Plan Commission
Regular MeetingSkokie, IL · May 16, 2024
Agenda
Meeting Agenda
Plan Commission Meeting
Thursday, May 16, 2024 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
2024-13P – Comprehensive Plan Chapter Amendment: Housing
The Village Manager of the Village of Skokie, is requesting a Comprehensive Plan Chapter
Amendment to Chapter 6 – Housing to update and revise themes that cater to the future
housing needs of Skokie residents. After discussion and community input, the Housing Sub-
Committee of the Plan Commission has drafted an update to the Village of Skokie’s
Comprehensive Plan Housing Chapter. [Staff is requesting a continuance of this case to the
next meeting on June 6, 2024. See memo attached.]
2024-14P – Special Use Permit: 9306 Skokie Boulevard
OP Associates, LLC, an Illinois limited liability company, on behalf of Josh Zwelling, requests
a special use permit for outdoor dining at Emma’s Bagel Café at 9306 Skokie Boulevard in a
B1 Service Commercial and a B2 Commercial zoning district, and any relief discovered during
the review of this case.
PINs: 10-16-204-008-0000, 10-16-204-012-0000, and 10-16-222-033-0000
2024-15P – Special Use Permit: 8950 Gross Point Road #800
Point Medical Business Park, LLC, on behalf of Tatiana Tsikis, requests a special use permit
for services to the elderly and disabled, except primarily office uses, in a B2 Commercial
zoning district, and any relief discovered during the review of this case.
PINs: 10-16-409-030-0000 and 10-16-409-031-0000
V. Old Business
VI. Public Comment (for non-agenda items)
Next Meeting will be on June 6, 2024 at 7:30 P.M.
VII. Adjournment
VOSDOCS-#609406-v14-Meeting_Agenda_-_Plan_Commission_
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.
VOSDOCS-#609406-v14-Meeting_Agenda_-_Plan_Commission_
Draft – Not Approved
Plan Commission Meeting Minutes
Date: May 2, 2024
PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair
Jeff Burman - Vice-Chair
Scott Berman, Cindy Franklin,
Erica Crohn-Minchella, Vijai Gupta,
Talia Gevaryahu, and Ross Mathee
PLAN COMMISSION MEMBERS ABSENT: Peter Ousley
STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel,
Johanna Nyden, Community Dev. Dir.,
Jose Acosta, Planning Coordinator, and
Mike Voitik, Assistant Planner
(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 April 4, 2024 meeting was made by
Commissioner Scott Berman and seconded by Vice-Chair Jeff Burman.
Ayes: Unanimous voice vote. The motion passes.
(III) RULING ON NOTICE
Assistant Corporation Counsel Kobylski determined that notices were proper and
correct in all cases.
(IV) CASE DESCRIPTIONS
Case 2024-05P – Zoning Map Amendment: 9239 Gross Point Road
Waterway Gas & Wash Company, a Missouri Corporation, requests to amend the
zoning map to change the zoning district for 9239 Gross Point Road from B1 Service
Commercial to B3 Business.
PINs: 10-16-221-003-0000, 10-16-221-004-0000, 10-16-221-005-0000, 10-16-221-
006- 0000, and 10-16-221-036-0000
Mike Goldman, Vice President and General Counsel of Waterway Gas and Wash
Company, presented the case. He stated that Waterway has been open for
approximately 4 years and was presented with the opportunity to expand its facility in
2022 when the owner of 9239 Gross Point Road approached Waterway and notified
# 619311 Plan Commission meeting minutes May 2, 2024
Draft – Not Approved
them that they were selling the property. The 9239 Gross Point Road property is
needed to be rezoned from B1 to B3 in order to have consistent zoning across the
entire site.
Chairman Paul Luke asked about the bicycle service station that was presented as
part of a previous waterway Gas & Wash case a couple years ago. He would like to
see the same thing implemented in this location
Mr. Goldman stated that the bicycle service is in their Northbrook location, and will
be implemented here as well.
Commissioner Scott Berman asked if there will be any changes to the points of
ingress and egress on Skokie Boulevard and if there will be additional lighting for the
site and how that will impact the surrounding neighbors to the west on Gross Point
Road.
Mr. Goldman confirmed that there will be no change to the points of ingress and
egress on Skokie Boulevard, and explained that there will be additional lighting and
that they have proposed using all LED lighting fixtures that would keep all of the light
on site.
Chairman Paul Luke asked about the noise levels of the vacuums.
Mr. Goldman clarified that he does not have the exact decibel levels of the vacuums
but that the vacuum components that produce the most noise will be stowed away
and hidden to reduce noise levels on site.
Mike Voitik, Planning Technician, requested the report to be accepted into the
record. He went on to state that a car wash use is not allowed in the existing B1
zoning and that the Village has been slowly phasing out the B1 zoning as well. The
only remaining B1 zoned-property on this block will be the 7-Eleven and the rezoning
to B3 matches the more-intense commercial zoned properties north of the subject
site along Skokie Boulevard.
The petitioner was agreeable with the staff report recommendations and had nothing
further to add.
Case 2024-06P – Subdivision: 9208 Skokie Boulevard and 9239 Gross Point
Road
Waterway Gas & Wash Company, a Missouri Corporation, requests a subdivision of
19 lots into 1 lot in a B3 Business zoning district with a 3-foot-wide right-of-way
dedication along Church Street and a 5-foot-wide right-of-way dedication along
Gross Point Road, and any relief that may be discovered during the review of this
case.
PINs: 10-16-221-003-0000, 10-16-221-004-0000, 10-16-221-005-0000, 10-16-221-
006- 0000, 10-16-221-007-0000, 10-16-221-011-0000, 10-16-221-012-0000, 10-16-
# 619311 Plan Commission meeting minutes May 2, 2024
Draft – Not Approved
221-013-0000, 10-16-221-014-0000, 10-16-221-015-0000, 10-16-221-022-0000, 10-
16-221-023-0000, 10-16-221-024-0000, 10-16-221-025-0000, 10-16-221-026-0000,
10- 16-221-027-0000, 10-16-221-028-0000, 10-16-221-036-0000, and 10-16-221-
037- 0000
Mike Goldman, Vice President and General Counsel of Waterway Gas and Wash
Company, presented the case. He stated that Waterway prepared a subdivision for
the 9208 Skokie Boulevard site as part of the series of cases for the original
proposal for Waterway, but as a result of the pandemic, the subdivision was never
recorded. The new subdivision will incorporate the parcels from both the existing
and newly-acquired properties and combine them into a single lot.
