Zoning Board of Appeals

Agenda for ZONING BOARD OF APPEALS June 17, 2026 7:30 PM Skokie Village Hall, 5127 Oakton Street - Council Chambers 1) Call to Order/Declaration of Quorum 2) Roll Call 3) Approval of Meeting Minutes January 21, 2026 4) Old Business 5) New Business a. 8138 Keeler Avenue – • 2026-02Z: Air Conditioning condenser setback A request to maintain an air conditioning condenser unit 09.83-feet from the north lot line rather than the 6-foot minimum as required by §118- 66(6)(2). 6) Public Comment (up to 3 minutes for each speaker) 7) Communications from Staff 8) Adjournment Due to a lack of complete submittals, at this time there are no upcoming scheduled meetings. Individuals with questions or feedback about an agenda item may contact Brian Augustine with the Community Development Department by calling 847-933-8223 or by emailing publiccomments@skokie.org. 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.  Draft Meeting Minutes for Zoning Board of Appeals January 21, 2026 | 7:30 PM Skokie Village Hall | 5127 Oakton Street, Skokie IL 60077 | Council Chambers Members Present: Brian O’Donnell, Chair Nicholas Werth, Vice-Chair Sean Arden Elaine Jacobson David Putrus Sharon Roos-Kirkpatrick Daniel Strauss Jay Trivedi Members Absent: David Solovy Presiding Officer: Brian Augustine, Zoning Administrator Staff Present: Stewart Weiss, Corporation Counsel Others Present: 1) Time Meeting was Called to Order/Declaration of Quorum A quorum being present, Chair O’Donnell called the meeting to order at 7:31 PM. Chair O’Donnell delivered the opening statement, outlining the purpose and procedures of the Zoning Board of Appeals, including the standards for granting relief, the role of Corporation Counsel Stuart Weiss in ruling on procedural and evidentiary matters, the covenant running with the land process, and the requirements for continuances. The Chair noted that the full complement of nine members was reduced to eight members present, making five affirmative votes necessary to decide any matter. 2) Roll Call taken – all members present except Commissioner Solovy. 3) Approval of Meeting Minutes A motion was made by Commissioner Jacobson to approve the minutes of the January 7, 2026 Zoning Board of Appeals. The motion was seconded by Commissioner Trivedi. All present members voted aye with one absence. 4) Old Business 2025-08Z – 6900 Leclaire Avenue - Adoption of Findings and Final Decision in ZBA Case 2025-08Z Roman & Jaqueline Bujdei 10:40 Corporation Counsel Stuart Weiss summarized the background of the case. At the January 7, 2026 hearing, the Board heard an appeal of the Zoning Administrator's interpretation of §118-21(C)(6) of the zoning ordinance as it applied to 6900 LeClaire Doc 639561 – ZBA Meeting Minutes for January 21, 2026  Draft Avenue, specifically concerning whether a public alley was to be considered "improved" for the purpose of establishing a new curb cut. Following deliberation, the Board had directed Corporation Counsel to prepare written findings and a final decision reversing the Zoning Administrator's interpretation in favor of the petitioner. Corporation Counsel presented the drafted order and noted a scrivener's error in paragraph 21(c): the phrase "fee use of the property" was to be corrected to read "free use of their property," and the word "and" was to be corrected to read "not." With those corrections noted, Corporation Counsel recommended the Board adopt the order. Motion to approve the Corporation Counsel's findings and final decision, with the noted scrivener's corrections, was made by Commissioner Jacobson and seconded by Commissioner Putras. Upon roll call, the motion carried 8-0 (Commissioners Putrus, Trivedi, Arden, Jacobson, Wirth, Kirkpatrick, Strauss, and the Chair all voting aye). Corporation Counsel advised that as a result of the decision, the alley at the subject property would be considered unimproved, and the petitioner could proceed to submit their plans through the normal permitting process. He clarified that the Board's decision did not guarantee issuance of a permit, and that no covenant running with the land was required, as the case involved a question of code interpretation rather than specific relief tied to the property. 5) New Business 2025-09Z – 10014 Lamon Avenue – Side Yard Variation Petitioner: Abdul Sandhu (sworn in) Mr. Sandhu appeared on behalf of himself and co-owner Shamim Sandhu. He explained that he is seeking a variation to construct a second-floor addition to his existing single- family home, which would continue the existing non-conforming south side yard setbacks of 3.28 to 3.92 feet. The property was purchased in 2019 as-is. He noted that failing to receive the variation would create aesthetic and structural difficulties, as the addition would need to follow the existing building's footprint. Staff presented the staff report, which was accepted into the record, and recommended approval. Staff noted that the petitioner did not create the hardship, as the existing substandard setback was established when the building was originally constructed