degree angle and has about two feet of mounting equipment.
This would result in the top of the panel typically being between 5 and 6 feet above a
flat roof. Even if sizes or equipment changes in the future, staff feels the proposed 10-
foot height would accommodate solar panels being installed now or in the near future.
The attached roof slope diagram shows examples of different sloped roofs. The
proposed 10-foot height would only apply to flat roofs.
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 and text to be removed
highlighted and stricken through in the attached draft ordinance.
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ARTICLE IV. GENERAL PROVISIONS
…
Sec. 118-72. - Solar energy systems.
(a) Roof-mounted solar energy system.
(1) Defined as a solar energy system that is structurally mounted to the
roof of a building or structure.
(2) Permitted as an accessory structure within all zoning districts.
(3) On a pitched roof (2/12 pitch or greater) Tthe height shall be no more
than 15 inches above the highest point of a building's roof or 15 inches
above the existing allowable building height in the district, whichever is
lower in height. On a flat roof (under 2/12 pitch), the height shall be
no more than 10 feet above the highest point of a building’s roof or 10
feet above the existing allowable building height in the district,
whichever is lower in height.
(b) Ground-mounted solar energy system.
(1) Defined as a solar energy system that is structurally mounted to the
ground and is not roof-mounted.
(2) Permitted as an accessory structure within all zoning districts.
(3) The structure height shall not exceed 8 feet in height.
(4) The structure shall meet setback requirements for accessory structures
as per Section 118-60 of this chapter.
(5) The total area of all accessory structures shall not occupy more than
30% of the rear yard of residentially zoned properties.
(c)Electrical transmission lines. All on-site electrical transmission lines
connecting a solar energy system to a building or to the electrical
distribution system shall be located underground or within the building.
(d) Building permit required. A building permit is required for the construction
or installation of a solar energy system.
ATTACHMENTS
1. Roof Slope Diagram
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STAFF REPORT 2023-07P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, April 20, 2023
To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: 2023-07P: Zoning Map Amendment
8000 East Prairie Road
Related Cases – 2023-08P: Subdivision
2023-09P: Site Plan Approval
General Information
Location 8000 East Prairie Road
Purpose To amend the zoning map to change the northern section of
8000 East Prairie Road from R2 Single-Family to B2 Commercial
Petitioner GreenAssociates Architects, on behalf of Skokie School District
73.5
Size of Site 215,447 square feet (4.93 acres) with frontage on Harding
Avenue, East Prairie Road, Oakton Street, and Crawford Avenue.
Existing Zoning & R2 Single-Family – junior and middle high school, office and
Land Use administrative services
B2 Commercial – junior and middle high school
Adjacent Zoning & North R2 Single-Family – detached residences
Land Use
South B2 Commercial – home hospice and health care agency,
fine and performing arts education, sports and recreation
education, bakery, office and administrative services,
limited service restaurant with outdoor dining, vacant
commercial
East R2 Single-Family – detached residences
West R2 Single-Family – detached residences
B2 Commercial – grocery store, vacant land
Comprehensive Plan The site is designated as retail/service employment.
PETITIONER’S SUBMITTAL
The petitioner is requesting to change the northern section of 8000 East Prairie Road
from R2 Single-Family to B2 Commercial. The petitioner desires to rezone the subject
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site, which presently contains a junior and middle high school, and the school district’s
administrative offices, in order to place the entire property within the B2 Commercial
zone which presently comprises the southern 132 feet of the site. The petitioner
intends to demolish the school district’s two existing maintenance garages and replace
them with a single new buildings and grounds office under site plan approval (case
2023-09P).
STAFF ANALYSIS
Comments
All pertinent departments and divisions were offered an opportunity to comment on this
case. Other than the Planning Division comments below, approved the request without
comment, or did not provide comments.
Planning Division
The Planning Division has reviewed the submitted materials and supports the
proposed zoning map amendment. Although the use junior and middle high school
is permitted in the R2 single-family district, the B2 district allows for taller building
height, no front yard setback, and reduced side and rear yard setbacks, providing
the school district with greater flexibility for any future development at the site.