Mike Voitik, Associate Planner, requested the report be accepted into the record as
written. Both dedications were originally requested in 2017 as part of the initial
subdivision request. The 3’-wide dedication along Church Street will place the
existing multi-use path within the Church Street right-of-way and the 5’-wide
dedication along Gross Point Road will allow for future expansion of the width of the
sidewalk. The existing sidewalk contains many obstructions and the dedication will
provide space for a potentially wider sidewalk and perhaps parkway trees. In the
future, if IDOT were to have a project to improve things on Gross Point Road, they
would have a wider sidewalk to potentially add parkway trees and provide a bigger
walkway. This would be a modification over the previous subdivision that was
presented for a vote in 2017.
Case 2024-07P – Site Plan Approval: 9208 Skokie Boulevard and 9239 Gross
Point Road
Waterway Gas & Wash Company, a Missouri Corporation, requests to amend an
existing site plan approval for a 1-lot planned development at 9208 Skokie Boulevard
in a B3 Business zoning district that includes an automotive fuel station,
convenience store, car wash, surface parking, and storm water detention in order to
modify the site plan to allow for the expansion of the car wash use onto the 9239
Gross Point Road property, and any relief that may be discovered during the review
of this case.
PINs: 10-16-221-003-0000, 10-16-221-004-0000, 10-16-221-005-0000, 10-16-221-
006- 0000, 10-16-221-007-0000, 10-16-221-011-0000, 10-16-221-012-0000, 10-16-
221- 013-0000, 10-16-221-014-0000, 10-16-221-015-0000, 10-16-221-022-0000, 10-
16-221-023-0000, 10-16-221-024-0000, 10-16-221-025-0000, 10-16-221-026-0000,
10- 16-221-027-0000, 10-16-221-028-0000, 10-16-221-036-0000, and 10-16-221-
037- 0000
Mike Goldman, Vice President and General Counsel of Waterway Gas and Wash
Company, presented the case. He stated that Waterway Gas and Wash Company
would be modestly changing the site and the vacuum area. There will be a full-
service vacuum with a new self-service vacuum area for customers who wish to
detail their cars themselves.
# 619311 Plan Commission meeting minutes May 2, 2024
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Mike Voitik, Planning Technician, stated that staff is supportive of the request to
expand the facility northward and offer self-service vacuum stations. Staff requests
to amend the existing site plan approval case, and as part of that, repeal the existing
site plan approval ordinance.
Mr. Voitik presented the recommended conditions tied to this case pertaining to
bicycle parking, trash clean-up, fire department comments, and site plans showing
current dedications on Gross Point Road. These are all conditions that need to be
addressed before the case is presented to the Board of Trustees.
Case 2024-08P – Special Use Permit: 9208 Skokie Boulevard
Waterway Gas & Wash Company, a Missouri Corporation, requests to amend an
existing special use permit for an automotive fuel station in a B3 Business zoning
district in order to modify the site plan, and any relief that may be discovered during
the review of this case.
PINs: 10-16-221-003-0000, 10-16-221-004-0000, 10-16-221-005-0000, 10-16-221-
006- 0000, 10-16-221-007-0000, 10-16-221-011-0000, 10-16-221-012-0000, 10-16-
221- 013-0000, 10-16-221-014-0000, 10-16-221-015-0000, 10-16-221-022-0000, 10-
16-221-023-0000, 10-16-221-024-0000, 10-16-221-025-0000, 10-16-221-026-0000,
10- 16-221-027-0000, 10-16-221-028-0000, 10-16-221-036-0000, and 10-16-221-
037- 0000
Mike Goldman, Vice President and General Counsel of Waterway Gas and Wash
Company, presented the case. He stated that Waterway is applying for two special
use permits to amend the current special use permits that that allow an automotive
fuel station and a car wash in the B3 Business zoning district.
Mike Voitik clarified that case 2024-08P is the automotive fuel station, and serves as
a technical cleanup as conditions in the existing ordinance reference an outdated
site plan.
Case 2024-09P – Special Use Permit: 9208 Skokie Boulevard
Waterway Gas & Wash Company, a Missouri Corporation, requests to amend an
existing special use permit for a car wash in a B3 Business zoning district in order to
modify the site plan, and any relief that may be discovered during the review of this
case.
PINs: 10-16-221-003-0000, 10-16-221-004-0000, 10-16-221-005-0000, 10-16-221-
006- 0000, 10-16-221-007-0000, 10-16-221-011-0000, 10-16-221-012-0000, 10-16-
221- 013-0000, 10-16-221-014-0000, 10-16-221-015-0000, 10-16-221-022-0000, 10-
16-221-023-0000, 10-16-221-024-0000, 10-16-221-025-0000, 10-16-221-026-0000,
10- 16-221-027-0000, 10-16-221-028-0000, 10-16-221-036-0000, and 10-16-221-
037- 0000
Chairman Paul Luke asked staff why there are two separate special use permit
cases for the same address.
# 619311 Plan Commission meeting minutes May 2, 2024
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Mike Voitik explained that both special use cases would serve as technical clean-up
for previous site plan approval ordinances and they require separate cases if one
were to stop functioning or amended. 2024-09P also serves as a technical clean-up
of the site plan, but the site is expanding so it will need to be modified as well
Commissioner Mathee asked if the alley would be vacated.
Mike Voitik, clarified that there are no vacations tied to this case, but rather
dedications.
Chairman Paul Luke asked the petitioner, Mike Goldman, back up to the stand to
ask if there were questions or comments about the staff reports or staff
recommended conditions. Mr. Goldman had no questions.
Case 2024-10P – Site Plan Approval: 3200, 3220, and 3250 Touhy Avenue
Byline Bank, Metro Storage Skokie, LLC, and TM3250, LLC, request site plan
approval for a 3-lot planned development that includes an existing bank with a drive-
through and 2nd floor office at 3200 Touhy Avenue, an existing self-service storage
facility at 3220 Touhy Avenue, and a proposed car wash at 3250 Touhy Avenue in a
B3 Business zoning district and an M2 Light Industry zoning district and any relief
that may be discovered during the review of this case.
Jameel Ahmed, the licensed civil engineer for the project, presented the case. He
explained the site layout and circulation with traffic coming from Touhy and Kedzie
Avenues. Jameel explained that the project would have an improved landscape plan
and major modifications to the previous site plan approval from 2018 with the
WashU car wash proposal, so there is a need to return for approval once again.
Commissioner Scott Berman asks Jameel to clarify the traffic flow of the site.
Jameel explained that there are two entrance points to the site, via the right-in right-
out driveway on Touhy Avenue on the south, and the driveway off of Kedzie Avenue
on the east side of the site. Traffic would enter in either location and queuing for the
carwash would be located along the west property line.
Commissioner Scott Berman asked if the driveway entrance and exit on Touhy
Avenue would be accessed by the bank and storage facility as well.
Jameel Ahmed confirmed that the driveways on Touhy and Kedzie Avenues would
be shared by all uses on site.
Jose Acosta, Planning Coordinator, requested that the staff report be amended to
clarify that all ordinances pertaining to the site plan approval and the special use
permit for the previous car wash proposal were repealed and a new site plan
approval is being requested. He also requested that the recommended condition
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number two in the staff report for 2024-10P be removed as the previous site plan
approval ordinance has already been repealed.