under permit in 1959. Staff further noted that the substandard south side yard abuts a 16-foot- wide public alley rather than an adjacent residence, meaning the construction would not negatively impact neighboring properties. The north side yard, which does abut a neighboring residence, would remain at 10-plus feet and would continue to meet all zoning requirements. A Board member raised the broader observation that cases involving second-floor additions that simply continue an existing, grandfathered footprint impose unnecessary Doc 639561 – ZBA Meeting Minutes for January 21, 2026  Draft time and cost burdens on petitioners, and suggested that a code amendment might be appropriate. Staff acknowledged that this issue had already been raised internally and that a text amendment is being considered for later in the year. The Chair noted that a similar amendment had previously eliminated the need for the Board to hear fence-related cases. Staff confirmed that no correspondence was received from neighboring property owners. The addition will also require a Certificate of Appropriateness from the Appearance Commission. Motion to approve the petitioner's request for a side yard variation to construct a second- floor addition resulting in the continuation of the existing 3.28- to 3.92-foot south side yard, with all other Village codes and ordinances to be fully complied with, was made by Commissioner Kirkpatrick and seconded by Commissioner Putras. Upon roll call, the motion carried 8-0 (Commissioners Strauss, Kirkpatrick, Wirth, Jacobson, Arden, Trevetti, Putras, and the Chair all voting aye). Corporation Counsel and the Zoning Administrator confirmed that a covenant running with the land would be required consistent with standard Village practice for building- related variances. The petitioner was advised that staff would notify them when the covenant is prepared and ready for signature, and that no building permit can be issued until the covenant is executed. 2025-10Z – 8041 Tripp Avenue –Floor to Area Ratio Variation Petitioner: Kevin Frampton (sworn in); Architect: Nathan Kriska (sworn in) Mr. Frampton explained that he and his wife wish to add dormers to their home, a Chicago-style bungalow built in 1928. The proposed addition would bring the property's floor to area ratio (FAR) to 0.75, exceeding the maximum of 0.60 permitted by §118- 125(9). The primary driver of the elevated FAR is the home's basement, which sits approximately two inches above grade on average, causing it to count toward the FAR calculation under the zoning ordinance's definition. Staff presented the staff report, accepted into the record, and recommended approval. Staff explained that the zoning ordinance requires any basement that is more above grade than below grade, measured floor to ceiling, to be counted toward the FAR. The subject property's basement measures 3 feet 6 inches above grade and 3 feet 4 inches below grade, causing approximately 1,000 square feet of basement to count toward the ratio. Staff noted that if the basement were merely two inches deeper, it would not count toward the FAR, and the petitioner would not require a variation at all — and could, in fact, build a larger addition by right and still remain under the 0.60 maximum. Architect Nathan Kriska noted that the neighboring property to the subject address features a similar dormer addition, demonstrating that the proposal is consistent with the Doc 639561 – ZBA Meeting Minutes for January 21, 2026  Draft character of the neighborhood. The dormers are set back from the front of the structure. Staff confirmed that no correspondence objecting to the project was received from neighboring property owners, and that the posted notice sign was displayed in the front yard as required. Board members engaged in brief discussion regarding the FAR thresholds and whether there is an upper limit warranting denial, to which staff clarified that while applicants may request any level of variation, they must still satisfy the findings of fact. The Board acknowledged the somewhat ironic circumstance that a two-inch difference in the basement's depth creates the entire need for this proceeding. The addition will also require a Certificate of Appropriateness from the Appearance Commission. Motion to approve the petitioner's request for a floor to area ratio variation to construct a dormer addition resulting in a FAR of 0.75, with all other Village codes and ordinances to be fully complied with, was made by Commissioner Kirkpatrick and seconded by Commissioner Strauss. Upon roll call, the motion carried 8-0 (Commissioners Putrus, Trevedi, Arden, Jacobson, Wirth, Kirkpatrick, Strauss, and the Chair all voting aye). Staff confirmed that a covenant running with the land would be required and that the petitioner would be notified when it is ready for signature. The petitioner was advised that the Appearance Commission process may be initiated concurrently. 