Were the entire site to be zoned R2, the buildings and grounds office would be
prohibited from being constructed in its proposed location due to the more
restrictive setback requirements. The proposed zoning map amendment is
consistent with the land use designation in the Comprehensive Plan because limited
service uses, such as schools, are compatible with areas that are residential in
nature and contain structures that are predominately detached single family homes.
The existing R2-zoned portion of the subject site has been zoned for single family
residential uses since at least 1946. The west 105 feet of the south 132 feet of the
subject site was initially zoned E Commercial as of 1946 Sometime between 1952
and 1956 the E Commercial portion was rezoned to B2 Commercial to match the
zoning of the remainder of the south 132 feet of the subject site. in advance of the
construction of the existing school building. Within that same time period, the
zoning classification for the remainder of the subject site had been rezoned from B
to R2. Until the 1950’s the E Commercial-zoned portion of the site appears to have
been occupied by a commercial use into the 1950’s while the remainder of the site
was undeveloped. Oakview Junior High School (now Oliver McCracken Middle
School) was constructed in 1959.
The surrounding uses include detached residences, a home health care agency, a
fine and performing arts education facility, a sports and recreation education facility,
a bakery, office and administrative services, a limited service restaurant with
outdoor dining, and vacant commercial spaces. The trend in development in the
general area over the past 25 years has been stable.
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STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request to amend the zoning map to change the
northern section of 8000 East Prairie Road from R2 Single-Family to B2 Commercial be
GRANTED, subject to the attached Proposed Positive Findings of Fact.
ATTACHMENTS
1. Proposed Positive Findings of Fact for 2023-07P
2. Land Use and Zoning Map
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Proposed Positive
Findings of Fact 2023-07P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, April 20, 2023
Consideration Finding
The map amendment is consistent with the The proposed zoning map amendment is
Comprehensive Plan or development trends consistent with the land use designation
in the area that have taken place since the in the Comprehensive Plan because
affected property was placed in the present limited service uses, such as schools, are
zoning district. compatible with areas that are residential
in nature and contain structures that are
predominately detached single family
homes.
After identifying the existing uses and Although the use junior and middle high
zoning districts in the area, the property in school is permitted in the R2 single-family
question is more suitable for the uses district, the B2 district allows for taller
allowed under proposed zoning district than building height, no front yard setback,
the existing zoning district. and reduced side and rear yard setbacks,
providing the school district with greater
flexibility for any future development at
the site.
Were the entire site to be zoned R2, the
buildings and grounds office would be
prohibited from being constructed in its
proposed location due to the more
restrictive setback requirements.
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STAFF REPORT 2023-08P: Subdivision
Community Development Department Council Chambers, 7:30 PM, April 20, 2023
To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: 2023-08P: Subdivision
8000 East Prairie Road
Related Cases – 2023-07P: Zoning Map Amendment
2023-09P: Site Plan Approval
General Information
Location 8000 East Prairie Road
Purpose To resubdivide 4 existing lots into 1 new lot, with a 2.00 foot-
wide right-of-way dedication along the south side of the east-
west alley running between East Prairie Road and the
northeasterly-southwesterly alley west of East Prairie Road, and a
15.00 foot by 15.00 foot dedication at the northeast corner of the
intersection of Oakton Street and Crawford Avenue, and any
relief discovered during the review of this case.
Petitioner GreenAssociates Architects, on behalf of Skokie School District
73.5
Size of Site 215,989 square feet (4.946 acres) with frontage on Harding
Avenue, East Prairie Road, Oakton Street, and Crawford Avenue.
Existing Zoning & B2 Commercial (proposed) – junior and middle high school, office
Land Use and administrative services
Adjacent Zoning & North R2 Single-Family – detached residences
Land Use
South B2 Commercial – home hospice and health care agency,
fine and performing arts education, sports and
recreation education, bakery, office and administrative
services, limited service restaurant with outdoor dining,
vacant commercial
East R2 Single-Family – detached residences
West R2 Single-Family – detached residences
B2 Commercial – grocery store, vacant land
Comprehensive Plan The site is designated as retail/service employment.
