Plan Commission
Regular MeetingSkokie, IL · October 5, 2023
Minutes
Plan Commission Approved Summary Meeting Minutes
Date: October 5, 2023
The Chairman called the roll recognizing that there was a quorum present. One commissioner,
Peter Ousley, was absent.
Case Description:
2023-23P: Special Use Permit: 5219 Touhy Avenue
Rubin Skokie, LLC, on behalf of VCA Animal Hospitals, requests a special use permit for
veterinary services in a B2 Commercial zoning district, and any relief that may be
discovered during the review of this case.
PIN: 10-33-101-104-0000
Discussion and Interested Parties
Legal notice was advertised, posted, and delivered to all property owners as prescribed by the
Zoning Chapter. Corporation Counsel determined that notice was proper and correct.
Steven Rich, of the asset management team of VCA Animal Hospitals, and Peter Wren, architect
presented the case. VCA Animal Hospitals have 900 facilities across the country providing
urgent care to family pets who do not require an ER visit. They are an outpatient care facility
where they deliver diagnosis, treat and send home, or refer to other professional specialists.
When comparing services, they equate to an immediate care center for people.
Mr. Rich spoke of their unique business model. When an appointment is made, clients can go
about their day and receive a text approximately 30 minutes prior to the appointment
instructing when to bring the animal in to be seen; it saves time in the waiting room which
causes more anxiety to both owner and pet. Hours of operation would be 6 days a week from
10AM to 8PM but they are flexible to adjust the hours if needed.
Commissioner Minchella wanted confirmation that surgery is not performed at this facility.
Commissioner Berman asked if affiliated with the Mars Veterinary Health network, would they
use their own group members for referrals or local veterinarians. He also asked if they board
animals overnight. Mr. Rich stated that they do not compete with 911 vets but rather are an
additional resource.
Staff requested the report to be accepted into the record as written and is supportive of the
request. The floor plan shows a general lobby, offices, diagnosis areas, and pharmacy in the
previous mattress store at the west end of the shopping center. A complimentary use, Bentley’s
pet store, also is located in the center.
In their written comments, the Fire Department requests the depiction of the Starbuck’s drive-
through lane on plans in order to determine the impact to the egress door that is located on the
south side. They also want the door widths labeled as well as rooms dimensioned. Removal of
“Suite 5217”, future doors, and the demising wall between 5217 and 5219 as well as adding the
614579 - Plan Commission meeting minutes – October 5, 2023 – 2023-24P
square footage for the combined spaces. Staff also talked about the modified review case from
2022 which gave relief to the shopping center for 3 parking spaces.
Landscaping needs to be brought back to compliance with the approved plan. Shrubs are
missing in the landscaped area on the north side and a lilac tree was removed from the
landscaped area east of the subject site.
Commissioner Berman asked if the plantings should be the responsibility of the shopping center
and not of the new tenant. Staff explained that whenever a new business opens, the
landscaping requests are tied to the site and it should be taken care of before opening either by
the tenant or owner.
Commissioner Burman stated that there is a litter issue at the center. The owners or Starbucks
do not maintain the site. They don’t adhere to the 4-hour litter rule. Demands made to the
owner go unheard. Staff stated that litter control is embedded into the ordinance and they will
follow up with Starbucks alone and not the whole center.
The petitioner was in agreement to all conditions and had no further comments.
Recommendations and Voting
A motion was made to approve, as presented, the request for a special use permit for
veterinary services in a B2 Commercial zoning district at 5219 Touhy Avenue.
Motion: S. Berman Second: E. Minchella Absent: P. Ousley
Ayes: 8
Nays: 0
Case Descriptions:
2023-24P: Subdivision: 5206-5238 Touhy Avenue
Bond Touhy, LLC, requests a resubdivision of 1 lot into 2 lots in a B2 Commercial zoning
district, and any relief discovered during the review of this case.
2023-25P: Site Plan Approval: 5206-5238 Touhy Avenue
Bond Touhy, LLC, request site plan approval in a B2 Commercial zoning district that includes an
existing multi-tenant commercial building and a new limited-service restaurant with a drive-
through, relief from §118-218 to provide 135 parking spaces rather than the 146, and any other
relief discovered during the review of this case.
2023-26P: Special Use Permit: 5206 Touhy Avenue
Bond Touhy, LLC, requests a special use permit in a B2 Commercial zoning district for a limited-
service restaurant with drive-through for Popeye’s at 5206 Touhy Avenue, and any relief
discovered during the review of this case.
614579 - Plan Commission meeting minutes – October 5, 2023 – 2023-24P
2023-27P: Special Use Permit: 5206 Touhy Avenue
Bond Touhy, LLC, requests a special use permit in a B2 Commercial zoning district for outdoor
dining at Popeye’s at 5206 Touhy Avenue, and any relief discovered during the review of this
case.
PIN: 10-28-313-036-0000
Discussion and Interested Parties
Legal notice was advertised, posted, and delivered as prescribed by the Zoning Chapter.
Corporation Counsel determined that notice was proper and correct.
As these cases are related, they were discussed together as a group but voted on separately.
Ellyse Murphy and Jake Greenberg of Bond Touhy, LLC gave an overview the cases. A one-
story Popeye’s Chicken limited service restaurant is proposed to locate in an outlot at the corner
of Touhy and Laramie Avenues of an existing multi-tenant commercial building (Touhy Plaza
Shopping Center).
A petition to re-subdivide the existing single parcel into 2 lots is also being requested. The
majority of the shopping center will be contained as Lot 1 and the proposed Popeye’s
restaurant, drive-through lane, outdoor dining area, parking spaces and driveways will make up
Lot 2. They are requesting a drive-through component as well as outdoor dining. With the mix
of uses at the shopping center, the addition of the Popeye’s is reasonable and a good fit in the
Touhy Avenue corridor.
As the center is 20% overparked, the applicant is requesting parking space relief to provide 136
parking spaces instead of the required 145. The center will lose 30 parking spaces but gain 13
at the north end; most likely for employee parking. Pepboys is transitioning from a retail/service
business to repair only with Advance Auto Parts taking over the retail space. Orange Theory,
Sketchers, and Qahwah House are the remaining tenants of the site. They noted that the
Dunkin’ Donuts restaurant located across Laramie was previously approved for a 30% reduction
of the required parking at their public hearing in 2022.
Popeye’s expects about 60% of their business from their drive-through and has provided 9
stacking spaces. According to their standards, it will only take 3 minutes maximum from order
board to pick-up window. As they submitted prior to the changes made to drive-through
provisions, they are not obligated to adhere to all the conditions but have agreed to include
mobile ordering, no deliveries during peak hours, and screening the drive-through from Touhy
Avenue with shrubbery and landscaping.
The outdoor dining area will be located at the northwest side of the building with 2 tables and
seating for 4 at each table and will include a trash receptacle. Exterior lighting will be installed
so that the patio can be utilized in the evening. The space will be partitioned off by a decorative
metal fence.
614579 - Plan Commission meeting minutes – October 5, 2023 – 2023-24P
Staff requested the report to be accepted into the record as written. There were many concerns
from staff which revolved around circulation, parking, and landscaping. The Fire Department
had reservations about fire truck access. After multiple versions and reviews, staff is in support
of the project with relief for 136 parking spaces as a trade-off for keeping the large, mature
trees on the east side of the site. A condition will be added to encourage continued discussion
regarding a “Plan B” to remedy a possible issue if the stacking line falls behind.
Commissioner Burman noted that between the Touhy and Laramie intersection and Village
Crossing Shopping Center, there are 20 fast food restaurants. With 2 new fast food restaurants
exiting on Touhy he voiced some uneasiness of the increased traffic in the area. Orange Theory
has more than 12 cars taking up their parking spaces which stay parked longer than the 1-hour
classes. Pepboys doesn’t keep cars parked in the 9 interior bays. They also have parking on the
east side with cars parked either waiting for repairs to be done or waiting to be picked up. He
asked staff if there were any neighbor complaints regarding traffic on Laramie. Staff stated that
Traffic Engineering was generally supportive of the requests.
Commissioner Gupta also verified that large trucks park in the lot for days at a time.
Commissioner Franklin offered that cars can exit onto Touhy from the west end of the center to
go westbound. Commissioner Berman asked about the pedestrian access going across the
stacking line. Staff commented that the same model is utilized at Culver’s with no issues.
Ms. Murphy acknowledged the generous amount of help and guidance from staff in getting this
proposal to its current acceptable status.
Recommendations and Voting
Case 2023-24P: Subdivision
A motion was made to approve, as presented, the request for a resubdivision of 1 lot into 2 lots
in a B2 Commercial zoning district at 5206-5238 Touhy Avenue.
Motion: S. Berman Second: C. Franklin Absent: P. Ousley
Ayes: 8
Nays: 0
Case 2023-25P: Site Plan Approval
A motion was made, as presented, for site plan approval that includes an existing multi-tenant
commercial building and a new limited-service restaurant with drive-through, at 5206-5238 Touhy
Avenue.
Motion: R. Mathee Second: Gupta Absent: P. Ousley
Ayes: 7
Nays: 1(Burman)
614579 - Plan Commission meeting minutes – October 5, 2023 – 2023-24P
Item of Relief accepted for 136 parking spaces rather than 145 required at 5206-5238 Touhy
Avenue.
Motion: S. Berman Second: R. Mathee Absent: P. Ousley
Ayes: 7
Nays: 1(Burman)
Case 2023-26P: Special Use Permit for Drive-Through
A motion was made to approve, as presented, a special use permit for a Popeye’s limited-service
restaurant with a drive-through at 5206 Touhy Avenue with a condition added to continue
discussion of management plan for possible issues when stacking line falls behind.
