Zoning Board of Appeals

Meeting Agenda Skokie Zoning Board of Appeals Wednesday, November 15, 2023 at 7:30 P.M. Village of Skokie 5127 Oakton Street Skokie, IL 60077 I. Call to Order II. Roll Call III. Approval of Minutes **Go To Minutes** IV. Public Hearings & New Business: 2023-03Z – 4801 Golf Road **Go To Page** 120 427, FT Orchard LLC, on behalf of Status Unlimited and their permit expeditor, Expedite The Diehl, requests a sign variation in order to establish a second signable area on the east façade of the building rather than the one allowable signable area per façade as required by Section 82-2 of the Skokie Village Code in a B2 Commercial district. PIN: 10-16-206-049-0000 V. Old Business: VI. Public Comment (for non‐agenda items) VII. Adjourn 606320 – v2 Zoning Board of Appeals – November 15, 2023 Agenda  Return to Agenda Zoning Board of Appeals Meeting Minutes Date: October 18, 2023 ZBA MEMBERS PRESENT: Brian O’Donnell - Chair Richard Perlin - Vice-Chair Israel Pollack, Sean Arden, Nicholas Werth, Elaine Jacobson, Sharon Roos-Kirkpatrick, and David Solovy ZBA MEMBER ABSENT: David Putrus STAFF PRESENT: Tyler Kobylski, Asst Corporation Council, Brian Augustine, Zoning Administrator, and Marlene Bargamian, Administrative Assistant (I) CALL TO ORDER A quorum being present, Chair O’Donnell called the meeting to order at 7:30 PM. (II) APPROVAL OF MINUTES A motion to approve the minutes of the March 1, 2023 meeting was made by ZBA member Werth and seconded by ZBA member Jacobson. Ayes: Unanimous voice vote in unison (III) CASE DESCRIPTION Case 2023-02Z – 4233 Main Street Minas Gharibian, on behalf of Melvin and Jazmine Dillard, request a variation in order to operate a dentist office resulting in 10 off-street parking spaces provided rather than 12 off-street parking spaces required by Section 118-218(4) of the Zoning Chapter of the Skokie Village Code in a B1 Commercial district. PINs: 10-22-402-009-0000 and 10-22-402-010-0000 ZBA member Werth summarized the staff report stating that the Fire Department, Traffic Engineering Division, and Community Development were the only departments to comment on the case. The Fire Department, in their written comments, noted that access to the site will be reduced with the removal of the driveway on Main Street, but with site access from Tripp Avenue and the alley, access is not prohibited. Traffic Engineering Division stated that the petitioner is making improvements to add parking on the site as well as adding an additional parking space on Main Street. A vehicular/pedestrian conflict point will be avoided with the removal of the driveway. Community Development concurs with Traffic Engineering comments. With the addition of the street parking space on Main Street, the use is only 1 parking space short. On a daily basis, staff considers the parking demand is met. In the event of any overflow, parking is allowed on Main Street and Tripp Avenue. # 615098 Zoning Board of Appeals meeting minutes October 18, 2023  Betsy Gensburg, architect, and Dr. Jazmine Dillard, pediatric dentist, presented the case. The dental practice is currently located in Evanston and they would like to expand to Skokie. Adding additional on-site parking and providing a medical service facility to the neighborhood will not be a detriment. ZBA member Werth asked about their capacity. John Maser, general contractor, estimated about 6; with 2 dentists (orthodontist, and pediatric), 3 operatories and 10 parking spaces. Staff recommended approval with the conditions to: 1- replace the sidewalk along Main St. to Village standards and 2- the gravel area in the Main Street right-of-way (west of the existing driveway) be replaced with topsoil and seed or sod. Staff also announced that at a recent Village Board meeting, a study was approved for the redevelopment of the Main Street commercial corridor west of Crawford Avenue to make it attractive to new businesses and more pedestrian-friendlier. It is possible that in discussing improvements to remove “Main Street clutter”, the existing ground and pole sign at the site could be affected. The petitioner has no objection and nothing further to add. (IV) RECOMMENDATIONS AND VOTING A motion was made to grant a variance, with conditions, to operate a dentist office resulting in 10 off-street parking spaces provided rather than 12 off-street parking spaces as required by Section 118-218(4) at 4233 Main Street. Motion: Werth Second: Perlin Absent: Putrus Ayes: 8 Nays: 0 A covenant is not required. (V) ITEMS FOR COMMUNICATION The next meeting on Nov. 1, 2023 has been cancelled due to lack of cases. There will be a meeting on Nov. 15, 2023. ZBA member Roos-Kirkpatrick announced that she will be out of town and not attending the Nov. 15, 2023 meeting. (VI) ADJOURNMENT Chair O’Donnell adjourned the meeting at 7:55 PM. Respectfully submitted, Marlene Bargamian, Administrative Assistant # 615098 Zoning Board of Appeals meeting minutes October 18, 2023  Return to Agenda STAFF REPORT 2023-03Z: Variation Community Development Department Council Chambers, 7:30 PM, November 15, 2023 To: Brian O’Donnell, Chairman, Zoning Board of Appeals From: Brian J. Augustine, Zoning Administrator Re: 4801 Golf Rd – Signage General Information Location 4801 Golf Rd Request Variation in order to establish a second signable area on the east façade of the building in a multi-tenant building. Zoning Requirement One signable area per facade Petitioner 120 427, FT Old Orchard, on behalf of Status Unlimited and their permit expeditor Expedite The Diehl Existing Zoning & B2 Commercial - Bank and MedSpa Land Use North B4 Regional Shopping – Shopping Mall South B3 Business – Retail East B3 Business – Hotel and Performing Arts Center West B2 Business – Retail and Multi-family Residences Assigned to Israel Pollack SITE INFORMATION  The building on site was constructed around 1997. PETITIONER’S SUBMITTAL The petitioner is requesting a variation in order add a second signable area on the east façade of the building rather than the one signable area that allowed per code. APPEARANCE COMMISSION The Appearance Commission approved the petitioner’s request at its August 2023 meeting. 