Mr. Acosta explained that the size and location of the proposed car wash facility in
related case 2024-12P as well as the site circulation are being modified. Southbound
queuing for the carwash will be on the west side of the site along with the 14 vacuum
stations. He also explained that the proposal includes 3 employee parking spaces
accessible from the central north-south driveway on Touhy Avenue.
Case 2024-11P – Parking Determination: 3250 Touhy Avenue
TM3250, LLC, requests a parking determination for a car wash at 3250 Touhy
Avenue.
Jose Acosta requested the staff report be accepted into the record as written. Mr.
Acosta explained that staff determined that the parking requirement for the site be 3
spaces. In a previous parking determination case where an automatic conveyor
carwash was proposed, it was recommended that the requirement be 1 parking
space per 1.5 employees at peak hours. Per Nappa’s Operation Plan, there will be
up to 4 employees at peak hours, triggering the 3-space parking requirement. Mr.
Acosta explained that with the 3 parking spaces provided, plus the additional 14
vacuum stations including an ADA accessible space, the parking requirement for the
site and the proposed use is met.
Case 2024-12P – Special Use Permit: 3250 Touhy Avenue
TM3250, LLC requests a special use permit for a car wash in a B3 Business zoning
district, plus relief from §82-28(b)(1)a. to allow an east wall sign and a west wall sign
in addition to the allowable south wall sign, and any other relief that may be
discovered during the review of this case.
PIN: 10-26-401-090-0000
Jose Acosta, Planning Coordinator, explained that the proposal promises to reduce
the amount of impermeable surface on site and provides a viable commercial use to
a location that has remained vacant for at least 30 years. The levels of traffic on the
central north-south driveway from the self-storage facility and the bank uses is
relatively low, so the impact from cars at the vacuum station and car wash queuing
lanes will be minimal. Mr. Acosta also mentioned that the site will provide additional
landscaping and screening for the parking lot and provides 9 waste receptacles
within the vacuum station.
Commissioner Scott Berman questioned whether staff determined that the width of
the driveways would be adequate to support the traffic circulation.
Jose Acosta stated that the two driveways to enter the queuing lanes and the exit
the vacuum area were determined to be adequate, with both driveways being about
17 feet each and each one only serving and entrance and exit to the carwash
respectively.
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Commissioner Scott Berman asked if the Appearance Commission approved the
signage.
Jose Acosta responded by saying that the signage was previously approved, but
more recent building elevations plans only show the south elevation with signage,
which is permitted by code. If the petitioner were to add more signage onto any
elevations, plans would need to be reviewed once more by the Appearance
Commission.
Commissioner Scott Berman asked staff if Chicago residents to the south of the site
were also notified about the case.
Mike Voitik clarified that notices were sent out to all properties within 250 feet of the
site, including Chicago residents and businesses.
Commissioner Scott Berman stated that the staff reports mention that the
Appearance Commission reviewed and approved the case in 2023 and asked if any
signage was approved.
Jose Acosta clarified that the signage at the time was approved, but the petitioner
has since updated signage which only shows one sign on the south elevation of the
building which is permissible in our code. If the petitioners were to add any additional
signage to the other building elevations, they would need to provided another
certificate of appropriateness by the Appearance Commission.
Vice-Chair Jeff Burman requested that there be trash receptacles at every vacuum
station for site maintenance as the use proposes to produce large amount of waste,
similarly to previous car wash facilities.
Commissioner Minchella asked if there was a traffic study done for the area as the
driveway at Touhy Avenue currently serving the bank can be difficult to use as traffic
on Touhy Avenue is typically very aggressive.
Jose Acosta shared that he is not sure if a traffic study was done recently, but that
when the previous car wash development came in for review in 2018, they did
provide a traffic study and found that the site was not going to cause significant
congestions.
Commissioner Scott Berman requested that a condition be added that the case
needs to be reviewed by the Appearance Commission once more to approve any
signage.
The Commissioners had a discussion regarding the Appearance Commission review
process and whether or not a condition for signage to be approved by the
Appearance Commission would be necessary. The Commissioners and staff
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determined that a condition would not be necessary, as the Appearance
Commission would be required to review the case if any changes were made to the
signage or building elevations.
Chair Paul Luke opened up the opportunity for public comment.
Aqueel Ahmed, owner of Nappa Car Wash, clarified that notices were sent out to
Chicago neighbors within 250 ft of the site.
Aqueel also mentioned that a traffic study was done and showed that the plans were
approved.
Chair Paul Luke asked Aqueel Ahmed how many employees the business will have.
Aqueel Ahmed answered that there will be 4 employees during peak hours, but
typically there will be around 2-3 employees at a time. Aqueel also addressed
concerns about noise levels and he referenced another location he owns in Chicago
where the vacuums and blowers were fabricated to isolate the noise to address
noise concerns from surrounding residents, they plan to do the same at this location.
Jameel Ahmed returned to the podium to mention that there is a monument sign on
Touhy Avenue that will be updated.
Commissioner Scott Berman once again mentioned that he would like for the
Appearance Commission to review the case again and would like to make it a
condition for approval.
Tyler Kobylski, Assistant Corporation Counsel, mentioned that it cannot be made a
condition as they are separate entities.
Johanna Nyden, Community Development Director, clarified that it is unnecessary to
make that a condition as this case moves forward to the Board of Trustees, staff will
verify that the proposal is in compliance with all of the Village Code.
Commissioner Scott Berman shared that he believes that this proposal is an
“overuse” of the site and has concerns about congestion from all of the three uses
on the site, but is voting for approval because the site has been underserved and
unutilized for quite some time.
(V) RECOMMENDATIONS AND VOTING
Case 2024-05P
# 619311 Plan Commission meeting minutes May 2, 2024
Draft – Not Approved
A motion was made to accept staff’s recommendation to approve the petitioner’s
request to amend the zoning map to change the zoning district for 9239 Gross Point
Road from B1 Service Commercial to B3 Business.
Motion: J. Burman Second: Franklin
Ayes: 8
Nays: 0
Case 2024-06P
A motion was made to accept staff’s recommendation to approve the petitioner’s
request for a subdivision of 19 lots into 1 lot in a B3 Business Zoning District, with a
3-foot-wide right-of-way dedication along Church Street and a 5-foot-wide right-of-
way dedication along Gross Point Road, as presented.