Motion: S. Berman Second: R. Mathee Absent: P. Ousley
Ayes: 7
Nays: 1 (Burman)
Case 2023-27P: Special Use Permit for Outdoor Dining
A motion was made to approve, as presented, for a special use permit for an outdoor dining area
at a Popeye’s limited-service restaurant at 5206 Touhy Avenue.
Motion: S. Berman Second: V. Gupta Absent: P. Ousley
Ayes: 7
Nays: 1 (Burman)
614579 - Plan Commission meeting minutes – October 5, 2023 – 2023-24P
Agenda
Meeting Agenda
Plan Commission Meeting
Thursday, October 5, 2023 at 7:30 P.M.
Village of Skokie
Council Chambers
5127 Oakton Street
Skokie, IL 60077
I. Call to Order/Declaration of Quorum
II. Roll Call
III. Approval of Minutes
IV. New Business
2023-23P – Special Use Permit: 5219 Touhy Avenue
Rubin Skokie, LLC, on behalf of VCA Animal Hospitals, requests a special use Staff Report
permit for veterinary services in a B2 Commercial zoning district, and any
relief that may be discovered during the review of this case.
PIN: 10-33-101-104-0000
2023-24P – Subdivision: 5206-5238 Touhy Avenue
Bond Touhy, LLC, requests a resubdivision of 1 lot into 2 lots in a B2 Commercial Staff Report
zoning district, and any relief discovered during the review of this case.
PIN: 10-28-313-036-0000
2023-25P – Site Plan Approval: 5206-5238 Touhy Avenue
Bond Touhy, LLC, requests site plan approval in a B2 Commercial zoning district Staff Report
that includes an existing multi-tenant commercial building and a new limited-
service restaurant with drive-through, relief from §118-218 to provide 135 parking
spaces rather than the required 146, and any other relief discovered during the
review of this case.
PIN: 10-28-313-036-0000
2023-26P – Special Use Permit: 5206 Touhy Avenue
Bond Touhy, LLC, requests a special use permit in a B2 Commercial zoning district
Staff Report
for a limited-service restaurant with drive-through for Popeye’s at 5206 Touhy
Avenue, and any relief discovered during the review of this case.
PIN: 10-28-313-036-0000
2023-27P – Special Use Permit: 5206 Touhy Avenue
Bond Touhy, LLC, requests a special use permit in a B2 Commercial zoning district Staff Report
for outdoor dining at Popeye’s at 5206 Touhy Avenue, and any relief discovered
during the review of this case.
PIN: 10-28-313-036-0000
100523 Meeting_Agenda_-_Plan_Commission
V. Old Business
VI. Public Comment (for non-agenda items)
Next Meeting will be October 19, 2023 at 7:30 P.M.
VII. Adjournment
Written comments can be submitted by email to publiccomments@skokie.org or by mail to Village of
Skokie, Attn: Johanna L. Nyden, Community Development Director, 5127 Oakton Street, Skokie, Illinois,
6077; or via the Village’s drop box located by the public entry to Village Hall.
100523 Meeting_Agenda_-_Plan_Commission
Plan Commission Draft Summary Meeting Minutes
Date: September 21, 2023
The Chairman called the roll recognizing that there was a quorum present. One commissioner
was absent.
Case Descriptions:
2023-22P: Special Use Permit: 7520 Skokie Boulevard #102 and #103
7520 Skokie, LLC, on behalf of Agape Life Center Ministries, requests a special use
permit in a B2 Commercial zoning district for religious assembly at 7520 Skokie
Boulevard #102 and #103, and any relief discovered during the review of this case.
PINs: 10-28-408-046-0000 and 10-28-408-047-0000
A letter of support from a residential neighbor was added to the record.
Discussion and Interested Parties
Legal notice was advertised, posted, and delivered as prescribed by the Zoning Chapter.
Corporation Counsel determined that notice was proper and correct.
Pastor Arlem Brown of the Agape Life Center Ministries presented the case. The church has
been operating since 2005 and occupying this building since 2015. He last appeared before the
Plan Commission in 2018 with the request to construct a social hall next to the worship space.
He was granted approval, but the renovation work was never initiated. His current proposed
plans are to now re-configure and enlarge the 85-seat sanctuary with 2 new offices and coat
rooms to the south of the worship space.
Pastor Brown explained that post COVID, they have been holding additional services including
live streaming. They need more space on the main platform for the multimedia broadcast
equipment. Service times are on Sundays, and Tuesday and Friday nights. There are no
weekday church activities, but they do maintain an office at 7514 Skokie Boulevard.
Staff requested that the report be accepted into the record as presented. In 1992, the Zoning
Board of Appeals granted a parking variance allowing 33 parking spaces instead of the 48
required spaces because of the change in use from an art gallery to an office building. Due to a
re-configuration of the parking lot, it has been determined that now 31 parking spaces are
provided, therefore, no new relief or variance would be needed. Two parking spaces will be
converted into a single handicapped-accessible space resulting in the loss of 1 space for a total
of 30 spaces.
Commissioner Berman wanted confirmation that the re-vamping of the sanctuary will not affect
the seating or the parking.
Pastor Brown is in agreement with the staff’s recommended conditions and had nothing more to
add.
614287 - Plan Commission meeting minutes – September 21, 2023
Recommendations and Voting
A motion was made to approve as presented, the special use permit request for religious
assembly at 7514 Skokie Boulevard #103 and 7520 Skokie Boulevard #102 and #103 in a B2
Commercial zoning district.
Motion: J. Burman Second: T. Gevaryahu Absent: E. Minchella
Ayes: 8
Nays: 0
614287 - Plan Commission meeting minutes – September 21, 2023
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STAFF REPORT 2023-23P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, October 5, 2023
To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: 2023-23P: Special Use Permit
5219 Touhy Avenue
General Information
Location 5219 Touhy Avenue
Purpose To obtain approval for a special use permit for veterinary services
Petitioner Rubin Skokie, LLC, on behalf of VCA Animal Hospitals
Size of Site 60,236 square feet (1.38 acres)
Existing Zoning & B2 Commercial – limited service restaurant, electronics and
Land Use appliances sales, pet supplies sales, clinic, vacant commercial,
personal service use, limited service restaurant with drive-
through
Adjacent Zoning & North B2 Commercial – motor vehicle parts and accessories
Land Use store with automotive repair facility, fitness center,
shoe store, limited service restaurant
South R2 Single-Family – elementary grade school
East R2 Single-Family – detached residences
West B2 Commercial – personal service use, electronics
repair business
Comprehensive Plan The site is designated as retail/service employment.
SITE INFORMATION
The site contains two 1-story commercial buildings that house a total of 8
commercial spaces, two of which are currently vacant.
The site is accessible from driveways at Touhy Avenue and Laramie Avenue.
Overhead utilities run along the south side of the subject site.
VOSDOCS-#614048-v1-Staff_Report_-_2023-23P_-_Special_Use_Permit__5219_Touhy_Avenue
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Complete Streets
Public sidewalks are present along Touhy Avenue and Laramie Avenue.
A long-term bike route is proposed to be located on Carpenter Road, 1½ blocks
west of the subject site.
Bicycle parking is present at the subject site.
The site is directly served by the Pace 226 Oakton Street and Pace 290 Touhy
Avenue buses.
The site is within walking distance of residential neighborhoods, services, and
schools.
Access to the building is available from Touhy Avenue and from Laramie Avenue.
STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting a special use permit for veterinary services at 5219 Touhy
Avenue in a B2 Commercial district. The VCA Animal Hospitals facility will contain 6
exam rooms, offices, a waiting area, a 4-station treatment area, a pharmacy, a lab, and
an x-ray room.
With regards to the request, the petitioner explains that:
This hospital will bridge the gap between primary and emergency care with access to world-class
same- and next-day care. Like human urgent care, we will provide pet owners with access to
non-emergent care services including allergic reactions, vomiting, ear infections, eye issues, skin
issues, lacerations, lethargy, limping, etc. We will be open seven days a week from 10am-8pm.
We will not provide boarding or overnight hospitalization services. All pets will be outpatient,
which means they will be seen and discharged the same day. Our veterinary hospital will be
regulated by the Illinois Veterinarian Licensing and Disciplinary Board which maintains and
enforces professional standards including licensing veterinarians, registered veterinary
technicians, veterinary assistants, controlled substances permit holders and veterinary premises.
We plan to hire 1-2 veterinarians. This team will work different shifts throughout the week with
the expectation to have 2 doctors seeing pets on any given day with 4-6 support staff.
We plan to treat around 30-40 pets per day. Using our virtual waiting room technology, clients
can wait from the comfort of their home and get notified when it’s time to see a veterinarian.
This helps us smooth out the case flow throughout the day and creates a better experience for
our clients and their pets. When clients arrive in the hospital, they will enter a calming and
welcoming atmosphere with elevated design elements that feels more like a coffee shop meets a
spa than a typical animal hospital.
Our goal is to provide world-class veterinary medicine for pets, coupled with an exceptional
hometown experience for their people.
VOSDOCS-#614048-v1-Staff_Report_-_2023-23P_-_Special_Use_Permit__5219_Touhy_Avenue
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Comments
Staff comments and review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Fire Prevention Bureau and the
Traffic Engineering and Planning Divisions. All other departments returned the sheets
with no comments.
Fire Prevention Bureau
The Fire Prevention Bureau requests that the floor plan (sheet A) be revised to
include the following:
The depiction of the adjacent Starbucks drive-through lane in order to
determine how it relates to the existing egress door that is located on the
south side of the proposed use.