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SITE INFORMATION
• Public sidewalks run along East Prairie Road, Oakton Street, and Crawford Avenue.
• A portion of the public sidewalk at the northeast corner of Oakton Street and
Crawford Avenue is located on the subject site.
• The public alleys to the north of the school building provide access to the school’s
parking lots.
• A driveway off Oakton Street provides access to 5 additional parking spaces as well
as the existing maintenance garage.
• A circular driveway for student drop off and pick up is located off East Prairie Road,
at the front entrance to the school.
• The site is directly served by the CTA 97 Skokie and Pace 215 Crawford-Howard
buses.
PETITIONER’S SUBMITTAL
The petitioner is requesting to resubdivide 4 existing lots into 1 new lot at 8000 East
Prairie Road in a B2 Commercial district. The new lot will place the Oliver McCracken
Middle School property within a single lot of record. The subdivision is necessary
because the existing property spans multiple subdivisions and Cook County does not
allow tax parcels in separate subdivisions to be combined through the simple PIN
consolidation process.
The subdivision will include the following dedications for right-of-way:
• A 2.00 foot-wide right-of-way dedication along the south side of the east-west
alley running between East Prairie Road and the northeasterly-southwesterly
alley west of East Prairie Road that will match the width of the existing alley
pavement and bring the alley into compliance with §94-6(a)(5) of the Village
Code.
• A 15.00 foot by 15.00 foot dedication at the northeast corner of the intersection
of Oakton Street and Crawford Avenue that will place the existing public sidewalk
entirely within the public right-of-way.
STAFF ANALYSIS
Comments
All pertinent departments and divisions were offered an opportunity to comment on this
case. Other than the Planning Division comments below, all others did not respond or
approved the request without comment.
Planning Division
The Planning Division supports the proposed subdivision. The subdivision will meet
all requirements of the Village Code and Map Data Policy.
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STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request to resubdivide 4 existing lots into 1 new
lot at 8000 East Prairie Road with a 2.00 foot-wide right-of-way dedication along the
south side of the east-west alley running between East Prairie Road and the
northeasterly-southwesterly alley west of East Prairie Road, and a 15.00 foot by 15.00
foot dedication at the northeast corner of the intersection of Oakton Street and
Crawford Avenue in a B2 Commercial district be APPROVED subject to the conditions
listed below.
RECOMMENDED SUBDIVISION CONDITIONS
1. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the
Oliver McCracken Middle School Subdivision must be submitted to the Village
with all signatures other than Village staff or elected officials.
2. The Oliver McCracken Middle School Subdivision shall be effective upon its
recording by the Village in the Office of the Recorder of Deeds of Cook County,
Illinois.
3. All monuments must be set no later than 1 year after the date of the recording
of the plat.
4. The petitioner must submit to the Planning Division electronic files of the plat of
subdivision in approved and finalized form. The files must be scaled drawing
files in AutoCAD format (version 2010 or older). The drawings must be
formatted to SPCS, NAD83, HARN 2007, with SPCS north being straight up, and
the primary units in U.S. Survey Feet. All elements must be contained within a
single file, no XREF or PDF attachment files shall be used.
5. If work is to be performed on public property or if public property is utilized or
impacted during construction and or development, the owners must provide, or
must 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 owners 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.
6. The petitioner must comply with all Federal and State statutes, laws, rules and
regulations and all Village codes, ordinances, rules, and regulations.
ATTACHMENTS
1. Oliver McCracken Middle School Subdivision, dated April 13, 2023
2. Boundary and Partial Topographic Survey, dated October 28, 2022
3. Land Use and Zoning Map
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STAFF REPORT 2023-09P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, April 20, 2023
To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: 2023-09P: Site Plan Approval
8000 East Prairie Road
Related Cases – 2023-07P: Zoning Map Amendment
2023-08P: Subdivision
General Information
Location 8000 East Prairie Road
Purpose A request for site plan approval to construct a one-story building
for equipment storage and offices, and any relief discovered
during the review of this case.
