Plan Commission
Regular MeetingSkokie, IL · October 19, 2023
Minutes
Plan Commission Meeting Minutes
Date: October 19, 2023
PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair
Scott Berman, Talia Gevaryahu,
Erica Minchella, and Peter Ousley
PLAN COMMISSION MEMBERS ABSENT: Jeff Burman – Vice-Chair
Cindy Franklin, Vijai Gupta, and
Ross Mathee
STAFF PRESENT: Tyler Kobylski, Asst Corporation Counsel,
Paul Reise, Planning Manager,
Jose Acosta, Planning Coordinator, and
Marlene Bargamian, Administrative Assistant
(I) CALL TO ORDER
A quorum being present, Chair Luke called the meeting to order at 7:30 PM.
(II) APPROVAL OF MINUTES
A motion to approve the minutes of the October 5, 2023 meeting was made by
Commissioner Berman and seconded by Commissioner Gevaryahu.
Ayes: Unanimous voice vote in unison
(III) RULING ON NOTICE
Assistant Corporation Counsel Kobylski determined that notice was proper and correct.
(IV) CASE DESCRIPTIONS
Case 2023-28P – Parking Determination: 9230 Lotus Avenue
Orchard Village, an Illinois corporation, requires a parking determination for a 6-bedroom
congregate living facility.
Case 2023-29P – Site Plan Approval: 9230 Lotus Avenue
Orchard Village, an Illinois corporation, requests site plan approval for a 6-bedroom
congregate living facility in an R2 Single-Family zoning district, and any relief that may be
discovered during the review of this case.
PINs: 10-22-402-009-0000 and 10-22-402-010-0000
As both cases are related, they were discussed together but voted on separately.
Chairman Luke read the submitted public comments into the record. He stated that the
Village of Skokie’s job is to oversee that code regulations are followed and that a home is
safe. They cannot prohibit a CILA house from occupying a property if it meets
requirements.
# 615343 Plan Commission meeting minutes October 19, 2023
Ms. Marlene Hodges has been employed by Orchard Village as their Executive Vice-
President and Chief Operating Officer for twelve years. She gave a brief history of the not-
for-profit business explaining that since 1972 they have been providing care and housing
services to individuals with developmental disabilities who are unable to live independently
on their own. In fact, their 1st clients are still housed with them after 50 years.
They currently own (12) small 3-bedroom, 1½ bath homes which serves 6-8 people each
with 24-hour staff. As some of the residents are getting older and cannot walk stairs
anymore, the Orchard Village board would like to afford handicapped accessible homes
where their aging clients can each have a bedroom with a shared bathroom. They strive to
provide comfortable, safe homes and be good neighbors.
The subject property was owned by a WWII disabled veteran and his son was elated to
honor his father by turning the house over to Orchard Village after 70 years of being family
owned. It is currently a 5-bedroom, 3-bathroom home which, after converting the library into
another bedroom, will become home to 6 women who have been living together for the past
40 years. All the residents go to day programs and are supervised in the evening by
caretakers. Occasionally, they do get visited by family.
Commissioner Scott Berman asked questions regarding the use of a disability bus parked on
site, the exterior changes needed at the property that will be used as an institutional use, and
client/staff ratio. Ms. Hodges stated that they use a regular mini-van to take clients to
activities and appointments. Orchard Village’s main concern is safety and keeping the
interior and exterior aesthetically pleasant. At the subject site, 2 trees were removed which
were examined to be unsafe and the grounds were cleaned-up and re-seeded. She also
reiterated that 1 or 2 staff are always present whenever clients are at home.
Mr. Jose Acosta, Planning Coordinator, requested that the reports be entered into the record
as written. Since none of the residents’ drive, the Orchard Village mini-van as well as one
staff vehicle are able to utilize the existing 2-car garage. There is enough room on the long
driveway to contain 4 additional cars for visitors. The final determination regarding parking
was decided by the Plan Commission to be 6 on-site parking spaces; needing no Village
Board input.