The labeling of all door widths.
The labeling of all room dimensions.
The inclusion of a scale and a north arrow.
Additionally, the site plan shall be revised to remove the future doors and future
demising wall depicted between 5217 and 5219 Touhy Avenue. The “suite 5217”
and square footage text must also be removed and the square footage for the
combined spaces must be added.
Traffic Engineering Division
Traffic Engineering staff notes that several of the non-accessible spaces located to
the west of the Starbucks drive-through entrance and south of the east-west
driveway are 7’ to 8’ wide rather than the required 9’. Staff requests that this
portion of the parking lot be restriped to match the 9’-wide spaces shown on the
approved site plan.
Planning Division
The Planning Division recommends approval of the special use permit for veterinary
services. The use provides a service that is desired by the community and also
compliments the pet supply store that is located within the shopping center. The
use and the overall shopping center meet the Village’s parking requirements due to
relief being granted for 3 parking spaces in modified review case 2022-01M.
The shopping center’s existing landscaping is not compliant with the approved
landscape plan. Several Mohican Viburnum shrubs are missing within the
landscaped area along the north side of the subject site and an ivory silk lilac tree
has been removed from the landscaped area on the east side of the subject site. All
missing plantings shall be replaced. The Kentucky coffeetrees growing along the
service walkway south of 5225-5237 Touhy Avenue shall be limbed up to a height of
7’ above the walkway.
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APPEARANCE COMMISSION
Appearance Commission review is not required.
STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for veterinary
services at 5219 Touhy Avenue in 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 petitioner
shall revise the floor plan to include the following:
a. The depiction of the adjacent Starbucks drive-through lane in order to determine
how it relates to the existing egress door that is located on the south side of the
proposed use.
b. The labeling of all door widths.
c. The labeling of all room dimensions.
d. The inclusion of a scale and a north arrow.
2. Prior to the hearing of the subject case before the Board of Trustees, the petitioner
shall revise the site plan to remove the future doors and future demising wall
depicted between 5217 and 5219 Touhy Avenue. The “suite 5217” and square
footage text must also be removed and the square footage for the combined spaces
must be added.
3. Prior to the issuance of building permits, the petitioner shall restripe the row of
parking spaces located to the west of the Starbucks drive-through entrance and
south of the east-west driveway to match the 9’-wide spaces shown on the
approved site plan.
4. Prior to the issuance of an occupancy permit, the petitioner shall:
a. Replace the missing Mohican Viburnum shubs within the landscaped area
along the north side of the subject site to match the approved landscape
plan.
b. Grind out the stump and replace the missing ivory silk lilac tree within the
landscaped area along the east side of the subject site to match the approved
landscape plan.
c. Limb up the existing Kentucky coffeetrees that are present along the service
walkway south of 5225-5237 Touhy Avenue to a height of 7’ above the
walkway.
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STANDARD SPECIAL USE CONDITIONS
5. The petitioner shall develop the Subject Property in substantial conformance with
the final Village approved site plan dated <insert date of final approved plan>, and
floor plan dated <insert date of final approved plan>.
6. 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.
7. The owner of the Subject Property [and its tenant] shall ensure that employees park
on the Subject Property.
8. All new construction, alterations, and remodeling shall meet current International
Building and NFPA Life Safety Codes as amended.
9. All signage shall 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.
10. Prior to the issuance of building permits, the petitioner shall submit to the Planning
Division of the Community Development Department the name, property address,
email address, and telephone number of the company and contact person
responsible for site maintenance in compliance with this special use permit.
11. 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.
12. The petitioners shall comply with all Federal and State statutes, laws, rules and
regulations and all Village codes, ordinances, rules, and regulations.
13. 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.
14. 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.
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ATTACHMENTS
1. Proposed Positive Findings of Fact
2. Site Plan, dated September 26, 2022
3. Floor Plan, dated August 18, 2023
4. Aerial and Zoning Map
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Proposed Positive Findings of Fact 2023-23P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, October 5, 2023
Consideration Finding
The request is consistent with the intent of The request for a special use permit for
the Comprehensive Plan. veterinary services is consistent with the
intent of the retail/service employment
land use identified in the Comprehensive
Plan.
The request will not adversely affect There should be no adverse effects
adjacent properties. created by the proposed use upon the
adjacent properties or businesses.
The request is compatible with the existing The request is compatible with the
or allowable uses of adjacent properties. existing or allowable uses in the area.
The use compliments the pet supply store
that is located within the shopping
center.
The request demonstrates that adequate Adequate public facilities will exist to
public facilities, including roads, drainage, serve the requested use.
utilities, 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 Adequate provision for maintenance and
provision for maintenance and use of the use of the associated structures is
associated structures. demonstrated by the request.
The request has considered and, to the No adverse effects on the environment
degree possible, addressed the adverse will be created by the proposed use.
effects on the natural environment.
The request will not create undue traffic Undue traffic congestion will not be
congestion. created 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 provisions of this code.
is granted with the request.
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architect + engineer
7007 DISCOVERY BLVD
DUBLIN, OH 43017
614.634.7000 T
WDPARTNERS.COM
project no. | VGAUG0016
59'-4"
owner
57'-5"
8'-6"
W/D W/D 5'-1"
UNISEX 8'-1"
X-RAY LAUNDRY RESTROOM
114 113 111
4'-1"
8'-1"
HALL JAN.
3'-8"
EXAM 6
112 109
107
10'-5"
9'-10"
EXAM 4
PHARMACY 105
118
LAB 10'-0"
117 EXAM 5
8'-0"
106
7'-11" 7'-11"
8'-6"
EXAM 2 HALL
103 110
TREATMENT
116
5'-10"
60'-0" 56'-5"
EXAM 3
104
5'-10"
project info
electrical
Jack's Corner
5211-519 Touhy Ave.
9'-11"
Space No. 3
EXAM 1 Skokie, IL 60077
101 102
CONCIERGE RESTROOM
115 UNISEX
mechanical
issue dates
submission: date
TEST FIT
PERMIT 08/18/23
BID -
CONSTRUCTION -
revisions:
# description date
plumbing
HOSPITAL LOBBY
BREAK 119 100
DIRECTOR'S
ROOM OFFICE OFFICE
121 DOCTOR'S
120
equipment
file | \\wdpartners.com\gfs$\Production$\VCA\UG\VCAUG0016_Skokie_IL_Skokie\02-Design\06-Design Development\Planning\xVCAUG0016_base.dwg plotted | 9/8/2023 9:56 AM (wda3556)
architectural
designed by:
checked by:
seal
FOR REFERENCE
structural
ONLY
NOT FOR
CONSTRUCTION
area calculation
landscape
SQ. 02.10.2008
ROOM NAME
FT.
FRONT OF HOUSE 1241
sheet info
BACK OF HOUSE 1961
A
LOBBY 368
GROSS AREA (INSIDE PERIMETER WALLS) 3418
GROSS AREA (OUTSIDE PERIMETER WALLS) 3202
civil
2023-23P - Special Use Permit: 5219 Touhy Avenue
Legend
Zoning and Development
Zoning
B2: Commercial
B3: Business
R2: Single Family Residential
0 100 200 Print Date: 9/6/2023 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 2023-24P: Subdivision
Community Development Department Council Chambers, 7:30 PM, September 21, 2023
To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: 2023-24P: Subdivision
5206-5238 Touhy Avenue
Related Cases – 2023-25P: Site Plan Approval
2023-26P: Special Use Permit
2023-27P: Special Use Permit
General Information
Location 5206-5238 Touhy Avenue
Purpose To resubdivide 1 existing lots into 2 new lots, and any relief
discovered during the review of this case.
Petitioner Bond Touhy, LLC
Size of Site 126,580 square feet (2.906 acres) with frontage on Touhy
Avenue and Laramie Avenue
Existing Zoning & B2 Commercial – motor vehicle parts and accessories store with
Land Use automotive repair facility, sports and recreation education facility,
shoe store, limited service restaurant
Adjacent Zoning & North B3 Business – hotel, full service restaurant, bar
Land Use
South B2 Commercial – limited service restaurant, electronics
and appliances sales, pet supplies sale, clinic, vacant
commercial, personal service use, limited service
restaurant with drive-through
East R2 Single-Family – detached residences
B2 Commercial – limited service restaurant with drive-
through (under construction)
West B3 Business – hotel, full service restaurant, bar
Comprehensive Plan The site is designated as retail/service employment.
SITE INFORMATION
• The site contains a 1-story multitenant commercial building. The outdoor dining
area is proposed to be located in front of the westernmost tenant space.
• The site is accessible from driveways at Touhy Avenue and Laramie Avenue.
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• Overhead utilities run along the north side of the subject site as well as within the
Laramie Avenue parkway adjacent to the subject site.
Complete Streets
Public sidewalks are present along Touhy Avenue and Laramie Avenue.
A long-term bike route is proposed to be located on Carpenter Road, 1½ blocks
west of the subject site.
Bicycle parking is not currently available at the subject site.
The site is directly served by the Pace 226 Oakton Street and Pace 290 Touhy
Avenue buses.
The site is within walking distance of residential neighborhoods, services, and
schools.
Pedestrian access to the building is available from Touhy Avenue and from
Laramie Avenue.
PETITIONER’S SUBMITTAL
The petitioner is requesting to resubdivide 1 existing lot into 2 new lots at 5206-5238
Touhy Avenue in a B2 Commercial zoning district. Lot 1 will contain the existing
multitenant commercial building as well as most of the subject site’s parking spaces and
driveways. Lot 2 will contain the proposed Popeye’s limited restaurant with a drive-
through lane (case 2023-26P), outdoor dining area (case 2023-27P), and associated
parking spaces and driveways.