Motion: S. Berman Second: J. Burman
Ayes: 8
Nays: 0
Case 2024-07P
A motion was made to accept as presented, the petitioner’s request to amend an
existing site plan approval for a 1-lot planned development at 9208 Skokie Boulevard
in a B3 Business zoning district that includes an automotive fuel station,
convenience store, car wash, surface parking, and storm water detention in order to
modify the site plan to allow for the expansion of the car wash use onto the 9239
Gross Point Road property
Motion: J. Burman Second: Mathee
Ayes: 8
Nays: 0
Case 2024-08P
A motion was made to accept as presented, the petitioner’s request to amend an
existing special use permit for an automotive fuel station in a B3 Business zoning
district in order to modify the site plan, and any relief that may be discovered during
the review of this case.
Motion: S. Berman Second: J. Burman
Ayes: 8
Nays: 0
# 619311 Plan Commission meeting minutes May 2, 2024
Draft – Not Approved
Case 2024-09P
A motion was made to accept staff’s amended recommendation to amend an
existing special use permit for a car wash in a B3 Business zoning district in order to
modify the site plan, and any relief that may be discovered during the review of this
case.
Motion: Mathee Second: Franklin
Ayes: 8
Nays: 0
Case 2024-10P
A motion was made to accept staff’s amended recommendation to approve the
petitioner’s request for a 3-lot planned development that includes an existing bank
with a drive-through and 2nd floor office at 3200 Touhy Avenue, an existing self-
service storage facility at 3220 Touhy Avenue, and a proposed car wash at 3250
Touhy Avenue in a B3 Business zoning district and an M2 Light Industry zoning
district and any relief that may be discovered during the review of this case.
Motion: J. Burman Second: Franklin
Ayes: 8
Nays: 0
Case 2024-11P
A motion was made to accept staff’s recommendation for the number of required
parking spaces for the proposed car wash at 3250 Touhy Avenue. The staff
recommendation for the proposal’s required parking is 3 spaces, 1.5 parking spaces
per employee at peak hours.
Motion: S. Berman Second: J. Burman
Ayes: 8
Nays: 0
Case 2024-12P
A motion was made to accept staff’s amended recommendation to approve the
petitioner’s special use permit request for a car wash in a B3 Business zoning district
and any other relief that may be discovered during the review of this case.
Additionally, the Plan Commission made a motion to add a condition to include a
trash receptacle at every vacuum station.
Motion: J. Burman Second: Gevaryahu
Ayes: 8
# 619311 Plan Commission meeting minutes May 2, 2024
Draft – Not Approved
Nays: 0
(VI) ITEMS FOR COMMUNICATION
The next regularly scheduled meeting will be on May 16, 2024.
(VII) ADJOURNMENT
Chair Luke adjourned the meeting at 8:44 pm.
Respectfully submitted,
Jose Acosta,
Planning Coordinator
Mike Voitik,
Planning Technician
# 619311 Plan Commission meeting minutes May 2, 2024
Memorandum
Community Development Department, Planning Division
TO: Paul Luke, Plan Commission Chairman
Plan Commission Members
FROM: Johanna Nyden, AICP Community Development Director
Jose Acosta, Planning Coordinator
DATE: May 16, 2024
SUBJECT: 2024-13P – Comprehensive Plan Chapter Amendment: Housing
The Housing Sub-Committee of the Plan Commission would like to request that case 2024-13P
be continued on to the next regularly scheduled Plan Commission meeting date on June 6, 2024.
The Housing Sub-Committee of the Plan Commission was unable to convene in their last
scheduled meeting due to lack of quorum. The Committee will meet on May 23rd and it is
anticipated that the Housing Chapter draft will be finalized at that point.
CC: Justin Malone, Neighborhood & Housing Coordinator
Document Number 619323
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STAFF REPORT 2024-14P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, May 16, 2024
To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: 2024-14P: Special Use Permit
9306 Skokie Boulevard
General Information
Location 9306 Skokie Boulevard
Purpose To obtain approval for a special use permit for outdoor dining at
Emma’s Bagel Café
Petitioner OP Associates, LLC, an Illinois limited liability company, on behalf
of Josh Zwelling
Size of Site 137,325 square feet (3.15 acres)
Existing Zoning & B1 Service Commercial and B2 Commercial – furniture store;
Land Use limited service restaurant; full service restaurant; clinic, clothing
store; book, magazine, music or stationery store; postal services;
motor vehicle parts and accessories store
Adjacent Zoning & North B3 Business – 3- or more unit multifamily residences,
Land Use electronics and appliances sales, clinic, furniture store
South B2 Commercial – grocery store
East B3 Business – clinic, vacant commercial, limited service
restaurant with drive-through
West R2 Single-Family and B1 Service Commercial – 3- or
more unit multifamily residences
Comprehensive Plan The site is designated as retail/service employment.
SITE INFORMATION
The site, Orchard Plaza, contains a 1-story multitenant commercial building that
houses a total of 8 commercial spaces.
The site is accessible from driveways at Skokie Boulevard, Gross Point Road, and the
adjacent Siena at Old Orchard property.
Overhead utilities run along the east side of the subject site.
VOSDOCS-#618907-v1-Staff_Report_-_2024-14P_-_Special_Use_Permit__9306_Skokie_Boulevard
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Complete Streets
A public sidewalk is only present along Gross Point Road.
A bike route runs along Gross Point Road, with plans to become a long-term bike
lane.
Four bicycle parking spaces are present at the subject site, and are located in
front of the 9300 Skokie Boulevard tenant space. However, 1 of the 2 bicycle
racks is missing.
The site is directly served by the CTA 54A North Cicero/Skokie Blvd. and CTA 97
Skokie buses.
The site is within walking distance of shopping, services, schools, and residential
neighborhoods.
PETITIONER’S SUBMITTAL
The petitioner is requesting a special use permit for outdoor dining at the existing
Emma’s Bagel Café limited service restaurant at 9306 Skokie Boulevard in a B1 Service
Commercial and a B2 Commercial zoning district, and any relief discovered during the
review of this case. The petitioner established the outdoor dining area within the
sidewalk that runs along the front of the restaurant during the pandemic in order to
provide an option for its customers. The outdoor dining area contains 4 tables with
seating for 4 persons each and is protected from the adjacent parking spaces by
oversized concrete wheel stops. Trash receptacles are present for customers’ usage.
STAFF ANALYSIS
Comments
Staff comments and review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Forestry and Planning Services
divisions. All other departments returned the sheets with no comments.
Forestry Division
Forestry Division staff has reviewed the existing landscaping conditions at the
Orchard Plaza shopping center and has the following comments:
The 3 existing trees directly across the driveway running parallel with the
building have low limbs and the branches need to be pruned to a height of 7’
clear.
VOSDOCS-#618907-v1-Staff_Report_-_2024-14P_-_Special_Use_Permit__9306_Skokie_Boulevard
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A new, low-growing tree must be planted within the landscaped area at the
southeast corner of the subject site. Please contact the Village’s Forester for a
list of approved trees for this location.
A row of daylilies must be planted within the landscaped area to the east and
west of the driveway at Gross Point Road. The landscaping that was once
located within this area is missing and the area is now barren.