Petitioner GreenAssociates Architects, on behalf of Skokie School District
73.5
Size of Site 215,447 square feet (4.934 acres) with frontage on Harding
Avenue, East Prairie Road, Oakton Street, and Crawford Avenue.
Existing Zoning & B2 Commercial (proposed) – junior and middle high school, office
Land Use and administrative services
Adjacent Zoning & North R2 Single-Family – detached residences
Land Use
South B2 Commercial – home hospice and health care
agency, fine and performing arts education, sports and
recreation education, bakery, office and administrative
services, limited service restaurant with outdoor dining,
vacant commercial
East R2 Single-Family – detached residences
West R2 Single-Family – detached residences
B2 Commercial – grocery store, vacant land
Comprehensive Plan The site is designated as retail/service employment.
SITE INFORMATION
• Public sidewalks run along East Prairie Road, Oakton Street, and Crawford Avenue.
• A portion of the public sidewalk at the northeast corner of Oakton Street and
Crawford Avenue is located on the subject site.
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• The public alleys to the north of the school building provide access to the school’s
parking lots.
• A driveway off Oakton Street provides access to 5 additional parking spaces as well
as the existing maintenance garage.
• A circular driveway for student drop off and pick up is located off East Prairie Road,
at the front entrance to the school.
• The site is directly served by the CTA 97 Skokie and Pace 215 Crawford-Howard
buses.
PETITIONER’S SUBMITTAL
The petitioner is requesting site plan approval to construct a one-story building for
equipment storage and offices at Oliver McCracken Middle School, located at 8000 East
Prairie Road. Site plan approval is required in this instance because modifications are
being made to buildings on a site 1 acre or larger in size.
The petitioner stated:
The new [buildings and grounds office] will replace existing deteriorated
residential style storage garages. The new building walls will now match the
balance of the school. This will enhance the character of the neighborhood.
Well maintained and desirable schools are a significant contributor to property
values. Improving the functionality and appearance of an existing school will
positively impact surrounding property values.
There are no anticipated changes to traffic patterns or volumes due to the
construction of the building. Only a limited number of staff vehicles currently
access and will continue to access the lot and use the buildings and grounds
office and storage facility. No additional parking is proposed.
All utilities will be buried and will meet the requirements of the Village and
authorities having jurisdiction.
School buildings and their accessory structures are a vital part of the social fabric
of a community. Schools educate our children. School facilities provide locations
for community events. Schools assist in identifying and addressing students and
community members that are experiencing financial and social hardships.
Support buildings that assist in keeping a district’s equipment, facilities, and
maintenance personnel secure and organized lay the foundation for all the
benefits a school brings to a community to be realized.
In addition to the construction of the new building, the petitioner will also be making
several improvements to the site, including:
• Adding a second handicapped parking space to the parking lot on the north side
of the building to bring the site into compliance with the State of Illinois
Administrative Code.
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• Installing sod within the currently gravel-covered area that exists between the
north end of the parking lot and the fences behind the residences at 3907 and
3911 Keeney Street.
• Constructing a new garden shed and a bio-retention facility and relocating a
planter to the southeast corner of the school building.
The petitioners are also requesting a map amendment to rezone the property from R2
Single-Family to B2 Commercial (2023-07P) and a subdivision of the subject site into a
single lot (2023-08P).
STAFF ANALYSIS
All pertinent departments and divisions were offered an opportunity to comment on this
case. The Engineering, Forestry, Fire Prevention, and Planning Divisions provided
comments on the subject case.
Engineering Division
A total of 35 parking spaces are required for the subject site and 48 parking spaces
are provided, meeting the parking requirement for the school.
Oakton Street is owned and maintained by the Cook County Highway Department.
Any work within the Oakton Street right-of-way will require a permit from Cook
County.
The petitioner must obtain an MWRD determination letter to determine if an MWRD
permit is required for the proposal. Any existing or proposed overhead
telecommunication, fiber optic, electric, etc. services to the buildings and grounds
office shall be buried or installed underground.
Forestry Division
Forestry staff requires that the petitioner install protection fencing around the 4
parkway trees on Oakton Street. The fencing must remain in place for the duration
of the construction project.