STAFF ANALYSIS
Comments
All pertinent departments and divisions were offered an opportunity to comment on this
case. Other than the Planning Division comments below, all others did not respond or
approved the request without comment.
Planning Division
The Planning Division supports the proposed subdivision. The subdivision will meet
all requirements of the Village Code and Map Data Policy.
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STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request to resubdivide 1 existing lot into 2 new
lots at 5206-5238 Touhy Avenue in a B2 Commercial zoning district be APPROVED
subject to the conditions listed below.
RECOMMENDED SUBDIVISION CONDITIONS
1. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the
Touhy Plaza Subdivision must be submitted to the Village with all signatures
other than Village staff or elected officials.
2. The Touhy Plaza Subdivision shall be effective upon its recording by the Village
in the Office of the Recorder of Deeds of Cook County, Illinois.
3. All monuments must be set no later than 1 year after the date of the recording
of the plat.
4. The petitioner must submit to the Planning Division electronic files of the plat of
subdivision in approved and finalized form. The files must be scaled drawing
files in AutoCAD format (version 2010 or older). The drawings must be
formatted to SPCS, NAD83, HARN 2007, with SPCS north being straight up, and
the primary units in U.S. Survey Feet. All elements must be contained within a
single file, no XREF or PDF attachment files shall be used.
5. If work is to be performed on public property or if public property is utilized or
impacted during construction and or development, the owners must provide, or
must 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 owners 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.
6. The petitioner must comply with all Federal and State statutes, laws, rules and
regulations and all Village codes, ordinances, rules, and regulations.
ATTACHMENTS
1. Touhy Plaza Subdivision, dated August 16, 2023
2. ALTA/NSPS Land Title and Topographic Survey, dated September 19, 2022
3. Aerial and Zoning Map
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LEGEND
LINE LEGEND
ABBREVIATIONS
CL 1
TOUHY
AVENUE
2
TOUHY PLAZA SUBDIVISION
CL LARAMIE AVENUE
16' PUBLIC ALLEY
JARLATH STREET
NOTES:
MONUMENT TABLE
PLAT RETURN ADDRESS
AREA SUMMARY
P.I.N. 10-28-313-036-0000
PROJECT
TOUHY PLAZA SUBDIVISION
Skokie, Illinois
PROJ. NO.:
ALTA SURVEYS l TOPOGRAPHY l CONSTRUCTION STAKING CLIENT
2631 GINGER WOODS PARKWAY, STE. 100
Bond Touhy LLC
SCALE: 1" = 30'
AURORA, IL 60502
22.0319
1 OF 2
350 W. Hubbard Street, Suite 450
PHONE: (630) 820-9100 FAX: (630) 820-7030 EMAIL: ADMIN@CLSURVEYING.COM Chicago IL 60654
P.I.N. 10-28-313-036-0000
TOUHY PLAZA SUBDIVISION PLAT RETURN ADDRESS
OWNER'S CERTIFICATE SKOKIE PLAN COMMISSION CERTIFICATE SURVEYOR’S CERTIFICATE
’
SKOKIE VILLAGE BOARD APPROVAL CERTIFICATE
NOTARY'S CERTIFICATE
TOUHY PLAZA SUBDIVISION
350 W. Hubbard Street, Suite 450
Bond Touhy LLC
PROJECT Skokie, Illinois Chicago IL 60654
CLIENT
PHONE: (630) 820-9100 FAX: (630) 820-7030 EMAIL: ADMIN@CLSURVEYING.COM
ALTA SURVEYS l TOPOGRAPHY l CONSTRUCTION STAKING
SURVEYOR’S AUTHORIZATION TO RECORD
2631 GINGER WOODS PARKWAY, STE. 100
SKOKIE VILLAGE COLLECTOR CERTIFICATE
PROPERTY ENGINEER'S CERTIFICATE
AURORA, IL 60502
SCALE: N/A
2 OF 2
PROJ. NO.: 22.0319
2023-24P - Subdivision: 5206-5238 Touhy Avenue
Legend
Zoning and Development
Zoning
B2: Commercial
B3: Business
R2: Single Family Residential
0 150 300 Print Date: 9/5/2023 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 2023-25P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, September 21, 2023
To: Paul Luke, Chairman, Skokie Plan Commission
From: Paul Reise, Planning Manager
Re: 2023-25P: Site Plan Approval
5206-5238 Touhy Avenue
Related Cases – 2023-24P: Subdivision
2023-26P: Special Use Permit
2023-27P: Special Use Permit
General Information
Location 5206-5238 Touhy Avenue
Purpose A request for site plan approval for an existing multitenant
commercial building and a new limited-service restaurant with
drive-through, relief from §118-218 to provide 136 parking
spaces rather than the required 145, and any other relief that
may be discovered during the review of this case.
Petitioner Bond Touhy, LLC
Size of Site 126,580 square feet (2.906 acres)
Existing Zoning & B2 Commercial – motor vehicle parts and accessories store with
Land Use automotive repair facility, sports and recreation education facility,
shoe store, limited service restaurant
Adjacent Zoning & North B3 Business – hotel, full service restaurant, bar
Land Use
South B2 Commercial – limited service restaurant, electronics
and appliances sales, pet supplies sale, clinic, vacant
commercial, personal service use, limited service
restaurant with drive-through
East R2 Single-Family – detached residences
B2 Commercial – limited service restaurant with drive-
through (under construction)
West B3 Business – hotel, full service restaurant, bar
Comprehensive Plan The site is designated as retail/service employment.
SITE INFORMATION
• The site contains a 1-story multitenant commercial building, a parking lot,
driveways, and landscaping.
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• The site is accessible from driveways at Touhy Avenue and Laramie Avenue.
• Overhead utilities run along the north side of the subject site as well as within the
Laramie Avenue parkway adjacent to the subject site.
Complete Streets
Public sidewalks are present along Touhy Avenue and Laramie Avenue.
A long-term bike route is proposed to be located on Carpenter Road, 1½ blocks
west of the subject site.
Bicycle parking is not currently available at the subject site.
The site is directly served by the Pace 226 Oakton Street and Pace 290 Touhy
Avenue buses.
The site is within walking distance of residential neighborhoods, services, and
schools.
Pedestrian access to the building is available from Touhy Avenue and from
Laramie Avenue.
PETITIONER’S SUBMITTAL
The Petitioner submitted a request for site plan approval for an existing multitenant
commercial building and a new limited-service restaurant with drive-through and relief
from §118-218 to provide 136 parking spaces rather than the required 145. Site plan
approval is required in this instance because modifications are being made to buildings
on a site 1 acre or larger in size.
The petitioner stated:
The petitioner, Bond Touhy, LLC is proposing the development and construction
of a drive-thru Popeye’s Louisiana Kitchen restaurant, approximately 2004 sq.ft.
as an out-lot in the existing Touhy Plaza Shopping Center. The proposed
development is in subdivided Lot-2 of parcel 10-28-313-036-0000, in the
southeast corner of the existing Touhy Plaza Shopping Center, and measures
approximately 15,142 sq.ft. or 0.348 acres. The proposed development is bound
by the shopping center to its west and north, West Touhy Avenue to its south,
and Laramie Avenue to its east. Vehicular access to Lot-2 will be from the
existing shopping center driveway on Laramie Avenue.
Business hours for the proposed Popeyes will be as follows:
10 a.m. – 12 a.m.: Sunday thru Thursday
10 a.m. – 1 a.m.: Friday and Saturday
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A minimum of 5 employees and a maximum of 8 employees will be present at
any given time during business hours at this restaurant. The franchisee of this
Popeyes restaurant expects about 60% of drive thru business with 30% catered
to the sit-down & takeaway patrons and 10% expected to be online orders.
According to Popeyes’ standards, the maximum time it takes a drive-thru
customer to order food at the drive-thru menu board and pick it up at the drive-
thru window, is approximately 180 seconds or 3 minutes.
The petitioners are also requesting to subdivide (case 2023-24P) existing lots into 2
new lots at 5206-5238 Touhy Avenue in a B2 Commercial zoning district. Lot 1 will
contain the existing multitenant commercial building as well as most of the subject
site’s parking spaces and driveways. Lot 2 will contain the proposed Popeye’s limited
restaurant with a drive-through lane (case 2023-26P), outdoor dining area (case 2023-
27P), and associated parking spaces and driveways.
STAFF ANALYSIS
All pertinent departments and divisions were offered an opportunity to comment on this
case. The Engineering, Forestry, Fire Prevention, and Planning Divisions provided
comments on the subject case.
Engineering Division
A total of 145 parking spaces are required for the subject site and 136 parking
spaces are provided.
If during construction any lane closures or sidewalk closures are intended,
owner/contractor must apply for Public Way Obstruction or Use permit with
Engineering. Application may be obtained with engineering or on Village website.
Traffic control plan and fees will apply.
The petitioner must obtain an MWRD determination letter to determine if an MWRD
permit is required for the proposal.
Forestry Division
Forestry staff requires tree protection fencing for site trees in a construction project.
Please install per plan for site trees. For east boundary trees please extend out as
far as possible. The fencing must remain in place for the duration of the
construction project.
Fire Prevention Division
Fire Prevention was concerned with the tight turning radii shown on initial proposals.
After site plan modifications and adjustments to the parking layout and physical
obstructions, Fire Prevention is satisfied with vehicle access. All other comments
pertain to construction and will be addressed at time of permitting.