Planning Services Division
The Planning Division recommends approval of the special use permit for outdoor
dining. The special use permit will legalize an existing outdoor dining use that was
established during the COVID-19 pandemic and will continue to provide a seasonal
alternative for patrons who wish to eat at the restaurant. The arrangement of the
tables along the wall of the building allows for an adequate walkway width between
the tables, the building columns, and the edge of the parking lot curb.
In the summer of 2023, Plan Services staff inspected commercial areas for
restaurant locations that were operating outdoor dining areas without permits. Staff
identified 3 locations and sent a letter to these businesses, notifying them that a
special use permit and an outdoor dining permit are required in order to allow for
the further operation of the outdoor dining areas. The petitioner promptly
responded to the letter and filed for their special use permit.
The following property maintenance issues must be addressed by the property
owner:
Remove the “Space Available” sign from the landscaped area at the southeast
corner of the subject site as the Orchard Plaza shopping center is now fully
occupied.
Grind out the tree stump that is present below the “Space Available” sign that
is to be removed and replace with low-growing landscaping.
Replace the missing bicycle rack located in front of the business at 9300
Skokie Boulevard.
Remove the accessible reserved parking and fine signage from the utility pole
that is located within the public sidewalk near the southeast corner of the
subject site. The utility pole is located within the Gross Point Road right-of-
way. Install the signage on a new channel post that is to be placed on-site
within the landscaped area at the back of the accessible parking space.
All conditions in §118-85(e) of the Skokie Village Code relating to the operation of
the outdoor dining area must be adhered to.
APPEARANCE COMMISSION
Appearance Commission review is not required.
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STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for outdoor
dining at 9306 Skokie Boulevard in a B1 Service Commercial and a B2 Commercial
district be APPROVED, based upon the Proposed Positive Findings of Fact and subject
to the recommended and standard special use permit conditions.
RECOMMENDED SPECIAL USE CONDITIONS
1. Prior to the hearing of the subject case before the Board of Trustees, the property
owner must:
2. Within 30 days of the adoption of the ordinance by the Board of Trustees, the
property owner must:
a. Remove the “Space Available” sign from the landscaped area at the southeast
corner of the subject site.
b. Grind out the tree stump that is present below the “Space Available” sign that
is to be removed and replace with low-growing landscaping.
c. Replace the missing bicycle rack located in front of the business at 9300
Skokie Boulevard.
d. Remove the accessible reserved parking and fine signage from the utility pole
that is located within the public sidewalk near the southeast corner of the
subject site. Install the signage on a new channel post that is to be placed
on-site within the landscaped area at the back of the accessible parking
space.
e. Prune the 3 existing trees directly across the driveway running parallel with
the building to a height of 7’ clear.
f. Plant a new, low-growing tree within the landscaped area at the southeast
corner of the subject site.
g. Plant a row of daylilies within the landscaped areas to the east and west of
the driveway at Gross Point Road.
STANDARD SPECIAL USE CONDITIONS
3. The petitioner shall operate and maintain the outdoor dining area in substantial
conformance with the final Village approved outdoor dining plan dated <insert date
of final approved plan>.
4. At least once during every 4 hours of operation and before opening and closing of
the business, employees shall patrol the Subject Property and clear it of debris.
5. The owner of every occupied commercial premises used for the sale of packaged or
prepared food and the sale of automotive products shall supply at least one
approved covered container for litter at the main entrance to the premises for use
by customers. The owner of the premises shall be responsible for the removal of
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litter every four hours.
6. Barriers, fencing, landscaping, and other features shall be utilized to define the
outdoor dining area.
7. Use of the area shall be limited to between 8:00 AM and 10:00 PM, but not longer
than the posted operational hours of the associated food service facility.
8. Dates of operation shall be limited to between April 1 and October 31 in a calendar
year.
9. Outdoor dining areas shall be exempt from the parking regulations if used or set up
less than 7 months in a calendar year.
10. All food preparation must take place inside the associated food service
establishment.
11. Adequate refuse disposal shall exist as determined by the Health Department.
12. Advertising or promotional features shall be limited to the umbrellas or canopies.
13. All applicable Village and State health requirements shall be met.
14. Dining areas will be reviewed each year during the annual restaurant inspection. The
outdoor dining permit may be revoked by the Village Manager at any time on 14
days' notice for failure to comply with the regulations set forth in this subsection.
15. The outdoor dining area shall not be enclosed on more than two sides with walls if
roofed over.
16. The outdoor dining area must be located on a surface approved by the Village
Manger or designee.
17. The petitioners shall comply with all Federal and State statutes, laws, rules and
regulations and all Village codes, ordinances, rules, and regulations.
18. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
to initiate hearings to determine whether the subject Ordinance, as well as any
applicable business licenses, should be revised or revoked.
19. The petitioners shall pay all costs related to any hearings conducted as a result of
non-compliance with any of the provisions of the enabling ordinance. The costs
shall include but not be limited to court reporter fees, attorney fees, and staff time
required researching and conducting said hearing.
ATTACHMENTS
1. Proposed Positive Findings of Fact
2. Outdoor Dining Plan, dated April 11, 2024
3. ALTA/NSPS Land Title Survey, dated July 23, 2021
4. Aerial and Zoning Map
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Proposed Positive Findings of Fact 2024-14P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, May 16, 2024
Consideration Finding
The request is consistent with the intent of the The request for a special use permit for
Comprehensive Plan. outdoor dining is consistent with the intent of
the retail/service employment land use
identified in the Comprehensive Plan.
The request will not adversely affect adjacent There should be no adverse effects created
properties. by the proposed use upon the adjacent
properties or businesses.
The request is compatible with the existing or The request is compatible with the existing or
allowable uses of adjacent properties. allowable uses in the area. The arrangement
of the tables along the wall of the building
allows for an adequate walkway width
between the tables, the building columns,
and the edge of the parking lot curb.
The request demonstrates that adequate public Adequate public facilities will exist to serve
facilities, including roads, drainage, utilities, the requested use.
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 provision Adequate provision for maintenance and use
for maintenance and use of the associated of the associated structures is demonstrated
structures. by the request.
The request has considered and, to the degree No adverse effects on the environment will
possible, addressed the adverse effects on the be created by the proposed use.
natural environment.
The request will not create undue traffic Undue traffic congestion will not be created
congestion. by the proposed use.
The request will not adversely affect public There should be no adverse effect upon
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 is provisions of this code.
granted with the request.
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ALTA/NSPS LAND TITLE SURVEY
9300-9320 SKOKIE BOULEVARD, SKOKIE,
ILLINOIS.
