Plan Commission
Regular MeetingSkokie, IL · May 4, 2023
Minutes
Plan Commission Draft Summary Meeting Minutes
Date: May 4, 2023
The Chairman called the roll verifying that there was a quorum present with 4 commissioners
absent.
A motion to approve the minutes of the Plan Commission meeting of April 20, 2023 was made
by Commissioner S. Berman and seconded by Commissioner J. Burman. Motion passed by voice
vote.
Case Description:
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, posted, and delivered to property owners in the area as prescribed
by the Zoning Chapter. Assistant Corporation Counsel determined that notice was proper and
correct.
As the 3 cases are related, they were discussed together but voted on separately.
Mr. Mark Daniel, attorney on behalf of ZAZ Holdings, LLC presented the cases. Architect, Jeff
Miller of Watermark Engineering also added testimony. This project has been in the discussion
stages since before COVID and with several former Village staff. They propose to make
modifications to an existing fuel station (Shell) at 3300 Howard Street by expanding into the
closed adjacent fuel station (Grand Prix) at 3325-27 Howard Street. Old underground tanks will
be removed. The Grand Prix parcel with its 12 fueling stations and small convenience store will
be revamped into a new tunnel car wash which will contain 20 vacuum stations. The car wash
located on the Shell station site will be repurposed as storage/hallway for the existing
convenience store. No changes will be made to the number of fuel stations and the size of the
retail space serving the Shell location. The 2 sites will be combined into 1 establishment; but
the car wash and accessory building will be a separate parcel from the Shell gas station. Cross-
610970 - Plan Commission meeting minutes – May 4, 2023 – fuel station/car wash
access and parking easements will be established so that both facilities will be able to utilize
each other’s parking and driveways.
The applicant spoke of having a secured parking area and therefore would like to keep a fence
along Howard to discourage loitering in the overnight hours.
The chairman told the group of a bad experience at a car wash at which employees offered no
assistance as his car was being tugged along the track with the brake engaged. Mr. Miller spoke
of the car wash operation. Each use has its own separate employees - gas and convenience
store employees do not cover the car wash. More crew will be on hand during busy times;
warm winter days, sloppy spring weather as well as weekends. Hours of operation will be from
8AM to 10PM. It is a long tunnel car wash which is belt driven and uses brushes to clean the
vehicles. A reclaimed water system is used for washing but rinse water is clean. Pavement
heaters will be installed so that no ice will form.
Staff requested the reports be entered into the record as presented and is in support of the
project. The current SUP ordinance for the existing site and landscape plan will be repealed and
new one created for the amended site. The Appearance Commission approved the case at its
June 8, 2022 meeting.
A commissioner wanted confirmation that trash receptacles would be added throughout the
site; at the vacuums, at the pump islands and at the entry & exit of the car wash. He also
commented that the trash bins should be emptied frequently (every hour on busy days).
Another commissioner suggested separating the car wash area with bollards or chains.
Recommendations and Voting
Case 2023-03P - Site Plan Approval: 3301 & 3321 Howard Street
A motion was made to approve a site plan approval, as amended to allow a fence along Howard
Street, for an automotive fuel station and a car wash in an Industrial zoning district allowing
two principal buildings on one lot.
Motion: J. Burman Second: R. Mathee Absent: C. Franklin,
T. Gevaryahu,
V. Gupta, and
P. Ousley
Ayes: 5
Nays: 0
Case 2023-04P – Special Use Permit: 3301 Howard Street
A motion was made to approve, as presented, a special use permit for an automotive fuel
station in an M3 Industrial zone to modify the existing site plan and landscape plan.
Motion: S. Berman Second: J. Burman Absent: C. Franklin,
T. Gevaryahu,
V. Gupta, and
P. Ousley
610970 - Plan Commission meeting minutes – May 4, 2023 – fuel station/car wash
Ayes: 5
Nays: 0
Case 2023-05P – Special Use Permit: 3321 Howard Street
A motion was made to approve, as presented, a special use permit for a car wash in an M3
Industrial zone.
Motion: R. Mathee Second: J. Burman Absent: C. Franklin,
T. Gevaryahu,
V. Gupta, and
P. Ousley
Ayes: 5
Nays: 0
610970 - Plan Commission meeting minutes – May 4, 2023 – fuel station/car wash
Agenda
Meeting Agenda
Plan Commission Meeting
Thursday, May 4, 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
2023-03P - 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 Staff Report
buildings on one lot, 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
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 Staff Report
site plan and landscape plan, 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
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 Staff Report
the review of this case.
PINs: 10-26-401-078-0000 and 10-26-401-079-0000
V. Old Business
VI. Public Comment (for non-agenda items)
Next Meeting will be May 18, 2023 at 7:30 P.M.
VII. Adjournment
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
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LEGAL NOTICE OF PUBLIC HEARING
Skokie Plan Commission, Thursday, May 4, 2023, Village of Skokie, 5127 Oakton Street, Skokie, Illinois
60077, at 7:30 P.M., to consider the following:
NEW ACTION TAKEN
2023-03P - Site Plan Approval: 3301 & 3321 Howard Street
Approved as
ZAZ Holdings, LLC, requests site plan approval for an automotive fuel station and a
amended to allow
car wash in an M3 Industrial zoning district to allow two principal buildings on one fence along
lot, and any other relief that may be discovered during the review of this case. Howard Street
PINs: 10-26-401-078-0000 and 10-26-401-079-0000 5-0-4
2023-04P – Special Use Permit: 3301 Howard Street
Approved as
ZAZ Holdings, LLC requests to amend an existing special use permit for an
presented
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 5-0-4
review of this case.
PINs: 10-26-401-078-0000 and 10-26-401-079-0000
2023-05P – Special Use Permit: 3321 Howard Street
Approved as
ZAZ Holdings, LLC requests a special use permit for a car wash in an M3 Industrial
presented
zoning district, and any other relief that may be discovered during the review of
this case. 5-0-4
PINs: 10-26-401-078-0000 and 10-26-401-079-0000
FOR YOUR INFORMATION:
Plans and related documents are available at the Planning Division office at Village Hall Monday through
Friday from 8:30 AM to 5:00 PM. 847-933-8447
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 February 24, 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-#606284-v2-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_of_2023-03-16
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