Planning Division
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During review of the proposal the initial concerns were around site circulation, the
layout of parking, and removal of established trees along Laramie. After revisions
which opened a through-lane connecting the east-west aisles parallel to Touhy, the
circulation concerns were addressed. Additionally, the revised plan retained the
existing trees by reconfiguring the parking. These modifications along with those
requested by Fire resulted in the deficit of 11 parking spaces necessitating a request
for relief, which staff supports.
The construction will seek to install high efficiency HVAC units along with a smart
thermostat. Storefront glazing will be double pane, low-e, with a low U-value. All
lighting will be LED. Interior lighting can be on dimmers to preserve energy.
The Planning Division supports the proposed site plan approval request and the
request for parking relief.
This application was submitted prior to the recent changes regarding drive-throughs
and as such are not bound by those requirements. The petitioner has agreed to
follow the spirit of the zoning code changes by including several of the policy
recommendations in this project, including; providing a plan for how operations will
be modified if queuing becomes an issue and exceeds what is estimated in the
traffic analysis; prohibiting deliveries during peak usage times; providing mobile
ordering options; providing some screening from the street; leaving the mature
trees on site;
APPEARANCE COMMISSION
Appearance Commission approved case 2023-13A at the June 14, 2023 meeting. A
Certificate of Appropriateness was awarded with the conditions of, reducing the ‘Love
that chicken’ sign by at least 10%, and adding landscaping to the Touhy frontage.
STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for an existing multitenant commercial
building and a new limited-service restaurant with drive-through at 5206-5238 Touhy
Avenue in an B2 Commercial zoning district be APPROVED based upon the Proposed
Positive Findings of Fact for the site plan approval and subject to the recommended site
plan approval conditions listed below.
Staff further recommends that relief be granted from §118-218 of the Village Code to
provide 136 parking spaces rather than the required 145.
SITE PLAN APPROVAL CONDITIONS
1. Prior to the issuance of a building permit, the petitioner must obtain an
MWRD determination letter to determine if an MWRD permit is required
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for the proposal.
2. The petitioners shall develop the Subject Property in substantial conformance
with the final Village approved site plan, dated <insert date of final approved
plan>, landscape plan, dated <insert date of final approved plan>, floor plan,
dated <insert date of final approved plan>, mezzanine plan, dated <insert date
of final approved plan>, and elevations, dated <insert date of final approved
plan>.
3. Parking lot and exterior lighting shall meet Illuminating Engineering Society of
North America (IES) standards, be full cut-off design, and be directed away from
adjacent properties, subject to the approval of the Engineering Division.
(Standard)
4. All existing damaged public sidewalks or public sidewalks damaged due to the
implementation of this plan shall be replaced. (Standard)
5. No objects are allowed within a 15-foot sight distance triangle between 30” and
84” from grade except traffic control devices listed in the Manual on Uniform
Traffic Control Devices. (Standard)
6. 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. (Standard)
7. All private and public sidewalks shall be maintained free of snow, ice, sleet, or
other objects that may impede travel. (Standard)
8. Trash shall only be allowed within a designated trash enclosure and shall be
screened from public view in an enclosure approved by the Appearance
Commission. All trash shall be contained in such a way as to remain out of sight
at all times. (Standard)
9. All off-street parking spaces shall be legibly striped and maintained. (Standard)
10. Any plan to modify parking lot striping must be approved by the Director of
Engineering. (Standard)
11. The proposed development shall have a minimum of 158 on-site off-street
vehicle parking spaces. (Standard)
12. The handicapped parking spaces shall be installed and maintained in compliance
with State of Illinois Accessibility Standards and the Skokie Village Code,
including required signage. (Standard)
13. 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. (Standard)
14. All overhead new utilities on the Subject Property shall be placed or relocated
underground. The petitioner shall bear the full cost of any utility relocation
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and/or conflicts. (Standard)
15. 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.
(Standard)
16. All new construction, alterations, and remodeling shall meet current International
Building and NFPA Life Safety Codes as amended. (Standard)
17. The petitioner shall obtain all required permits and approvals for improvements
to County, State, or Federal rights-of-way from the governing jurisdiction.
(Standard)
18. The Subject Property must conform to the Village's storm water control
requirements as contained in the Skokie Village Code, including the
disconnection of any downspouts. (Standard)
19. All signage shall conform to the Skokie Village Code, except as provided in this
ordinance. (Standard)
20. The petitioner shall submit to the Planning Division electronic files of the plat of
survey, site plan, and landscape plan in their approved and finalized form. The
files shall be scaled 2-dimensional drawing files on non-compressed, non-read
only CD-ROM *.dwg AutoCAD format. (Standard)
21. Prior to the issuance of building permits, the petitioner shall submit to the
Planning Division of the Community Development Department the name,
property address, email address, and telephone number of the company and
contact person responsible for site maintenance in compliance with this <special
use permit or site plan approval>. (Standard)
22. 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. (Standard)
23. The petitioner shall comply with all Federal and State statutes, laws, rules and
regulations and all Village codes, ordinances, rules, and regulations. (Standard)
24. 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. The petitioner
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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. (Standard)
ATTACHMENTS
1. Proposed Positive Findings of Fact for Site Plan Approval for 2023-25P
2. Site Plan, dated August 16, 2023
3. Landscape Plan, dated September 27, 2023
4. Buildings Elevations, dated August 10, 2023
5. ALTA/NSPS Land Title and Topographic Survey, dated September 19, 2022
6. Aerial and Zoning Map
VOSDOCS-#613902-v1-Staff_Report_-_2023-25P_-_Site_Plan_Approval__5206-5238_Touhy_Avenue
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Proposed Positive Findings of Fact 2023-25P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, September 21, 2023
Consideration Finding
The request is harmonious with and does The proposed project is harmonious with
not adversely affect adjacent properties. the existing use and scale of the existing
adjacent properties.
The request can demonstrate that Adequate public facilities exist to serve
adequate public facilities, including roads, the proposed building.
drainage, utilities, 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 No problems are anticipated with respect
provision for maintenance of the associated to the maintenance of the associated
structures. structures.
The request has considered and, to the The petitioner will retain large, existing
degree possible, addressed the adverse trees and provide additional landscaping.
effects on the natural environment.
The request will not create undue traffic Undue traffic congestion will not be
congestion. created by the request.
The request will not adversely affect public The proposed will not adversely affect
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 provisions of this code, excepting relief
is granted with the request. granted to §118-218 of the Village Code
to provide 135 parking spaces rather than
the required 146
VOSDOCS-#613902-v1-Staff_Report_-_2023-25P_-_Site_Plan_Approval__5206-5238_Touhy_Avenue
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NOTES:
1. ALL DIMENSIONS SHOWN ARE TO BACK OF CURB
UNLESS OTHERWISE NOTED.
2. ALL PROPOSED ON-SITE STRIPING SHALL BE 4"
PAINTED YELLOW UNLESS OTHERWISE NOTED.
DESCRIPTION
3. BUILDING DIMENSIONS ARE TO OUTSIDE
FACE OF BUILDING UNLESS OTHERWISE NOTED.
4. ALL CURB AND GUTTER TO BE B6.12 UNLESS
OTHERWISE NOTED.
TRASH ENCLOSURE
SEE ARCHITECTURAL
DRAWINGS FOR DETAILS
PAVING LEGEND
NO. DATE
REVISIONS
CONCRETE SIDEWALK
12.9'
1 8' 1 24' 8' 8' 7
24'
15.1' 5" P.C. CONCRETE
25.2'
SUBMITTAL FOR VILLAGE REVIEW
4" AGGREGATE BASE COURSE - CA-6
ONE-WAY
2 NEW STOOP WEST
16' 20.7' "ONE-WAY" STRIPING TO BE
5' x 15'
ADDED AT BASE OF ARROW CONCRETE PAVEMENT
RESUBMITTED PER PRELIMINARY COMMENTS
9' 9' EXISTING
DESCRIPTION
OVERHEAD DOOR
8" P.C. CONCRETE PAVEMENT WITH (6X6/W2.9XW2.9) W.W.F.
5'
4" AGGREGATE BASE COURSE - CA6
ORIGINAL ISSUE DATE:
10-07-2022
REVISED PER VILLAGE COMMENTS
EMPLOYEE
PARKING ONLY w/
EXISTING
WHEEL STOPS
WALK MILL AND RESURFACE PAVEMENT
1.5" BITUMINOUS SURFACE COURSE (HMA MIX "D", N50) REVISED PER VILLAGE REVIEW
LARAMIE AVE.
DATE
10-07-22
04-18-23
05-23-23
08-16-23
BITUMINOUS PAVEMENT
PROJECT MANAGER: NO.