10.00'
30.00'
PARCEL 3
246.74'
PARCEL 2A
PARCEL 2B 130.00' SURVEY
SITE
180.00'
VICINITY MAP
BOULEVARD
EXCEPTION TO PARCEL 1
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SKOKIE
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450 SKOKIE BLVD. SUITE 105, NORTHBROOK, ILLINOIS, 60062
TEL. (847) 864-6315 / FAX (847) 864-9341
E-MAIL: SURVEYOR@BHSUHR.COM
2024-14P - Special Use Permit: 9306 Skokie Boulevard
Legend
Zoning and Development
Zoning
B1: Service Commercial
B2: Commercial
B3: Business
R1: Single Family Residential
R2: Single Family Residential
R5: Elderly and Disabled Housing
0 300 600 Print Date: 4/11/2024 Notes
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
STAFF REPORT 2024-15P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, May 16, 2024
To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: 2024-15P: Special Use Permit
8950 Gross Point Road #800
General Information
Location 8950 Gross Point Road #800
Purpose To obtain approval for a special use permit for services to the
elderly and disabled, except primarily office uses
Petitioner Point Medical Business Park, LLC, on behalf of Tatiana Tsikis
Size of Site 141,335 square feet (3.24 acres) with frontage on Gross Point
Road, Grove Street, and Suffield Court
Existing Zoning & B2 Commercial – office and administrative services, computer
Land Use training school, self-care dialysis training center, clinics, college,
vacant office spaces
Adjacent Zoning & North M2 Light Industry – printing company
Land Use
South R2 Single-Family – detached residences
R3 Combined Housing – detached residence, 2-unit
multifamily residences
M1 Office Assembly Industry – public park
East M2 Light Industry – ComEd property, abandoned Union
Pacific property, car wash
West R2 Single-Family – detached residences, 3- or more
unit multifamily residence
R3 Combined Housing – congregate living facility
Comprehensive Plan The site is designated as manufacturing/service employment.
SITE INFORMATION
The subject site contains a 1-story office building with a basement (8930 Gross Point
Road), a 1-story office building (8950 Gross Point Road), and a parking lot for 165
vehicles.
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The site is accessible from both Gross Point Road and Grove Street. An additional
driveway provides access from Grove Street to a loading area to the north of the
8950 Gross Point Road building.
Overhead utilities run along the east side of the subject site.
Complete Streets
Public sidewalks are located along Gross Point Road and part of Grove Street. A
substandard width sidewalk is located along the north side of Suffield Court.
A bike route runs along Gross Point Road, with plans to become a long-term bike
lane.
Bicycle parking spaces are present at the subject site. However, the bicycle
racks located near the entrance to 8930 Gross Point Road #700 are installed
incorrectly.
The site is not directly served by public transportation. The CTA 54A North
Cicero/Skokie Blvd. and CTA 97 Skokie buses run 1 block to the east of the
subject site. The CTA Yellow Line Dempster-Skokie Station and the Pace 250
Dempster and Pace Pulse Dempster Line bus routes are all located 1 ½ blocks to
the south of the subject site.
The site is within walking distance of shopping, services, parks, and residential
neighborhoods.
PETITIONER’S SUBMITTAL
The petitioner is requesting a special use permit for services to the elderly and disabled,
except primarily office uses, at 8950 Gross Point Road #800 in a B2 Commercial zoning
district. Forever Young Adult Day Care Services, which intends to operate out of a
6,544 square-foot tenant space at the west end of the building, will accommodate a
maximum of 70 senior citizens, and will have a staff of 19 employees. Nearly all seniors
will be bused to the site. The facility will house a dining and entertainment area, a
game room, a library, a food prep area, a nurse’s office, staff offices, and 2 bathrooms.
Staff will be present at the site from 7:30 am - 3:00 pm and the seniors will arrive by
8:30 am and depart at 1:45 pm, Mondays through Fridays.
The food prep area will contain a 3-compartment sink, a refrigerator, and a slow-
cooker. Lunches will be prepared off-site by a caterer.
The business currently operates two locations – Lincolnwood and Wheeling – and will
be relocating the Lincolnwood facility to Skokie. The Lincolnwood location presently
serves seniors ranging from downtown Chicago to the suburbs along the North Shore.
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The Wheeling location serves seniors within the inner northwest suburbs in Cook and
Lake counties.
With regards to the proposal, the petitioner explains that:
[W]e hope that adding a pleasant place for seniors to congregate and receive services that enable
them to remain active members of their community will add to the character of [the neighborhood].
Our seniors will attend our center during the day and will utilize local shopping options with our
assistance.
Surrounding property values won’t be affected negatively by our use of this property for an adult day
care center. We will preserve the aesthetics of the neighborhood as we do not intend to change the
existing landscaping. Many of our participants are Skokie residents, and enabling them to remain
Skokie community members rather than being institutionalized will further protect property values in
Skokie.
Traffic conditions will largely remain unchanged. Our participants utilize our provided transportation
rather than being individually transported to our center, meaning at around 8 am and 3 pm, only an
additional three or four vans will enter and leave traffic at our location. We won’t be creating [an]
additional traffic burden on the community due to our consolidation of transportation. Most of our
employees use public transportation, so we believe that we won’t have much, if any[,] impact at all
on traffic conditions when compared with any other business that might open in this location.
…
In general, regarding public health, safety, and morals, we believe Forever Young Adult Day Care
Services will have a positive effect. We have been successfully providing supportive care for seniors
in Lincolnwood and Wheeling for close to 20 years. We’ve brightened the lives of the seniors we
serve directly and enable the families of these seniors [to have] a break from direct caregiving and
the assurance that their loved one is happy, safe, and in good hands. We operate our center in a
manner to promote good health, both mental and physical, and our operations are done with care
and attention to the well-being of the communities that we serve, all in a culturally-sensitive manner.
STAFF ANALYSIS
Comments
Staff Comment and Review sheets were sent to all pertinent departments and were
received from the Fire Prevention Bureau and the Forestry, Traffic Engineering, and
Planning Services divisions. All other departments returned the sheets with no
comments regarding the subject case.
Fire Prevention Bureau
Prior to the hearing of the subject case before the Board of Trustees, the Fire
Prevention Bureau requests that the petitioner submit a more developed
architectural floor plan that includes the following:
Architect’s name, stamp, and signature.
Further information that clarifies if the space is ready to move into, as shown,
or if there will be new buildout as proposed.
Compliance with Section 1007.1.1 of the International Building Code 2021,
which states “where two exits or exit doorways, exit stairways or exit ramps,
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or any combination thereof, are required from any portion of the exit access,
they shall be placed a distance apart to not less than one-half of the length of
the maximum overall diagonal dimension of the area to be measured.”
“Exception #2: Where the building is equipped throughout with an
automatic sprinkler system the separation shall not be less than one-third
the length of the maximum diagonal of the area.”
A life safety plan that includes the following: proposed occupant load, travel
distance, egress paths, hall width, door width, exit lights, emergency lights,
and fire extinguisher locations.
The construction type of the existing building.
The occupancy use of the proposal (I-4, IBS 308.5).