Staff is in support of the site plan approval request. The subject site occupies 2 lots with
different PINs and therefore, PIN consolidation is a recommendation for approval. The Fire
Department, in their written comments, stated that detailed site and floor plans need to be
resubmitted showing the scope of work, with sprinkler and fire alarm systems installed before
the issuance of building permits.
Staff pointed out that Conditions 2 & 3 of the staff report are to be omitted as they have been
taken care of since the writing of the report.
Commissioner Gevaryahu questioned if a zoning change was in order. Congregate living
facilities are permitted uses in the R2 Single-Family zoning district. However, site plan
approval is necessary when a home has more than 4 bedrooms.
Commissioner Berman reminded all about no occupancy until the Fire Department review
and sign off.
# 615343 Plan Commission meeting minutes October 19, 2023
Ms. Hodges is in agreement with waiting on the permit. The current Skokie home that the 6
women are living in will be sold as the stairs are too narrow and challenging even to the able-
bodied.
Chairman Luke opened the meeting for public comments and called on interested parties
from the sign-up sheet.
Erik Anderson, 9250 Lotus Avenue, stated that his initial concerns have been explained but
was surprised that the Village of Skokie cleaned up the felled tree despite it being on private
property. Commissioner Ousley answered that if the tree fell due to a storm and it impacts a
public way, the Village will come out. Mr. Anderson also inquired about the side lot.
Commissioner Berman stated that the applicant can reject the consolidation
recommendation and sell off the buildable, vacant lot next door.
Dean Rauchwerger, adjacent homeowner, spoke of the quiet, charming neighborhood that
Orchard Village is trying to integrate into. Most households are 2-3 people; not 8-10. This
drastic change in density will alter the characteristics of the neighborhood. He also
commented on the 3-minute limitation to speak when the petitioner has no time restrictions.
It sounds like this is a “rubber-stamp” project including the removal of a 100-year old tree on
a week-end. Chairman Luke asked if his concern is against families with more than 2 kids.
As an example, this 5-bedroom house could be a home to 2-parents with 3 kids.
Commissioner Berman added that a 5-bedroom home is allowed to have as many residents
as can fit.
Nina Rauchwerger further remarked that neighbors are in attendance to voice their
comments of objection. If they cannot stop this project, why did they bother to attend? She
also asked about the relationship between the Village of Skokie and Orchard Village; 4
Village trucks cleaned up the downed tree. She also stated that the maximum number of
residents is said to be 6 right now; how can they be sure more are not added in the future?
Commissioner Berman answered that the house will look like the same house it is. It will not
look institutionalized. The house will go through inspections from the Health Department and
monitored by other governing agencies.
Steven Pauley, 5440 Foster Street, mentioned the conditions of the group home at 9223
Linder (?) that has been in the neighborhood for about 10 years and asked if they were
affiliated. Staff is not aware of another group home in the area as locations are not disclosed.
It depends on how the Linder home is coded in our computer system. Chairman Luke stated
that the Plan Commission reviews development and enforcement is handled by Building
Inspection Services.
Helen Sarris, 9315 Linder Avenue, referenced that Orchard Village started out with 1 house
on Marmora Avenue and continued buying all the houses on the cul-de-sac and wondered if
they will be buying up more properties in this neighborhood. Are there limits on space within
a certain radius? In 2-3 years, can they bring in more residents? Staff answered that there is
a regulation in place that an 800 ft. distance is required between congregate living facilities.
The state limits up to 8 non-related residents can occupy a home if space is available. At this
house, the maximum is 6 residents. Commissioner Berman added that the block will not
change to all group homes.
# 615343 Plan Commission meeting minutes October 19, 2023
Michelle Hammond, 9215 Linder, works in the special education field, stated that these
individuals need to live somewhere. Her concern is their safety if they walk or wander in the
neighborhood as there will be no signage at the property.
Mark Matthews, 9338 Lotus Avenue, is concerned about his children’s safety and the
family’s security. Is this a home for the mentally imbalanced?