1
2
3
4
ONE-WAY 1.5" BITUMINOUS SURFACE COURSE (HMA MIX "D", N50)
15248.OUT S04
EXISTING
RMW NRS
SOUTH OVERHEAD DOOR 2.5" BITUMINOUS BINDER COURSE (HMA IL-19, N50) RA
PROJECT NO.: DESIGNED BY:
(3) 4' X 6' AREA FOR 6 BIKE SPACES PRIME COAT, MC-30 AT 0.30 GAL/SY
DRAWN BY:
10" AGGREGATE BASE COURSE, (CA-6)
17
R3' 15 15
RELOCATED R2.9'
ILLINOIS
BOLLARD
R8'
25'
R10'
"ONE-WAY" SIGN ON CHANNEL OUTDOOR "DO NOT
DRIVE-THRU
24.5'
POST PROPOSED BOLLARDS SEATING R8'
ENTRY SIGN ENTER"
"DO NOT ENTER" STRIPING TO BE (3) BETWEEN EXISTING R3.2' R15' SIGN PARKING SUMMARY
LAYOUT AND PAVING PLAN
ADDED AT BASE OF ARROW PLANTERS. BOLLARD 9' 9' 7
SPACING AT 7.5'-8.5' R10' PICK UP
5206 W. TOUHY OUTLOT
R10' WINDOW REGULAR SPACES = 131
1 1 R3' ACCESSIBLE SPACES = 5
2,004 SF
3 9 4 1 24.5' 16.5' 6' 13' 12' 25.7' 16.5'
PROPOSED
TOTAL SPACES = 136
TRASH ENCLOSURE
(GROSS BUILDING
8' SEE ARCHITECT
15 PAY
BUILDING
7 8' PLANS FOR DETAILS
1 WINDOW
AREA)
R3.2'
ACCESSIBLE PARKING R15' PAVEMENT RESTORE
SIGN AND STALL FOR UTILITY CROSSING
4
R15'
15 10
R3'
13' 9.5'
R20'
15'
7'
15'
MONUMENT SIGN
6'x4' AREA FOR 2
BICYCLES
PAVEMENT RESTORE
ORDER SPEAKER FOR STORM PIPE
DIGITAL MENU BOARD PAVEMENT RESTORE
FOR WM PIPE
TOUHY AVE.
SKOKIE
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
GRAPHIC SCALE
30 15
DRAWING NO.
0
1" = 30' C3.0
E:\2015\15248\15248.OUT\Drawings\ACAD\LD\S04\Sheet Drawings\C3.0 Lay15248.OUT.dwg 09/07/23
X X X X X X X X X
DANIEL WEINBACH
&
PARTNERS, LTD.
Landscape Architects
1142 West Madison Street
Suite 206
Chicago, IL 60607
312 427-2888
www.dwpltd.com
OF IL L IN
ATE OI
S T S
WILLIAM J.
REG ST
FERGUSON HI T
EC T
I No. 157.000126
ER ED
RC
A
L AN E
DSCAP
Revisions
9. VILLAGE APPROVAL 9/27/23
8. VILLAGE APPROVAL 8/15/23
7. PER VILLAGE COMMENTS 7/07/23
6. PER REVIEW COMMENTS 5/18/23
5. PER REVIEW COMMENTS 4/21/23
4. PER REVIEW COMMENTS 1/26/23
3. PER REVIEW COMMENTS 12/14/22
2. ISSUED FOR VILLAGE REVIEW 11/14/22
1. ISSUED FOR OWNER REVIEW 11/07/22
Project
5222 W TOUHY
RETAIL
5222 W TOUHY AVE
SKOKIE, ILLINOIS
Sheet Title
LANDSCAPE
PLAN
Date Project No.
11/07/22 DWP 22-166
Scale Sheet No.
1" = 20'-0"
Drawn By
BF L-2.0
Approved
WS
2023-25P - Subdivision: 5206-5238 Touhy Avenue
Legend
Zoning and Development
Zoning
B2: Commercial
B3: Business
R2: Single Family Residential
0 150 300 Print Date: 9/5/2023 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 2023-26P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 21, 2023
To: Paul Luke, Chairman, Skokie Plan Commission
From: Paul Reise, Planning Manager
Re: 2023-26P: Special Use Permit
5206 Touhy Avenue
Related Cases – 2023-24P: Subdivision
2023-25P: Site Plan Approval
2023-27P: Special Use Permit
General Information
Location 5206 Touhy Avenue
Purpose To obtain approval for a special use permit for a limited-service
restaurant with drive-through
Petitioner Bond Touhy, LLC
Size of Site 16,261 square feet (0.373 acres)
Existing Zoning & B2 Commercial – limited service restaurant, electronics and
Land Use appliances sales, pet supplies sale, clinic, vacant commercial,
personal service use, limited service restaurant with drive-
through
Adjacent Zoning & North B2 Commercial – motor vehicle parts and accessories
Land Use store with automotive repair facility, fitness center,
shoe store, limited service restaurant
South B2 Commercial – limited service restaurant, electronics
and appliances sales, pet supplies sale, clinic, vacant
commercial, personal service use, limited service
restaurant with drive-through
East R2 Single-Family – limited service restaurant with
drive-through (under construction)
West B2 Commercial – motor vehicle parts and accessories
store with automotive repair facility, fitness center,
shoe store, limited service restaurant
Comprehensive Plan The site is designated as retail/service employment.
VOSDOCS-#613921-v1-Staff_Report_-_2023-26P_-_Special_Use_Permit__5206_Touhy_Avenue
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SITE INFORMATION
• The site contains a parking lot, driveways, and landscaping.
• The site is accessible from driveways at Touhy Avenue and Laramie Avenue.
• Overhead utilities run along the north side of the subject site as well as within the
Laramie Avenue parkway adjacent to the subject site.
Complete Streets
Public sidewalks are present along Touhy Avenue and Laramie Avenue.
A long-term bike route is proposed to be located on Carpenter Road, 1½ blocks
west of the subject site.
Bicycle parking is not currently available at the subject site.
The site is directly served by the Pace 226 Oakton Street and Pace 290 Touhy
Avenue buses.
The site is within walking distance of residential neighborhoods, services, and
schools.
PROPOSAL SUMMARY
The petitioner, Bond Touhy, LLC is proposing the development and construction of a
drive-thru Popeye’s Louisiana Kitchen restaurant, approximately 2004 sq.ft. as an out-
lot in the existing Touhy Plaza Shopping Center. The proposed development is in
subdivided Lot-2 of parcel 10-28-313-036-0000, in the southeast corner of the existing
Touhy Plaza Shopping Center, and measures approximately 15,142 sq.ft. or 0.348
acres. The proposed development is bound by the shopping center to its west and
north, West Touhy Avenue to its south, and Laramie Avenue to its east. Vehicular
access to Lot-2 will be from the existing shopping center driveway on Laramie Avenue.
Business hours for the proposed Popeyes will be as follows:
10 a.m. – 12 a.m.: Sunday thru Thursday
10 a.m. – 1 a.m.: Friday and Saturday
A minimum of 5 employees and a maximum of 8 employees will be present at any given
time during business hours at this restaurant. The franchisee of this Popeyes restaurant
expects about 60% of drive thru business with 30% catered to the sit-down &
takeaway patrons and 10% expected to be online orders. According to Popeyes’
standards, the maximum time it takes a drive-thru customer to order food at the drive-
thru menu board and pick it up at the drive-thru window, is approximately 180 seconds
or 3 minutes.
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STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting a special use permit for a new limited service restaurant
with drive-through at 5206 Touhy Avenue in a B2 Commercial district.
All pertinent departments and divisions were offered an opportunity to comment on this
case. Comments specific to this case were made by Engineering, Fire Prevention,
Environmental Health, and Planning, which reviewed the submitted materials and
generally support the proposed special use permit requests.
The Planning Division has reviewed the submitted materials and supports the proposed
special use permit. The proposed use is consistent with the land use designation in the
Comprehensive Plan. Access to the subject site will use the existing curb cuts on Touhy
and Laramie. Per the Traffic Impact Analysis, 12 drive-through stacking spaces will be
provided. The drive-through will exit internally to the site and not onto a public right of
way.
This application was submitted prior to the recent changes regarding drive-throughs
and as such are not bound by those requirements.
APPEARANCE COMMISSION
Appearance Commission approved case 2023-13A at the June 14, 2023 meeting. A
Certificate of Appropriateness was awarded with the conditions of, reducing the ‘Love
that chicken’ sign by at least 10%, and adding landscaping to the Touhy frontage.
STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for a limited-
service restaurant with drive-through at 5206 Touhy Avenue in 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. The petitioner shall develop the Subject Property in substantial conformance with
the final Village approved site plans dated <insert date of final approved plan>,
engineering plans dated <insert date of final approved plan>, landscape plans dated
<insert date of final approved plan>, sign plans dated <insert date of final approved
plan>, and building elevations dated <insert date of final approved plan>. (Standard)
2. The petitioner shall implement any necessary operational improvements to ensure
that stacking of vehicles within the drive-through lane will be contained on site and
not impede or obstruct pedestrian or vehicular movements. (Standard)
VOSDOCS-#613921-v1-Staff_Report_-_2023-26P_-_Special_Use_Permit__5206_Touhy_Avenue
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3. A drive-through facility shall have at least one litter/refuse disposal container at its
exit at a location determined by the Health Department. (Standard)
4. Prior to the issuance of building permits, the petitioner shall submit for approval a
lighting photometrics plan, fully developed civil engineering plans that comply with
the county WMO requirements and Village’s stormwater control provisions, and
redevelopment engineering plans to address all aspects of private and public utility
services. Any reconfigurations within state ROW will require an IDOT highway/utility
permit. (Standard)
5. New parking lot and exterior lighting shall meet Illuminating Engineering Society of
North America (IES) standards, be full cut-off design, and be directed away from
adjacent properties, subject to the approval of the Engineering Division. (Standard)
6. Any outdoor sound systems shall at all times maintain audio levels that are
compliant with the Skokie Village Code. (Standard)
7. All existing damaged public sidewalks or public sidewalks damaged due to the
implementation of this plan shall be replaced. (Standard)
8. No objects are allowed within a 10' sight distance triangle in R1, R2, R3, and R4
districts, or within a 15' sight distance triangle in all other districts, between 30" and
84" in height from grade except traffic control devices listed in the Manual on
Uniform Traffic Control Devices. (Standard)
9. Prior to the issuance of building permits, the petitioner shall submit a temporary
pedestrian, bicycle, and transit circulation plan for the public right-of-way, including
routing, signage, and barriers, to be in place prior to the commencement of
construction, subject to the approval of the Engineering Division. If during
construction any lane closures or sidewalk closures are intended in the public right-
of-way, the owner/contractor must apply for Public Way Obstruction or Use permit
with Engineering. The application may be obtained with engineering or on Village
website. Traffic control plan and fees will apply. (Standard)
10. 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. (Standard)
11. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other
objects that may impede travel. (Standard)
12. Trash shall only be allowed within a designated trash enclosure and shall be
screened from public view in an enclosure approved by the Appearance Commission.