The square footage of the proposal.
All construction details, materials, and finishes proposed for the buildout.
Additionally, Fire Prevention Bureau staff desires to remind the petitioner of the
following items that need to be addressed prior to the issuance of building permits:
Verify if the proposed use is required to have the ability to use special tools to
unlock the restroom door hardware from the exterior.
Verify and update all finishes rating requirements for I-4.
Provide further information, details, and any equipment planned for in the
“Prep Area”. Is this a kitchen? Grease laden vapors require a Type 1 hood
system with suppression. All others require a Type 2 hood.
Any additional special locking arrangements or low voltage locking systems to
be tied in to fire alarm and “fail safe” upon activation so as to not impede
access.
Fire alarm systems for occupied spaces 2,500 s.f. or greater requires plan
designed by NICET 3 or 4 to be submitted for review and approval. A remote
annunciator inside the main entry is required.
Per Village Code, the fire alarm system is to be monitored by wireless radio
agreement with CMFP to connect directly to Skokie CCC.
A Knox Box 3200 series with keys/fobs for all lockable hardware is required to
be installed within 10 feet of the main entry, 5 feet above finished grade.
Maps identifying the location of all devices for the fire alarm system shall be
provided at the FAAP and FACP.
Provide any information for existing fire alarm and fire sprinkler systems.
Forestry Division
Forestry staff requests that the landscape layout: proposed drawing be revised to
depict:
The planting of a new tree within the landscape island on the west side of the
driveway between the 8930 and 8950 Gross Point Road buildings. The tree
can consist of any of the 6 new tree species listed on the plan.
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The correction of the name of the tree labeled as “Swamp” in the list of “6
New Trees Species” to read “Swamp White Oak.”
The reversing of locations for trees 1 and 2.
Traffic Engineering Division
The Traffic Engineering Division notes that the site presently has 6 accessible
parking spaces and meets the State of Illinois requirements for total number of
spaces. However, there are issues with the configuration of, and signage at, several
accessible spaces. The loading area within the accessible space located to the west
of 8950 Gross Point Road #800 is substandard in width. Engineering staff requests
that the accessible space be shifted from the right side of the loading area to the left
side, and that striping of the loading area be extended across the former parking
area. Although this will result in the loss of 1 parking space, the accessible space
will be brought into compliance with State of Illinois code.
The channel post and sign that regulate the accessible parking space near the front
entrance to 8950 Gross Point Road #400 must be relocated so that they are directly
facing the space. The arrow must be removed from the bottom of the R-7/8
Reserved Parking sign and an R7-I101 $250 Fine sign is to be installed below the
Reserved Parking sign.
Planning Services Division
The Planning Services Division recommends approval of the special use permit for
the proposed adult day care service. The use will provide a beneficial service to the
community and its operation should not have any adverse impact on other
businesses in the area. The subject site experiences most of its traffic during the
evenings and weekends, when the computer training school holds the majority of its
classes.
The existing driveway leading to the unused loading dock on the north side of the
8950 Gross Point Road building is underutilized and would be a good location to park
2 of the business’s buses during times when they are not in use. Staff requests that
the site plan be revised to depict the striping of two 8’-wide parallel parking spaces
along the north side of the paved driveway. The eastern space shall be 24’-long and
the western space, being an open-ended space, shall be 22’-long. The existing trash
containers must be relocated to the south side of the driveway and be placed in a
location where they will not block bus access to the driveway from Grove Street.
Numerous parking spaces are currently reserved for specific tenants within the
subject site. Section 118-209 of the Village Code states that “required parking
spaces shall not be assigned in nonresidential parking lots serving multiple uses.”
The parking requirement for the tenants at the site is 164 parking spaces and 164
spaces will be provided after the size of the accessible space directly across from the
front entrance of the proposed use is adjusted to meet State of Illinois code. Thus,
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all existing parking spaces are required to be shared by all tenants and the property
owner must remove all reserved parking signage from the premises. The signs were
required to be removed as a condition of the granting of a variance for parking lot
dimensions for the subject site (case 2018-09Z) as well as a condition of the
granting of a parking determination for the current tenant at 8950 Gross Point Road
#400 (case 2020-11P). The property owner at that time failed to remove the
signage.
In addition to the Traffic Engineering Division’s comments regarding the need to
reconfigure the accessible parking space in front of the proposed use, Planning
Services staff requests that the channel post and sign that regulate the accessible
parking space near the front entrance to 8950 Gross Point Road #400 be relocated
so that they are directly facing the space. The arrow must be removed from the
bottom of the R-7/8 Reserved Parking sign and an R7-I101 $250 Fine sign is to be
installed below the Reserved Parking sign.
The channel post, Reserved Parking, and $250 Fine signs are missing at the
accessible space near the front entrance to 8950 Gross Point Road #300 and must
be replaced. The $250 Fine sign is also missing below the Reserved Parking sign at
the accessible space located on the west side of the portion of the 8930 Gross Point
Road building that houses Computer Systems Institute.
The site’s existing bicycle racks located near the entrance to 8930 Gross Point Road
#700 were not installed correctly by the previous property owner and are unable to
properly accommodate 4 bicycles as configured. The property owner must rotate
both bicycle racks 90 degrees so that they are perpendicular to the adjacent curb
and center each across the 2 sets of existing sidewalk squares.
APPEARANCE COMMISSION
Appearance Commission review is not required. No modifications are being made to
the building or signage at the subject site.
STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for services to
the elderly and disabled, except primarily office use, at 8950 Gross Point Road #800 in
a B2 Commercial zoning district be APPROVED, based upon the Proposed Positive
Findings of Fact and subject to the conditions listed below.
RECOMMENDED SPECIAL USE CONDITIONS
1. Prior to the hearing of the subject case before the Board of Trustees, the
petitioner must submit a more developed architectural floor plan that includes
the following:
a. Architect’s name, stamp, and signature.
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b. Further information that clarifies if the space is ready to move into, as
shown, or if there will be new buildout as proposed.
c. Compliance with Section 1007.1.1 of the International Building Code 2021,
which states “where two exits or exit doorways, exit stairways or exit
ramps, or any combination thereof, are required from any portion of the
exit access, they shall be placed a distance apart to not less than one-half
of the length of the maximum overall diagonal dimension of the area to be
measured.”
“Exception #2: Where the building is equipped throughout with an
automatic sprinkler system the separation shall not be less than one-third
the length of the maximum diagonal of the area.”
d. A life safety plan that includes the following: proposed occupant load,
travel distance, egress paths, hall width, door width, exit lights,
emergency lights, and fire extinguisher locations.
e. The construction type of the existing building.
f. The occupancy use of the proposal (I-4, IBS 308.5).
g. The square footage of the proposal.
h. All construction details, materials, and finishes proposed for the buildout.