6) Public Comment There were no public comments 7) Communications from Staff Staff reported that due to a lack of complete submittals, there are no upcoming meetings currently scheduled. The Chair noted that the notice deadline for the first February meeting had already passed, and that the next possible hearing date, if timely notice were given, would be February 18, 2026. 8) Adjournment Meeting adjourned at 7:37 PM Respectfully Submitted Brian Augustine, Zoning Administrator Doc 639561 – ZBA Meeting Minutes for January 21, 2026 STAFF REPORT 8138 Keeler Avenue Community Development Department Council Chambers, 7:30 PM, June 17, 2026 To: Brian O’Donnell, Chairman, Zoning Board of Appeals From: Brian J. Augustine, Zoning Administrator Re: 2026-02Z – Air conditioning condenser setback General Information Location 8138 Keeler Avenue Petitioner Kelly Sather and Colleen Toole Request Variation in order to replace an air conditioning condenser unit 0.83-feet from the north side lot line. Zoning Requirement 6-foot minimum setback from side lot line (118-66(c)(2) Zoning Map Existing Zoning & R2 Single-Family – Detached residence Land Use SITE INFORMATION • The detached residence was constructed in 1953. DOC 640323 – Staff Report for 2026-02Z – 8138 Keeler Ave AC Setback Page 1 of 5  Figure 1. View of Existing Air Conditioning Condenser Unit In Side Yard Figure 2. View of Rear Yard DOC 640323 – Staff Report for 2026-02Z – 8138 Keeler Ave AC Setback Page 2 of 5  Figure 3. Aerial View of the Subject Site PETITIONER’S SUBMITTAL The petitioner is requesting a variation in order to replace an air conditioning condenser unit 0.83-feet from the north side lot line. The ac unit has been in the current location for a number of years. STAFF ANALYSIS The owners obtained a permit in 2010 to replace a furnace and ac unit. Staff has no record of a final inspection for this permit on file. When the permit was issued, these permits were issued without a site plan as long as the contractor was registered with the Village of Skokie. An aerial photograph of the subject site from 1998 is difficult to read and does not clearly show an ac unit in the rear or side yard. Aerial photographs from 2011 and 2014 to 2026 appear to show the ac unt in its current location. Staff defers to the Zoning Board of Appeals to make a recommendation on this request based on the information provided and the Proposed Findings of Fact. APPEARANCE COMMISSION This request is not required to obtain a Certificate of Appropriateness from the Appearance Commission. DOC 640323 – Staff Report for 2026-02Z – 8138 Keeler Ave AC Setback Page 3 of 5 ATTACHMENTS 1. Proposed Findings of Fact 2. Variation Application 3. Petitioner Statement 4. Plat of Survey 5. Site Plan showing ac unit location 6. Photographs of Subject Site 7. Affidavit of Public Notice 8. Certificate of Publication 9. Photograph of Sign on Property DOC 640323 – Staff Report for 2026-02Z – 8138 Keeler Ave AC Setback Page 4 of 5 Proposed Findings of Fact 2026-02Z: Variation Community Development Department Council Chambers, 7:30 PM, June 17, 2026 1 Consideration Limitation on the use of the property due to physical, topographical, and geologic features. Finding There are no limitations on the property that would prevent the ac unit from being installed 6 feet from the property line. 2 Consideration The applicant can demonstrate that without a variance there can be no reasonable use of the property. Finding The applicant cannot demonstrate that without a variance there can be no reasonable use of the property. 3 Consideration The granting of the variance is not based solely on economic reasons. Finding The granting of the variance does not appear to be based solely on economic reasons. 4 Consideration The necessity for the variance was not created by the property owner. Finding The necessity for the variance was created by whoever installed the ac unit its current location. 5 Consideration The variance requested is the minimum variance necessary to allow reasonable use of the property. Finding The request is the minimum necessary to maintain the existing ac unit in its current location. 6 Consideration The granting of the variance will not be injurious to the public health, safety, or welfare. Finding The granting of the variance will not be injurious to public health, safety or welfare. The ac unit has existed in this location for a number of years and staff has no record of complaints regarding the noise from the unit. 7 Consideration The property subject to the variance request possesses one or more unique characteristics generally not applicable to similarly situated properties Finding The property has no unique characteristics preventing the ac unit from being installed 6 feet from the side lot line. DOC 640323 – Staff Report for 2026-02Z – 8138 Keeler Ave AC Setback Page 5 of 5 Brian Augustine From: noreply@civicplus.com Sent: Wednesday, November 26, 2025 3:35 PM To: Brian Augustine; Jose Acosta; Zoning Subject: Online Form Submittal: Petition for Variance Petition for Variance Village of Skokie Zoning Board of Appeals - Community Development Department - Building and Zoning Division 5127 Oakton Street • Skokie, IL 60077 Phone (847) 933-8223 • Fax (847) 933-8230 ALL