All trash shall be contained in such a way as to remain out of sight at all times ,
except for waste receptacles referenced in Condition Number 13 below. (Standard)
13. Waste receptacles shall be placed on the Subject Property for the use of customers,
and that the Health Department shall determine the size, type, and location of these
units. (Standard)
VOSDOCS-#613921-v1-Staff_Report_-_2023-26P_-_Special_Use_Permit__5206_Touhy_Avenue
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14. All off-street parking spaces shall be legibly striped and maintained. (Standard)
15. Any plan to modify parking lot striping must be approved by the Director of
Engineering. (Standard)
16. The proposed development shall have a minimum of 136 off-street vehicle parking
spaces including 5 handicapped parking spaces as indicated on the site plan dated
XXX. (Standard)
17. The handicapped parking spaces shall be installed and maintained in compliance with
State of Illinois Accessibility Standards and the Skokie Village Code, including required
signage. (Standard)
18. 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. (Standard)
19. The owner of the Subject Property and its tenants shall ensure that employees park
on the Subject Property. (Standard)
20. No required parking space on the site may be for the exclusive use of any tenant.
(Standard)
21. All parking areas must be paved, drained, curbed, and landscaped to Village
standards. (Standard)
22. Prior to issuance of building permits, the petitioner shall submit evidence of issuance
of permits for the construction and operation of the water main and associated
equipment by the Illinois Environmental Protection Agency (IEPA) or provide a
determination by IEPA that such permits are not required. Water mains that feed
multiple building structures and/or create a "looped" system that require an IEPA
permit will also require an easement and custodial agreement with the Village.
(Standard)
23. All overhead utilities on the Subject Property or in adjacent right-of-way shall be
placed or relocated underground. The petitioner shall bear the full cost of any utility
relocation and/or conflicts. (Standard)
24. 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. (Standard)
25. All new construction, alterations, and remodeling shall meet current International
Building and NFPA Life Safety Codes as amended. (Standard)
26. The petitioner shall obtain all required permits and approvals for improvements to
County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)
VOSDOCS-#613921-v1-Staff_Report_-_2023-26P_-_Special_Use_Permit__5206_Touhy_Avenue
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27. The Subject Property must conform to the Village's storm water control requirements
as contained in the Skokie Village Code, including the disconnection of any
downspouts. (Standard)
28. All signage shall conform to the Skokie Village Code, except as provided in this
ordinance. 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. (Standard)
29. All modifications to building elevations, signage, and landscaping shall be subject to
the review and approval of the Skokie Appearance Commission. (Standard)
30. The petitioner shall submit to the Planning Division electronic files of the site plan
and landscape plan in their approved and finalized form. (Standard)
31. Prior to the issuance of building permits, the petitioner shall submit to the Planning
Division of the Community Development Department the name, property address,
email address, and telephone number of the company and contact person
responsible for site maintenance in compliance with this special use permit. (Standard)
32. 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. (Standard)
33. The petitioner shall comply with all Federal and State statutes, laws, rules and
regulations and all Village codes, ordinances, rules, and regulations. (Standard)
34. 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. The petitioner 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. (Standard)
35. The petitioners shall comply with all Federal and State statutes, laws, rules and
regulations and all Village codes, ordinances, rules, and regulations.
36. 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.
37. 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
VOSDOCS-#613921-v1-Staff_Report_-_2023-26P_-_Special_Use_Permit__5206_Touhy_Avenue
6 of 8
required researching and conducting said hearing.
ATTACHMENTS
1. Proposed Positive Findings of Fact
2. Site Plan, dated August 16, 2023
3. ALTA/NSPS Land Title and Topographic Survey, dated September 19, 2022
4. Aerial and Zoning Map
VOSDOCS-#613921-v1-Staff_Report_-_2023-26P_-_Special_Use_Permit__5206_Touhy_Avenue
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Proposed Positive Findings of Fact 2023-26P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 21, 2023
Consideration Finding
The request is consistent with the intent of the The request for a special use permit for
Comprehensive Plan. restaurant drive-through 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 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 or will exist to serve the
to serve the requested use at the time such requested use at the time such facilities are
facilities are needed. 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, except where relief is
granted with the request. granted with the request.
VOSDOCS-#613921-v1-Staff_Report_-_2023-26P_-_Special_Use_Permit__5206_Touhy_Avenue
8 of 8
NOTES:
1. ALL DIMENSIONS SHOWN ARE TO BACK OF CURB
UNLESS OTHERWISE NOTED.
2. ALL PROPOSED ON-SITE STRIPING SHALL BE 4"
PAINTED YELLOW UNLESS OTHERWISE NOTED.
DESCRIPTION
3. BUILDING DIMENSIONS ARE TO OUTSIDE
FACE OF BUILDING UNLESS OTHERWISE NOTED.
4. ALL CURB AND GUTTER TO BE B6.12 UNLESS
OTHERWISE NOTED.
TRASH ENCLOSURE
SEE ARCHITECTURAL
DRAWINGS FOR DETAILS
PAVING LEGEND
NO. DATE
REVISIONS
CONCRETE SIDEWALK
12.9'
1 8' 1 24' 8' 8' 7
24'
15.1' 5" P.C. CONCRETE
25.2'
SUBMITTAL FOR VILLAGE REVIEW
4" AGGREGATE BASE COURSE - CA-6
ONE-WAY
2 NEW STOOP WEST
16' 20.7' "ONE-WAY" STRIPING TO BE
5' x 15'
ADDED AT BASE OF ARROW CONCRETE PAVEMENT
RESUBMITTED PER PRELIMINARY COMMENTS
9' 9' EXISTING
DESCRIPTION
OVERHEAD DOOR
8" P.C. CONCRETE PAVEMENT WITH (6X6/W2.9XW2.9) W.W.F.
5'
4" AGGREGATE BASE COURSE - CA6
ORIGINAL ISSUE DATE:
10-07-2022
REVISED PER VILLAGE COMMENTS
EMPLOYEE
PARKING ONLY w/
EXISTING
WHEEL STOPS
WALK MILL AND RESURFACE PAVEMENT
1.5" BITUMINOUS SURFACE COURSE (HMA MIX "D", N50) REVISED PER VILLAGE REVIEW
LARAMIE AVE.
DATE
10-07-22
04-18-23
05-23-23
08-16-23
BITUMINOUS PAVEMENT
PROJECT MANAGER: NO.
1
2
3
4
ONE-WAY 1.5" BITUMINOUS SURFACE COURSE (HMA MIX "D", N50)
15248.OUT S04
EXISTING
RMW NRS
SOUTH OVERHEAD DOOR 2.5" BITUMINOUS BINDER COURSE (HMA IL-19, N50) RA
PROJECT NO.: DESIGNED BY:
(3) 4' X 6' AREA FOR 6 BIKE SPACES PRIME COAT, MC-30 AT 0.30 GAL/SY
DRAWN BY:
10" AGGREGATE BASE COURSE, (CA-6)
17
R3' 15 15
RELOCATED R2.9'
ILLINOIS
BOLLARD
R8'
25'
R10'
"ONE-WAY" SIGN ON CHANNEL OUTDOOR "DO NOT
DRIVE-THRU
24.5'
POST PROPOSED BOLLARDS SEATING R8'
ENTRY SIGN ENTER"
"DO NOT ENTER" STRIPING TO BE (3) BETWEEN EXISTING R3.2' R15' SIGN PARKING SUMMARY
LAYOUT AND PAVING PLAN
ADDED AT BASE OF ARROW PLANTERS. BOLLARD 9' 9' 7
SPACING AT 7.5'-8.5' R10' PICK UP
5206 W. TOUHY OUTLOT
R10' WINDOW REGULAR SPACES = 131
1 1 R3' ACCESSIBLE SPACES = 5
2,004 SF
3 9 4 1 24.5' 16.5' 6' 13' 12' 25.7' 16.5'
PROPOSED
TOTAL SPACES = 136
TRASH ENCLOSURE
(GROSS BUILDING
8' SEE ARCHITECT
15 PAY
BUILDING
7 8' PLANS FOR DETAILS
1 WINDOW
AREA)
R3.2'
ACCESSIBLE PARKING R15' PAVEMENT RESTORE
SIGN AND STALL FOR UTILITY CROSSING
4
R15'
15 10
R3'
13' 9.5'
R20'
15'
7'
15'
MONUMENT SIGN
6'x4' AREA FOR 2
BICYCLES
PAVEMENT RESTORE
ORDER SPEAKER FOR STORM PIPE
DIGITAL MENU BOARD PAVEMENT RESTORE
FOR WM PIPE
TOUHY AVE.
SKOKIE
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
GRAPHIC SCALE
30 15
DRAWING NO.