2. Prior to the hearing of the subject case before the Board of Trustees, the
petitioner must revise the landscape layout: proposed drawing to depict:
3. The planting of a new tree within the landscape island on the west side of the
driveway between the 8930 and 8950 Gross Point Road buildings. The tree can
consist of any of the 6 new tree species listed on the plan.
a. The planting of a new tree within the landscape island on the west side of
the driveway between the 8930 and 8950 Gross Point Road buildings.
The tree can consist of any of the 6 new tree species listed on the plan.
b. The correction of the name of the tree labeled as “Swamp” in the list of “6
New Trees Species” to read “Swamp White Oak.”
c. The reversing of locations for trees 1 and 2.
4. Prior to the issuance of building permits, the petitioner must address the
following items:
a. Verify if the proposed use is required to have the ability to use special
tools to unlock the restroom door hardware from the exterior.
b. Verify and update all finishes rating requirements for I-4.
c. Provide further information, details, and any equipment planned for in the
“Prep Area”. Is this a kitchen? Grease laden vapors require a Type 1
hood system with suppression. All others require a Type 2 hood.
d. Any additional special locking arrangements or low voltage locking
systems to be tied in to fire alarm and “fail safe” upon activation so as to
not impede access.
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e. Fire alarm systems for occupied spaces 2,500 s.f. or greater requires plan
designed by NICET 3 or 4 to be submitted for review and approval. A
remote annunciator inside the main entry is required.
f. Per Village Code, the fire alarm system is to be monitored by wireless
radio agreement with CMFP to connect directly to Skokie CCC.
g. A Knox Box 3200 series with keys/fobs for all lockable hardware is
required to be installed within 10 feet of the main entry, 5 feet above
finished grade.
h. Maps identifying the location of all devices for the fire alarm system shall
be provided at the FAAP and FACP.
i. Provide any information for existing fire alarm and fire sprinkler systems.
5. Prior to the issuance of an occupancy permit, the property owner must remove
all reserved parking signage from the subject site.
6. The petitioner shall develop the Subject Property in substantial conformance with
the final Village approved site plan dated <insert date of final approved plan>,
floor plan dated <insert date of final approved plan>, and landscape layout:
proposed drawing dated <insert date of final approved plan>.
STANDARD SPECIAL USE CONDITIONS
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.
8. All off-street parking spaces must be legibly striped and maintained.
9. Any plan to modify parking lot striping must be approved by the Director of
Engineering.
10. All modifications to building elevations, signage, and landscaping shall be subject
to the review and approval of the Skokie Appearance Commission.
11. All signage must 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.
12. 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.
13. The owner of the Subject Property [and its tenant] shall ensure that employees
park on the Subject Property.
14. No required parking space on the site may be for the exclusive use of any
tenant.
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15. All private and public sidewalks must be maintained free of snow, ice, sleet, or
other objects that may impede travel.
16. All landscaping must be maintained to a maximum height of 30 inches for a
distance of 15 feet from any vehicular access point or intersection in order to
maintain adequate sight distance.
17. 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.
18. All new construction, alterations, and remodeling shall meet current International
Building and NFPA Life Safety Codes as amended.
19. Prior to the issuance of building permits, the petitioners must submit to the
Planning Division of the Community Development Department the name,
address, and telephone number of the company and contact person responsible
for site maintenance in compliance with the special use permit.
20. If work is to be performed on public property or if public property is utilized or
impacted during construction and/or development, the owner shall provide, or
shall cause the developer and/or contractor to provide, the Village of Skokie with
a certificate of insurance naming the Village of Skokie as additionally insured for
any and all claims related to any and all work. The owner shall hold, and shall
cause the developer and/or contractor to hold, the Village of Skokie harmless
and indemnify the Village for any and all claims for property damage or personal
injury related to work on or use of public property.
21. The petitioners shall comply with all Federal and State statutes, laws, rules and
regulations and all Village codes, ordinances, rules, and regulations.
22. Failure to abide by any and all terms of this Ordinance shall be cause for the
Village to initiate hearings to determine whether the subject Ordinance, as well
as any applicable business licenses, should be revised or revoked.
23. The petitioners shall pay all costs related to any hearings conducted as a result
of non-compliance with any of the provisions of the enabling ordinance. The
costs shall include but not be limited to court reporter fees, attorney fees, and
staff time required researching and conducting said hearing.
ATTACHMENTS
1. Proposed Positive Findings of Fact for 2024-15P
2. Site Plan, dated August 10, 2018
3. Floor Plan, dated April 10, 2024
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4. Landscape Layout: Proposed, dated April 26, 2024
5. ALTA/NSPS Land Title Survey, dated December 29, 2022
6. Aerial and Zoning Map
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Proposed Positive Findings of Fact 2024-15P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, May 16, 2024
Consideration Finding
The request is consistent with the intent of the The site is designated as manufacturing/
Comprehensive Plan. service employment in the Comprehensive
Plan, and the services to the elderly and
disabled, except primarily office, use is
consistent with this designation.
The request will not adversely affect adjacent Adjacent properties will not be adversely
properties. affected by the request.
The request is compatible with the existing or The services to the elderly and disabled,
allowable uses of adjacent properties. except primarily office, use is compatible with
the existing or allowable uses of adjacent
properties.
The request demonstrates that adequate public Adequate public facilities, including roads,
facilities, including roads, drainage, utilities, drainage, utilities, and police and fire
and police and fire protection exist or will exist protection exist to serve the proposed use.
to serve the requested use at the time such
facilities are needed.
The request demonstrates adequate provision Adequate provision for maintenance and use
for maintenance and use of the associated of the associated structures is demonstrated
structures. by the proposed adult day care service.
The request has considered and, to the degree It is not anticipated that any adverse effects
possible, addressed the adverse effects on the on the natural environment will be created by
natural environment. the proposed use. The petitioner will be
replacing parking lot trees that were removed
in the past and never replaced and the new
trees will provide additional shade for the
subject site.
The request will not create undue traffic Undue traffic congestion will not be created
congestion. by the adult day care service. Seniors will be
bused to the site and many employees will
utilize public transportation.
The request will not adversely affect public The request will not adversely affect public
health, safety, and welfare. health, safety, and welfare.
The request conforms to all applicable The request conforms to all applicable
provisions of this code, except where relief is provisions of this code.
granted with the request.
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GENERAL NOTES
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300 600 Print Date: 4/11/2024 Notes
Oixtaimer: The EIS Consortium and MGP Sm. are not liable for any use, misuse, modification or dadasure of any map pranded under app!^^^ This mop is for general informaticn purposes onty. Mthough the mtormation k bellewd ta be generatly aixurate, envrs may
exist and the user should independently confirm for accumcy. The mop does not constitute a regufotofy determinmioi} and is not a bas.e fcr engmeennj design. A Rvghtered Land Suiveyorshwtdlye mniuW to determine precise tocation boundnnes on the ground.