ITEMS MUST BE COMPLETE TO PROCESS APPLICATION Address of property: 8138 Keeler Ave Zoning: residential? Owners of Property: Colleen Toole, Kelly Sather Petitioners (if other than Owners owners): Petitioners (if other than Owners owners): Phone: City, State, Zip: Skokie, IL 60076 Fax: Field not completed. Email: Existing Use of Lot: residential Proposed Request: variance for air conditioner All P.I.N. #: 10-22-419-045-0000 (Section Break) Please attach a legal Field not completed. description of the property (from Title Policy or Plat of Survey) 1  (Section Break) List all aspects of the proposed development that do not conform to the requirements of the Village of Skokie Code. Code Section Code Requirement Requested Variation Field not completed. (Section Break) PETITIONER STATEMENT (please type on a separate sheet of paper and upload it below) In order to be granted a variance your request must be consistent with the following findings: 1. There is a limitation on use of the property due to physical, topographical, and geologic features. 2. Without a variance there can be no reasonable use of the property. 3. The request is not based solely on economic reasons. 4. The property owner did not create the necessity for the variance. 5. The request is the minimum variance necessary to allow reasonable use of the property. 6. The request will not be injurious to public health, safety or welfare. 7. The subject site possesses one or more unique characteristics generally not applicable to similarly situated properties. Upload statement here: Petitioner Statement - Sather variance.docx (Section Break) THE LEGAL TITLEHOLDER MUST SIGN THIS PETITION. Where the property is held in trust, the trust officer must sign the petition and include a letter naming all beneficiaries of the trust and authorizing the beneficiaries to act on the matters related to this petition. The undersigned acknowledges and agrees that all documentation submitted with this application become public records and may be viewed by the public. The undersigned understands and agrees that if a Variance is granted to this application, the building permit, where applicable, must be issued in the name of the Owner(s) listed below, the Variation and any conditions contained therein, will be recorded at the petitioner’s expense in the Office of the Recorder of Deeds for Cook County, and failure to comply with any and all terms and conditions of the Variation will cause to initiate hearings to consider revocation of the Variation, as well as any related occupancy permit and /or business license, as provided for in the Village of Skokie Code. 2 Owner's Name(s): Kelly Sather/Colleen Toole Address(es): 8138 Keeler Ave Skokie Phone: Fax: Field not completed. Electronic Signature I agree. Agreement Dated signature(s): Kelly Sather Agent or Attorney Information Name: Field not completed. Address: Field not completed. Firm: Field not completed. Phone: Field not completed. Fax: Field not completed. Any required fees or monies owed by the applicant to the Village must be paid as a condition of approval. (Section Break) SUBMITTAL REQUIREMENTS The below documents must be mailed and/or delivered to the Community Development Department, Planning Division 5127 Oakton Street • Skokie, IL 60077 1. Current proof of Field not completed. ownership – current title policy or tract search AND last paid property tax bill 2. Letter of authorization from the titleholder – when someone other than the titleholder (or beneficiaries) or the titleholder’s attorney presents the principle testimony at the public hearing 3. Petitioner Statement 4. Photographs of the general area or parcel 5. Check made payable to "Village of Skokie" for current recording fee plus $400 for each variation requested Case Continuation fee: 50% of original fee, if requested by or due to petitioner’s lack of preparation 3  6. Zoning Information Worksheet (if variation involves building coverage, impermeable surfaces or FAR) 7. Parking evaluation from the Engineering Division (parking variations only) 8. Proof that all principal and accessory buildings are on one lot with one single tax property identification number (PIN) or that tax consolidation has been applied for. 9. 3 - 11”x17” (or smaller) Field not completed. copies of the following: 10. 1 full size plan and 3 - 11”x17” of the following: Landscape plan showing location, types, and sizes of all existing and proposed landscape items (Required for all variations except variations at detached or 2-unit multifamily residences) NOTE: Evidence of notice to surrounding taxpayers of record within 250 feet of the subject site and other occupants of the subject site will be required by Zoning Board of Appeals hearing. The notice shall be delivered not more than 45 days nor less than 15 days prior to the hearing. It is recommended that the notice list be reviewed by Staff at least 17 days prior to the public hearing. Skokie is not responsible for an incomplete or incorrect notice. Please call the Community Development Department with any questions (847/933- 8447) Email not displaying correctly? View it in your browser. To help pr priv acy , M prev ented download from the In TICE: This message originated from an external source -- DO NOT CLICK on links or open attachments unless you are sure the content is sa 4  1. Limitation on Use of Property The property is subject to physical, topographical, and geologic features that limit its reasonable use under the current zoning requirements. These conditions make strict compliance impractical. 