Additionally, grass must not be planted any closer than 3 feet from the base of the
trunk of the existing tree that is located between the school building and the
proposed building. The area around the tree shall not be graded after removal of
the tree protection fencing.
The proposed swale area to the east of the proposed building must be maintained to
keep out invasive species.
Fire Prevention Division
A set of fire alarm plans for the proposed building must be submitted to the Building
Department for review. The floor plan must be revised to indicate the locations of
all emergency and exit lighting and fire extinguishers.
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Planning Division
The Planning Division supports the proposed site plan approval request. The
proposed maintenance building will consolidate vehicle and materials storage into a
single, modern building that will contain 2 vehicle bays, an office, and 2 bathrooms.
The building will be screened from Oakton Street by a row of arborvitae evergreens
that will be planted between the fence and the south wall of the building.
The site plan must be revised to convert the striped loading area to the north of the
northern handicapped parking space to a regular parking space. Both handicapped
parking spaces are permitted to share a common loading area.
Planning staff requests that curbing be installed around the south, east, and west
sides of the sodded area to the north of the parking lot in order to prevent vehicles
from parking within that area.
APPEARANCE COMMISSION
Appearance Commission review is not required for the proposal as public school
facilities are not subject to appearance review unless relief is needed from the Village
Code.
STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for site plan approval to construct a one-
story building for equipment storage and offices in a B2 Commercial zoning district be
APPROVED based upon the Proposed Positive Findings of Fact for the site plan
approval 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
petitioner must:
a. Revise the landscape plan to depict the existing tree that is located
between the school building and the proposed equipment storage and
offices building and indicate that grass will not be planted any closer
than 3 feet to the base of the trunk.
b. Submit a set of fire alarm plans for the proposed equipment storage
and offices building to the Building Division for review.
c. Revise the floor plan to indicate the locations of all emergency and exit
lighting and fire extinguishers.
d. Revise the site plan to show the conversion of the striped loading area
to the north of the northern handicapped parking space to a regular
parking space.
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e. Revise the site plan to show the installation of curbing around the
south, east, and west sides of the sodded area to the north of the
parking lot in order to prevent vehicles from parking within that area.
2. The petitioner must install protection fencing around the 4 parkway trees on
Oakton Street. The fencing must remain in place for the duration of the
construction project.
3. The proposed swale area to the east of the proposed equipment storage and
offices building must be maintained to keep out invasive species.
4. Prior to the issuance of a building permit, the petitioner must obtain an MWRD
determination letter to determine if an MWRD permit is required for the proposal.
5. The petitioners shall develop the Subject Property in substantial conformance
with the final Village approved site plan, dated <insert date of final approved
plan>, landscape plan, dated <insert date of final approved plan>, floor plan,
dated <insert date of final approved plan>, mezzanine plan, dated <insert date
of final approved plan>, and elevations, dated <insert date of final approved
plan>.
6. 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.
(Standard)
7. All existing damaged public sidewalks or public sidewalks damaged due to the
implementation of this plan shall be replaced. (Standard)
8. No objects are allowed within a 15-foot sight distance triangle between 30” and
84” from grade except traffic control devices listed in the Manual on Uniform
Traffic Control Devices. (Standard)
9. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas,
signage, landscaping, structures, and any other facilities or infrastructure on the
Subject Property shall be maintained in a good state of repair, and when needed,
be repaired or replaced in a timely manner. (Standard)
10. All private and public sidewalks shall be maintained free of snow, ice, sleet, or
other objects that may impede travel. (Standard)
11. Trash shall only be allowed within a designated trash enclosure and shall be
screened from public view in an enclosure approved by the Appearance
Commission. All trash shall be contained in such a way as to remain out of sight
at all times. (Standard)
12. All off-street parking spaces shall be legibly striped and maintained. (Standard)
13. Any plan to modify parking lot striping must be approved by the Director of
Engineering. (Standard)
14. The proposed development shall have a minimum of 49 on-site off-street vehicle
parking spaces. (Standard)
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15. 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. (Standard)
16. 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. (Standard)
17. The owner of the Subject Property shall ensure that employees park on the
Subject Property or in approved off-site parking spaces approved by the
Engineering Division. (Standard)
18. All overhead new utilities on the Subject Property shall be placed or relocated
underground. The petitioner shall bear the full cost of any utility relocation
and/or conflicts. (Standard)
19. The petitioner shall sign an "Agreement for Installation and Maintenance of
Landscaping" to assure that the Subject Property and parkway landscaping is
completed and maintained, including trimming, watering, and replacing of dead
plant materials in a timely manner in accordance with the final approved
landscape plan. A copy of said Agreement is attached hereto, marked Exhibit
“A” and hereby made part of this Ordinance. This “Agreement for Installation
and Maintenance of Landscaping" shall be recorded at the petitioner’s expense.