Selma Zukancic, 9436 Lotus Avenue, commented that the Linder group home is located
across the alley from her home and looks like an institutional property. These homes usually
have limited resources with only 1 staff member to care for the residents. What about
escapes? Where does one go to report problems? In her opinion, the house is good, but the
location is bad.
Kathy Pauley, 5440 Foster Street, asked if this was a Village of Skokie project. When the
house was sold to Orchard Village to become a group home, why wasn’t a meeting set to get
neighbor input? Chairman Luke answered that the Village of Skokie had no prior knowledge
as this was a private sale.
In conclusion, Ms. Hodges reiterated, that this home will have 6 residents with up to 2 staff
members. They can legally have 8 but their intent is to have 6. The residents are not locked
in; they are higher functioning and can walk around the neighborhood unaided without telling
a supervisor. They will not cause any unsafe conditions.
Commissioner Ousley commented that he found the discussion to be distasteful talking
about people that are not able to go about their business in their own neighborhood.
(IV) RECOMMENDATIONS AND VOTING
Case 2023-28P: Parking Determination – 9230 Lotus Avenue
The Plan Commission determined that the off-street parking requirement for the congregate
living facility located at 9230 Lotus Avenue is 6 on-site parking spaces. The attached 2-car
garage should accommodate the Orchard Village van as well as a staff vehicle. The long
driveway can accommodate 4 additional vehicles for visitors. None of the residents’ drive.
This determination is only for this group home and not transferrable.
Motion: Gevaryahu Second: Minchella
Ayes: 5
Nays: 0
Case 2023-29P: Site Plan Approval – 9230 Lotus Avenue
A motion was made to approve the request for site plan approval for a 6-bedroom
congregate living facility in an R2 Single-Family zoning district.
Motion: Ousley Second: Gevaryahu
Ayes: 5
Nays: 0
# 615343 Plan Commission meeting minutes October 19, 2023
(V) ITEMS FOR COMMUNICATION
The next meeting on Nov. 2, 2023 has been cancelled due to lack of cases. There will
be a meeting on Nov. 16, 2023.
(VI) ADJOURNMENT
Chair Luke adjourned the meeting at 8:43 PM.
Respectfully submitted,
Marlene Bargamian,
Administrative Assistant
# 615343 Plan Commission meeting minutes October 19, 2023
Agenda
Meeting Agenda
Plan Commission Meeting
Thursday, October 19, 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
2023-28P – Parking Determination: 9230 Lotus Avenue
Orchard Village, an Illinois corporation, requests a parking determination for a Staff Report
6-bedroom congregate living facility.
PINs: 10-16-123-055-0000 and 10-16-123-056-0000
2023-29P – Site Plan Approval: 9230 Lotus Avenue
Orchard Village, an Illinois corporation, requests site plan approval for a 6- Staff Report
bedroom congregate living facility in an R2 Single-Family zoning district, and any
relief that may be discovered during the review of this case.
V. Old Business
VI. Public Comment (for non-agenda items)
Next Meeting will be November 02, 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, October 19, 2023, Village of Skokie, 5127 Oakton Street,
Skokie, Illinois 60077, at 7:30 P.M., to consider the following:
NEW ACTION
TAKEN
2023-28P – Parking Determination: 9230 Lotus Avenue
Approved as
Orchard Village, an Illinois corporation, requests a parking determination for
presented
a 6-bedroom congregate living facility.
5-0-4
PINs: 10-16-123-055-0000 and 10-16-123-056-0000
2023-29P – Site Plan Approval: 9230 Lotus Avenue
Approved as
Orchard Village, an Illinois corporation, requests site plan approval for a 6-
presented
bedroom congregate living facility in an R2 Single-Family zoning district, and
5-0-4
any relief that may be discovered during the review of this case.
PINs: 10-16-123-055-0000 and 10-16-123-056-0000
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 Skokie Review on September 21,
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-#615141-v1-October_19_2023_Plan_Commission_RESULTS
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