Plan Commission

Agenda for PLAN COMMISSION December 05, 2024 | 7:30 PM Meeting Rooms D & E – Village of Hall – 5127 Oakton Street, Skokie, IL 60077 1) Call to Order Declaration of Quorum 2) Roll Call 3) Approval of November 21, 2024 Meeting Minutes 4) Old Business 5) New Business Plan Commission Workshop: Facilitated by APA-IL and the DePaul University and Chaddick Institute for Metropolitan Development, this workshop will review Roles, Responsibilities, Findings of Fact, and other matters related to municipal Plan Commission work. 6) Public Comment 6) Communications from Staff 7) Adjournment Individuals with questions or feedback about an agenda item may contact Johanna Nyden with the Community Development Department at johanna.nyden@skokie.org or 847.933.8447 All emails and comments submitted will be made public and shared with this body. The Village, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe or participate in this hearing, or who have questions about the accessibility of the meeting facilities, contact the Village’s ADA coordinator Angel Schnur at angel.schnur@skokie.org or 847.933.8400. The Village encourages individuals to sign-up for its eNews for important information from the City and its government partners by visiting www.skokie.org VOSDOCS-#609406-v23-Meeting_Agenda_-_Plan_Commission_  DRAFT/NOT APPROVED Plan Commission Meeting Minutes Date: November 21, 2024 Skokie Village Hall, 5127 Oakton Street, Council Chambers PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair Jeff Burman, Vice-Chair, Tali Gevaryahu, Scott Berman, Erica Crohn-Minchella Cindy Franklin, Vijai Gupta, and Ross Mathee PLAN COMMISSION MEMBERS ABSENT: Sigalle Shpayher STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel, Johanna Nyden, Comm Dev Director, Kate Portillo, Planning Manager, Jose Acosta, Planning Coordinator, and Marlene Bargamian, Admin Asst (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 November 7, 2024 meeting was made by Commissioner Jeff Burman and seconded by Commissioner Cindy Franklin. Ayes: Unanimous voice vote. The motion passes. (III) RULING ON NOTICE Assistant Corporation Counsel Kobylski determined that notice was proper and correct for all cases. (IV) CASE DESCRIPTIONS Case 2024-23P – Zoning Map Amendment: 5135 Golf Road Case 2024-24P – Site Plan Approval: 5135 Golf Road The applicant seeks conversion of an office building to a residential building with ground floor retail. As both cases are related, they were heard together but voted on separately. # 623431 Plan Commission meeting minutes November 21, 2024  DRAFT/NOT APPROVED Sara Gensburg and Gavin Sharp of Gensburg Ltd. Architecture Design, represented the applicants, Mr. & Mrs. Osman Gorgulu. Subsequent to the meeting of September 5, 2024, the request has been modified to now petition for a zoning change from B2 to B3 to be consistent with the neighboring property of 5147 Golf Road (Jiffy Lube) rather than the original request of B2 to NX. The residential floor plans have also been revised to be (2) 3-bedroom units for each of the two upper levels (12 occupants on each floor) rather than each unit having 5 bedrooms with private bathrooms. By code, the use on the ground floor is considered retail but should be categorized as commercial. As a means to control 1st floor visitors, it would be a “by appointment only” showroom with, at the most, 10 people at a time. It was disclosed that the furniture store as the 1st floor tenant might not be interested in the site anymore but they are looking for another “appointment only” type of showroom use. The current parking lot configuration has 40 spaces but parking for the proposed project was reworked to safely offer 22 spaces, including 1 handicap space and a trash enclosure - accommodating a total of 34 people. After listening to neighbor concerns from the last meeting, a traffic study was completed and results showed that there would be minimal traffic impact with the closure of the 2 existing driveways on Golf Road and adding a new driveway on Leamington. Avenue. Additional landscaping and trees will be put in on Leamington and the vacated alley. Scott Berman asked to see the proposed rendering and inquired about MWRD’s review of the underground sewer system. A letter from Bernie Bono, civil engineer, determined that MWRD would not require detention/filtration based on the site being less than ½ acre in size. Erica Minchella asked about what other uses are beyond the vacated alley. It was pointed out that single-family residential homes are located on the south side of the proposed site. Tali Gevaryahu wanted verification that these residential units are rentals. Kate Portillo, Planning Manager, requested that the staff report be accepted into the record as written. She gave a brief summary of the changes made to the requests and announced that the cases were re-noticed. # 623431 Plan Commission meeting minutes November 21, 2024  DRAFT/NOT APPROVED Upper story residences in B3 over nonresidential uses are permitted in the district. There have been many ownership changes for this property over the last ten years and it has been vacant for almost 5 years. The proposed use offers an opportunity for an adaptive reuse of an older office building with a much less intensive use than a full commercial use. The