615543 v1 STAFF ANALYSIS Staff Comment and Review sheets were sent to all pertinent departments. The Community Development Department was the only department to comment. Community Development Department After reviewing the application and the Sign Code it was determined that only one variation was required, not two. Based on the sign packet submitted, the only variation required is for two signable areas on the east façade of the building. A signable area is defined as: a designated area of the facade of a building, the boundaries of which shall form a square, rectangle or other Appearance Commission approved shape, which is free of windows, doors and all major architectural details. Only 1 signable area may be established for a facade of a building. In no event shall the signable area of a building exceed, in square footage, ⅓ of the square footage of any facade of the building. The intent appears to not have signs in multiple locations on a façade of a building. This is similar to having one ground sign with multiple tenant names on it, instead of the each tenant having their own ground sign in a multi-tenant building. The applicant is proposing to add a new BMO sign on the east façade of the building below the windows. The new sign is clearly separated by windows therefore resulting in a second signable area. In this case staff feels the applicant most likely could add their sign next to the Pure Medical Spa sign. If the BMO sign was next to the Pure Medical Spa sign above the windows, this would result one signable area and would be permitted by right. The tenant is also proposing a BMO sign on the north façade, that is code compliant, and is higher up on the wall. The BMO sign on the east façade will be located on the first-floor level and at a different plane than the proposed sign on the north façade. This request does not appear to be for consistent BMO signage to be located only on the first-floor façade of the building. Staff feels the BMO sign can feasibly be added to the side of the Pure Medical Spa sign resulting in one signable area. If there are concerns with centering of the sign, the Pure Medical Spa can be moved over to the left or right and the new BMO sign can be added next to it. STAFF RECOMMENDATION Based on the proposed Findings of Fact, Staff recommends that the petitioner’s request to add a second signable area be denied. ATTACHMENTS 1. Proposed Findings of Fact 615543 v1 Proposed Findings of Fact 2023-03Z: Variation Community Development Department Council Chambers, 7:30 PM, November 15, 2023 1 Consideration Limitation on the use of the property due to physical, topographical, and geologic features. Finding There are no limitations on the property due to physical, topographical or geologic features. 2 Consideration The applicant can demonstrate that without a variance there can be no reasonable use of the property. Finding Staff feels the applicant can most likely have a reasonable use of the property without a variation. 3 Consideration The granting of the variance is not based solely on economic reasons. Finding The variance request appears to be based on the desire to add another sign to the building. 4 Consideration The necessity for the variance was not created by the property owner. Finding Staff feels the necessity for the variance is being created by the applicant and a second sign can be added next to the Pure Medical Spa sign. 5 Consideration The variance requested is the minimum variance necessary to allow reasonable use of the property. Finding Staff feels the variance is not the minimum necessary to allow for reasonable use of the property. 6 Consideration The granting of the variance will not be injurious to the public health, safety, or welfare. Finding Staff feels the granting of the variance will not be injurious to public health or safety. 7 Consideration The property subject to the variance request possesses one or more unique characteristics generally not applicable to similarly situated properties Finding There are no unique characteristics to the subject site. It is a typical two tenant building. 615543 v1  LEGAL NOTICE OF PUBLIC HEARING Skokie Zoning Board of Appeals, Wednesday, November 15, 2023, Village of Skokie, 5127 Oakton Street, Skokie, Illinois 60077, at 7:30 P.M., to consider the following: NEW ACTION TAKEN 2023-03Z – 4801 Golf Rd 120 427, FT Orchard LLC, on behalf of Status Unlimited and their Approved as presented permit expeditor Expedite The Diehl, requests a sign variation in without conditions order to establish a second signable area on the east façade of the building rather than the one allowable signable area per 7-0-2 façade as required by Section 82-2 of the Skokie Village Zoning Code in a B2 Commercial district. No covenant required PIN: 10-16-206-049-0000 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 SPECAL AID: Available upon request for the disable. Call 847/673-0500 or email info@skokie.org. Interested parties are invited to attend this meeting. This notice is for information purposes only. Published in the Skokie Review on October 19, 2023. Brian L. O’Donnell, Chairman ZBA Legal Notice – November 15, 2023 #615020