0
1" = 30' C3.0
E:\2015\15248\15248.OUT\Drawings\ACAD\LD\S04\Sheet Drawings\C3.0 Lay15248.OUT.dwg 09/07/23
2023-26P - Subdivision: 5206 Touhy Avenue
Legend
Zoning and Development
Zoning
B2: Commercial
B3: Business
R2: Single Family Residential
0 150 300 Print Date: 9/5/2023 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 2023-27P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 21, 2023
To: Paul Luke, Chairman, Skokie Plan Commission
From: Paul Reise, Planning Manager
Re: 2023-27P: Special Use Permit
5206 Touhy Avenue
Related Cases – 2023-24P: Subdivision
2023-25P: Site Plan Approval
2023-26P: Special Use Permit
General Information
Location 5206 Touhy Avenue
Purpose To obtain approval for a special use permit for outdoor dining
Petitioner Bond Touhy, LLC
Size of Site 16,261 square feet (0.373 acres)
Existing Zoning & B2 Commercial – limited service restaurant, electronics and
Land Use appliances sales, pet supplies sale, clinic, vacant commercial,
personal service use, limited service restaurant with drive-
through
Adjacent Zoning & North B2 Commercial – motor vehicle parts and accessories
Land Use store with automotive repair facility, fitness center,
shoe store, limited service restaurant
South B2 Commercial – limited service restaurant, electronics
and appliances sales, pet supplies sale, clinic, vacant
commercial, personal service use, limited service
restaurant with drive-through
East R2 Single-Family – limited service restaurant with
drive-through (under construction)
West B2 Commercial – motor vehicle parts and accessories
store with automotive repair facility, fitness center,
shoe store, limited service restaurant
Comprehensive Plan The site is designated as retail/service employment.
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SITE INFORMATION
• The site contains a parking lot, driveways, and landscaping.
• The site is accessible from driveways at Touhy Avenue and Laramie Avenue.
• Overhead utilities run along the north side of the subject site as well as within the
Laramie Avenue parkway adjacent to the subject site.
Complete Streets
Public sidewalks are present along Touhy Avenue and Laramie Avenue.
A long-term bike route is proposed to be located on Carpenter Road, 1½ blocks
west of the subject site.
Bicycle parking is not currently available at the subject site.
The site is directly served by the Pace 226 Oakton Street and Pace 290 Touhy
Avenue buses.
The site is within walking distance of residential neighborhoods, services, and
schools.
STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting a special use permit for outdoor dining at new Popeye’s
Chicken limited service restaurant at 5206 Touhy Avenue in a B2 Commercial district.
The outdoor dining area will be located on a pad on the northwest side of the building
and will contain 2 tables with seating for 4 persons each. The petitioner also intends to
install exterior lighting on the building so that the patio can be utilized by customers in
the evening. A trash container will be provided within the outdoor dining area for
customer use.
Comments
Staff comments and review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Planning Division. All other
departments returned the sheets with no comments.
Planning Division
The Planning Division recommends approval of the special use permit for outdoor
dining. The use will provide a seasonal alternative for patrons who wish to eat at
the restaurant.
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All other conditions in §118-85(e) of the Skokie Village Code relating to the
operation of the outdoor dining area must be adhered to as well.
APPEARANCE COMMISSION
Appearance Commission approved case 2023-13A at the June 14, 2023 meeting. A
Certificate of Appropriateness was awarded with the conditions of, reducing the ‘Love
that chicken’ sign by at least 10%, and adding landscaping to the Touhy frontage.
STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for outdoor
dining at 5206 Touhy Avenue in 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.
STANDARD SPECIAL USE CONDITIONS
1. The petitioner shall operate and maintain the outdoor dining area in substantial
conformance with the final Village approved outdoor patio dining plan dated <insert
date of final approved plan>.
2. 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.
3. 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
litter every four hours.
4. Barriers, fencing, landscaping, and other features shall be utilized to define the
outdoor dining area.
5. 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.
6. Dates of operation shall be limited to between April 1 and October 31 in a calendar
year.
7. Outdoor dining areas shall be exempt from the parking regulations if used or set up
less than 7 months in a calendar year.
8. All food preparation must take place inside the associated food service
establishment.
9. Adequate refuse disposal shall exist as determined by the Health Department.
10. Advertising or promotional features shall be limited to the umbrellas or canopies.
11. All applicable Village and State health requirements shall be met.
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12. 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.
13. The outdoor dining area shall not be enclosed on more than two sides with walls if
roofed over.
14. The outdoor dining area must be located on a surface approved by the Village
Manger or designee.
15. The petitioners shall comply with all Federal and State statutes, laws, rules and
regulations and all Village codes, ordinances, rules, and regulations.
16. 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.
17. 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 Patio Dining Plan, dated August 10, 2023
3. Site Plan, dated August 16, 2023
4. ALTA/NSPS Land Title and Topographic Survey, dated September 19, 2022
5. Aerial and Zoning Map
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Proposed Positive Findings of Fact 2023-27P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 21, 2023
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 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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NOTES:
1. ALL DIMENSIONS SHOWN ARE TO BACK OF CURB
UNLESS OTHERWISE NOTED.
2. ALL PROPOSED ON-SITE STRIPING SHALL BE 4"
PAINTED YELLOW UNLESS OTHERWISE NOTED.
DESCRIPTION
3. BUILDING DIMENSIONS ARE TO OUTSIDE
FACE OF BUILDING UNLESS OTHERWISE NOTED.
4. ALL CURB AND GUTTER TO BE B6.12 UNLESS
OTHERWISE NOTED.
TRASH ENCLOSURE
SEE ARCHITECTURAL
DRAWINGS FOR DETAILS
PAVING LEGEND
NO. DATE
REVISIONS
CONCRETE SIDEWALK
12.9'
1 8' 1 24' 8' 8' 7
24'
15.1' 5" P.C. CONCRETE
25.2'
SUBMITTAL FOR VILLAGE REVIEW
4" AGGREGATE BASE COURSE - CA-6
ONE-WAY
2 NEW STOOP WEST
16' 20.7' "ONE-WAY" STRIPING TO BE
5' x 15'
ADDED AT BASE OF ARROW CONCRETE PAVEMENT
RESUBMITTED PER PRELIMINARY COMMENTS
9' 9' EXISTING
DESCRIPTION
OVERHEAD DOOR
8" P.C. CONCRETE PAVEMENT WITH (6X6/W2.9XW2.9) W.W.F.
5'
4" AGGREGATE BASE COURSE - CA6
ORIGINAL ISSUE DATE:
10-07-2022
REVISED PER VILLAGE COMMENTS
EMPLOYEE
PARKING ONLY w/
EXISTING
WHEEL STOPS
WALK MILL AND RESURFACE PAVEMENT
1.5" BITUMINOUS SURFACE COURSE (HMA MIX "D", N50) REVISED PER VILLAGE REVIEW
LARAMIE AVE.
DATE
10-07-22
04-18-23
05-23-23
08-16-23
BITUMINOUS PAVEMENT
PROJECT MANAGER: NO.
1
2
3
4
ONE-WAY 1.5" BITUMINOUS SURFACE COURSE (HMA MIX "D", N50)
15248.OUT S04
EXISTING
RMW NRS
SOUTH OVERHEAD DOOR 2.5" BITUMINOUS BINDER COURSE (HMA IL-19, N50) RA
PROJECT NO.: DESIGNED BY:
(3) 4' X 6' AREA FOR 6 BIKE SPACES PRIME COAT, MC-30 AT 0.30 GAL/SY
DRAWN BY:
10" AGGREGATE BASE COURSE, (CA-6)
17
R3' 15 15
RELOCATED R2.9'
ILLINOIS
BOLLARD
R8'
25'
R10'
"ONE-WAY" SIGN ON CHANNEL OUTDOOR "DO NOT
DRIVE-THRU
24.5'
POST PROPOSED BOLLARDS SEATING R8'
ENTRY SIGN ENTER"
"DO NOT ENTER" STRIPING TO BE (3) BETWEEN EXISTING R3.2' R15' SIGN PARKING SUMMARY
LAYOUT AND PAVING PLAN
ADDED AT BASE OF ARROW PLANTERS. BOLLARD 9' 9' 7
SPACING AT 7.5'-8.5' R10' PICK UP
5206 W. TOUHY OUTLOT
R10' WINDOW REGULAR SPACES = 131
1 1 R3' ACCESSIBLE SPACES = 5
2,004 SF
3 9 4 1 24.5' 16.5' 6' 13' 12' 25.7' 16.5'
PROPOSED
TOTAL SPACES = 136
TRASH ENCLOSURE
(GROSS BUILDING
8' SEE ARCHITECT
15 PAY
BUILDING
7 8' PLANS FOR DETAILS
1 WINDOW
AREA)
R3.2'
ACCESSIBLE PARKING R15' PAVEMENT RESTORE
SIGN AND STALL FOR UTILITY CROSSING
4
R15'
15 10
R3'
13' 9.5'
R20'
15'
7'
15'
MONUMENT SIGN
6'x4' AREA FOR 2
BICYCLES
PAVEMENT RESTORE
ORDER SPEAKER FOR STORM PIPE
DIGITAL MENU BOARD PAVEMENT RESTORE
FOR WM PIPE
TOUHY AVE.
SKOKIE
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
GRAPHIC SCALE
30 15
DRAWING NO.
0
1" = 30' C3.0
E:\2015\15248\15248.OUT\Drawings\ACAD\LD\S04\Sheet Drawings\C3.0 Lay15248.OUT.dwg 09/07/23
2023-27P - Subdivision: 5206 Touhy Avenue
Legend
Zoning and Development
Zoning
B2: Commercial
B3: Business
R2: Single Family Residential
0 150 300 Print Date: 9/5/2023 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.