2. Necessity of Variance for Reasonable Use Without the requested variance, the property cannot be put to reasonable use consistent with its intended residential purpose. 3. Request Not Based Solely on Economic Reasons The variance is sought to allow functional use of the property, not for financial gain or economic convenience. 4. Necessity Not Created by Property Owner The need for this variance arises from the inherent characteristics of the property itself, not from any action or decision made by the property owner. 5. Minimum Variance Necessary The request represents the minimum relief required to permit reasonable use of the property. It does not exceed what is necessary to address the limitations. 6. No Injury to Public Health, Safety, or Welfare Granting this variance will not be injurious to public health, safety, or welfare. The proposed use is consistent with the surrounding neighborhood and poses no adverse impacts. 7. Unique Characteristics of the Site The subject property possesses unique characteristics not generally applicable to similarly situated properties, which justifies the need for this variance. For these reasons, I respectfully request that the board approve the variance Sold To: Village of Skokie - 101826 5127 Oakton St Skokie, IL 60077-3633 Bill To: Village of Skokie - 101826 5127 Oakton St Skokie, IL 60077-3633 Certificate of Publication: Order Number: 79524 Purchase Order: 8138 Keeler Ave, Skokie, IL 60076 State of Illinois - Cook Chicago Tribune Media Group does hereby certify that it is the publisher of the Skokie Review. The Skokie Review is a secular newspaper, has been continuously published Weekly for more than fifty (50) weeks prior to the first publication of the attached notice, is published in the City of Skokie, Township of Niles, State of Illinois, is of general circulation throughout that county and surrounding area, and is a newspaper as defined by 715 IL CS 5/5. This is to certify that a notice, a true copy of which is attached, was published 1 time(s) in the Skokie Review. The first publication of the notice was made in the newspaper, dated and published on 5/28/2026, and the last publication of the notice was made in the newspaper dated and published on 5/28/2026. This notice was also placed on a statewide public notice website as required by 715 ILCS 5/2. 1. PUBLICATION DATES: 28 May 2026. Skokie Review In witness, an authorized agent of The Chicago Tribune Media Group has signed this certificate executed in Chicago, Illinois on this 29 May 2026, by Chicago Tribune Company _________________________________________ Jeremy Gates Page 1 of 2 Page 2 of 2  NOTICE OF PUBLIC HEARING VILLAGE OF SKOKIE Notice is hereby given that the Village of Skokie Zoning Board of Appeals will hold a Public Hearing on Wednesday, June 17, 2026 at 7:30 P.M. in the Skokie Village Hall Chambers located at 5127 Oakton Street, Skokie, Illinois 60077, to consider a request from Kelly Sather and Colleen Toole of 8138 Keeler Avenue in a R2 Single-Family zoning district: Variation in order to replace an air condition condenser unit 0.83-feet from the north side lot lines rather than the 6-foot minimum as required by §118-66(c)(2). SUBJECT PROPERTY: 8138 Keeler Ave, Skokie, IL 60076 PINs: 10-22-419-045-0000 Legal Description: LOT 104 (EXCEPT THE SOUTH 12 FEET THEREOF) AND THE SOUTH 19 FEET OF LOT 105 IN ACKVA CHANOCK’S OAKTON STREET AND KEELER AVENUE “L” SUBDIVISION, BEING SUBDIVISION OF THE SOUTH ½ OF THE EAST ½ OF THE OF THE EAST ½ OF THE SOUTHWEST ¼ OF THE SOUTH EAST ¼ OF SECTION 22. TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN ALSO THE NORTH ½ OF THE EAST ½ OF SAID SOUTHWEST ¼ OF THE SOUTH EAST ¼ OF SECTION 22 AFORESAID IN COOK COUNTY, ILLINOIS. The public is invited to attend the hearing and will be given an opportunity to be heard. The application is available to view at the Planning Division office at Village Hall during normal business hours. Written comment can be submitted by email to publiccomments@skokie.org, by mail to Village of Skokie, Attn: Zoning Administrator, 5127 Oakton Street, Skokie, Illinois, 60077, or via the Village’s drop box located by the public entry to Village Hall. Please reference case 2026-02Z. Individuals with disabilities requiring accommodation to participate in any meeting should contact Angel Schnur, ADA Coordinator, at 847-673-0500 or Angel.Schnur@skokie.org prior to the meeting. A public hearing may be continued from time to time without further public notice. Brian O’Donnell, Zoning Board of Appeals Chair #639556 Legal Notice of Public Hearing for Zoning Board of Appeals meeting of 2026-6-17 Case 2026-02Z