(Standard)
20. All new construction, alterations, and remodeling shall meet current International
Building and NFPA Life Safety Codes as amended. (Standard)
21. The petitioner shall obtain all required permits and approvals for improvements
to County, State, or Federal rights-of-way from the governing jurisdiction.
(Standard)
22. 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. (Standard)
23. All signage shall conform to the Skokie Village Code, except as provided in this
ordinance. (Standard)
24. 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. (Standard)
25. Prior to the issuance of building permits, the petitioner shall submit to the
Planning Division of the Community Development Department the name,
property address, email address, and telephone number of the company and
contact person responsible for site maintenance in compliance with this <special
use permit or site plan approval>. (Standard)
26. If work is to be performed on public property or if public property is utilized or
VOSDOCS-#610113-v1-Staff_Report_-_2023-09P_-_Site_Plan_Approval__8000_East_Prairie_Road
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impacted during construction and/or development, the owner shall provide, or
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. (Standard)
27. The petitioner shall comply with all Federal and State statutes, laws, rules and
regulations and all Village codes, ordinances, rules, and regulations. (Standard)
28. 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. (Standard)
ATTACHMENTS
1. Proposed Positive Findings of Fact for Site Plan Approval for 2023-09P
2. Site Plan, dated March 16, 2023
3. Landscape Plan, dated March 16, 2023
4. Buildings and Grounds Office Floor Plan, dated March 16, 2023
5. Buildings and Grounds Office Mezzanine Plan, dated March 16, 2023
6. Buildings and Grounds Office Elevations, dated March 16, 2023
7. Photos of Subject Property
8. Land Use and Zoning Map
VOSDOCS-#610113-v1-Staff_Report_-_2023-09P_-_Site_Plan_Approval__8000_East_Prairie_Road
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Proposed Positive Findings of Fact 2023-09P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, April 20, 2023
Consideration Finding
The request is harmonious with and does The proposed buildings and grounds
not adversely affect adjacent properties. office will replace two older garages and
will be constructed with materials that
match the appearance of the school
building. Additionally, the buildings and
grounds office will be screened by a row
of arborvitae shrubs.
The request can demonstrate that Adequate public facilities exist to serve
adequate public facilities, including roads, the proposed building.
drainage, utilities, and police and fire
protection exist or will exist to serve the
requested use at the time such facilities are
needed.
The request demonstrates adequate No problems are anticipated with respect
provision for maintenance of the associated to the maintenance of the associated
structures. structures.
The request has considered and, to the The installation of solar panels on the
degree possible, addressed the adverse roof of the proposed buildings and
effects on the natural environment. grounds office will positively affect the
environment.
The petitioner will also be increasing the
amount of permeable surface at the
subject site by removing some of the
pavement between the new building and
the existing school building and replacing
it with grass.
The request will not create undue traffic Undue traffic congestion will not be
congestion. created by the request.
The request will not adversely affect public Public safety at the driveway at Oakton
health, safety, and welfare. Street will be improved due to the
addition of a stop sign and a stop bar.
The request conforms to all applicable The request conforms to all applicable
provisions of this code, except where relief provisions of this code.
is granted with the request.
VOSDOCS-#610113-v1-Staff_Report_-_2023-09P_-_Site_Plan_Approval__8000_East_Prairie_Road
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