height of the building at 35½ feet is what necessitates site plan approval as the maximum height for the district is 35 feet. The building footprint will stay the same. Two existing driveways on Golf Road will be removed while adding a new driveway on Leamington Avenue for ingress & egress. According to code, 2 parking spaces per residential unit are required. The retail space will require 6 spaces. Therefore, the parking requirement of 14 spaces for the site has been met & exceeded. Staff received numerous comments of concern from area residents regarding the curb cut on Leamington Avenue and offered the elimination of the commercial use on the ground floor through the relief process in order to continue access off of Golf Road. Jeff Burman commented about the bird strike mitigation ordinance put in place for glass buildings. He suggested they eliminate the large retail portion and put in 2 smaller commercial uses on either side of the current entry. Staff stated that the structural support beams pose a challenge. Tali Gevaryahu asked if staff is supportive of the proposal without the retail portion. Community Director Nyden added that the staff recommendation is only a suggestion addressing the neighbor concerns. Scott Berman wanted clarification of the request they are voting on; the intended proposal with the “by appointment only” commercial use. He also asked if “No right turn” signs can be put up like at the Walgreens on Dempster and Harding. Director Nyden stated that putting up signs on private property is not enforceable by the Village. A signed petition was submitted by the Leamington neighbors to be entered into the record. Many Leamington Avenue residents attended and commented most with the same objection: a driveway on Leamington is unsafe. -Mitch Selig, 9551 Leamington Ave.: Jiffy Lube is a bad example because it is not adjacent to any residential leading out to Golf Road. There are a lot of little kids living on Leamington near this building. # 623431 Plan Commission meeting minutes November 21, 2024  DRAFT/NOT APPROVED -Carlos Ruiz, 9535 Leamington: Just because Jiffy Lube is B3, the new building shouldn’t follow suit. -Werth Gowell, 9503 Leamington Ave.: 27-year resident, specifically searched out this neighborhood. The commissioners should follow best practices for all and maintain the integrity of the neighborhood. -Karen Ruiz, 9535 Leamington, the B3 district is for larger retail than B2 and this area is 2/3 residential. Only Jiffy Lube is B3 and Laramie is different than Leamington. . -Jennifer Seymour, 9520 Leamington: 38-yr resident, the atmosphere of this quiet street will change with activity from delivery trucks, Amazon, Fed Ex, and UPS trucks coming to the businesses in the building. This site cannot accommodate trucks. Also, there is not enough green space and the windows in the building do not open. -Anne Lowenthal, 9544 Leamington Ave: lives adjacent to the ½ vacated alley. She has safety concerns for her 3-yr old and the Leamington driveway. The showroom use “by appointment only” could change. The petitioners were called back to the podium and were asked if they would consider the staff recommendation of eliminating the proposed 1st floor use. They purchased the building 4 years ago and need the commercial use to pay the taxes; without it the project is not financially viable. Erica Minchella inquired how often do delivery trucks come to the showroom. The applicant stated every 3 months. Along those same lines, Jeff Burman commented that a semi-truck would have to turn in & then back out to maneuver the site. Scott Berman asked if they could put in ground floor residential. Staff stated that the zoning would have to be a different classification. Ross Mathee inquired if there were any other “appointment only” showroom businesses in the Village other than the bedding industry. Vijai Gupta voiced his concern that in 5 years the commercial use can change from an appointment only operation. Erica Minchella added that it could be difficult for businesses to locate at the site with limited parking. # 623431 Plan Commission meeting minutes November 21, 2024  DRAFT/NOT APPROVED Tali Gevaryahu asked the property owners if they were interested in something other than this proposal that would leave access on Golf Road. They were open to a change of tenant but they needed a commercial use on the ground floor. Scott Berman asked them if they were ready to move forward with relief for the commercial space. They replied that without the commercial space they are not interested. Kate Portillo added that several public comments were submitted by email; copies passed on to the commissioners and included in the case file. Director Nyden clarified that the commission should make their motions based on the staff report and to vote on what was presented. (V) RECOMMENDATIONS AND VOTING Case 2024-23P A motion was made to deny the request to amend the zoning map to change the zoning district for 5135 Golf Road from B2 Commercial to B3 Business. Motion: J. Burman Second: T. Gevaryahu Ayes: 8 Nays: 0 Case 2024-24P A motion was made to deny the request for site plan approval to convert an existing 3-story office building (35 ½ feet) that exceeds the maximum 35 feet building height into a mixed-use building with 4 residential units, 1st floor commercial, and surface parking at 5135 Golf Road. Motion: J. Burman Second: S. Berman Ayes: 8 Nays: 0 (IV) CASE DESCRIPTIONS Case 2024-37P – Street Vacation: Keeney Street Case 2024-38P – Site Plan Approval: 8101 – 8107 Skokie Boulevard A request to vacate a 10’x10’ triangular portion of Keeney Street to construct a 5- story mixed-use building that exceeds the maximum 45’ permitted base building height with 20 residential units, first floor commercial with enclosed and surface parking at 8101-8107 Skokie Boulevard in a CX Core-Mixed-Use zoning district and 5 items of relief. # 623431 Plan Commission meeting minutes November 21, 2024  DRAFT/NOT APPROVED As both cases are related, they were discussed together but voted on separately. Jose Acosta, Planning Coordinator, requested the staff report be accepted into the record as written. Case 2024-37P is a request for the vacation of a 10’ x 10’ triangular portion of land at the southwest corner of Keeney Street and Skokie Boulevard. The land is unimproved and as part of a previous case from 2015, the then petitioner was required to dedicate this corner piece of land to improve sight visibility at the intersection of Keeney & Skokie Boulevard but the project never moved forward. This current proposal will keep the building outside of the majority of the required sight distance triangle by using the air space above to construct the upper 4 stories. The existing building at the site will be demolished. Staff has recommended approval of the request. In Case 2024-38P, a request for site plan approval, staff recommended approval to construct a 5-story mixed-use building with 20 residential units, ground floor commercial space with basement and surface parking off the alley. It was determined that 25 parking spaces are required for the development and 24 are provided. The petitioner will need to pay into the parking fund for the 1 space deficit as relief is not allowed in mixed-use districts. Staff is supportive of the 5 items of requested relief that are necessary for this project: - Construct the building within the required 15’ x 15’ site distance triangle - Provide a 0-foot rear side yard abutting an alley rather than the required 5 feet - Provide an interior ramp grade of 16% rather than 10% - Provide an 18-foot wide 2-way driveway rather than the required 24’ wide minimum when 20 or more parking spaces are being served - Provide 3-foot wide sidewalks along a building when it abuts an off-street parking area This proposal is not subject to the inclusionary housing ordinance requirements as the application documents were submitted prior to ordinance adoption. However, the applicant will provide 1 unit of affordable housing which meets the 5% requirement for a development of this size. Scott Berman asked if the 10% ramp grade is a recommendation or requirement. Director Nyden answered that 16% is acceptable to the Village’s Engineering staff. # 623431 Plan Commission meeting minutes November 21, 2024  DRAFT/NOT APPROVED Jeff Burman recalled the previous case from 2015 where the existing building was to be re-developed. He inquired about the condition of the existing building. The building, previously used as a storage facility, was not structurally sound and has since been demolished. Tali Gevaryahu wanted confirmation that the proposal was submitted before the affordable housing adoption. Erica Minchella asked about required provisions for electric vehicles. Although not required, the property owner will supply space. The 4 spaces off the alley will be offered for the commercial uses. John Hanna, architect, and the property owner, Vu Trieu, were available to answer any questions. Kate Portillo added that there were no public comments regarding this case. Trustee Johnson questioned the inclusion of 1 unit at 100% AMI. Director Nyden offered to work with him and the Village Manager on the matter. (V) RECOMMENDATIONS AND VOTING Case 2024-37P A motion was made to approve the request as presented for the portion of the street vacation of Keeney Street located to the southwest of 8101-8107 Skokie Boulevard. Motion: S. Berman Second: J. Burman Ayes: 8 Nays: 0 Case 2024-38P A motion was made to approve the request as presented for site plan approval of a 5-story mixed-use building with 20 residential units, 1st floor commercial, and enclosed and surface parking at 8101-8107 Skokie Boulevard plus adding a condition to provide 1 unit for affordable housing. Motion: S. Berman Second: J. Burman Ayes: 8 Nays: 0 # 623431 Plan Commission meeting minutes November 21, 2024  DRAFT/NOT APPROVED Case 2024-38P - Relief Five items of relief were accepted. Motion: Franklin Second: Gevaryahu Ayes: 8 Nays: 0 (VI) ITEMS FOR COMMUNICATION The next Plan Commission meeting held on Thursday, December 5, 2024 at 7:30 pm in Conference Rooms D+E will be a Plan Commission training workshop facilitated by APA-IL and DePaul University Chaddick Institute for Metropolitan Development. No cases will be heard. The next regular Plan Commission meeting will be held on Thursday, December 19, 2024 in Council Chambers at 7:30 PM. (VII) ADJOURNMENT Chair Luke adjourned the meeting at 9:23 PM. Respectfully submitted, Marlene Bargamian, Administrative Asst. # 623431 Plan Commission meeting minutes November 21, 2024