Plan Commission

Meeting Agenda Plan Commission Meeting Thursday, April 4, 2024 at 7:30 P.M. Village of Skokie Council Chambers 5127 Oakton Street Skokie, IL 60077 I. Call to Order/Declaration of Quorum II. Roll Call III. Approval of Minutes IV. New Business 2024-01P – Special Use Permit: 4022 Main Street MSP II LLC- Series B, on behalf of Kristina Perez Thomas, requests a special use permit in a B1 Service Commercial zoning district for a limited-service restaurant for Soul Good Coffee at 4022 Main Street, resulting in a parking deficit of 15 parking spaces, the amount by which the requirements for the new use exceed the previous use, as required by Sections 118-201(3) and 118-218(4) of the Skokie Village Code, and any other relief discovered during the review of this case. 2024-02P – Special Use Permit: 4022 Main Street MSP II LLC- Series B, on behalf of Kristina Perez Thomas, requests a special use permit in a B1 Service Commercial zoning district for outdoor dining at Soul Good Coffee at 4022 Main Street, and any relief discovered during the review of this case. PIN: 10-22-218-059-0000 2024-03P – Special Use Permit: 8229 Christiana Avenue Jose Rafael Munoz Olivares requests a special use permit for an automotive repair facility in a M3 Industrial zoning district and any relief discovered during the review of this case. PIN: 10-23-408-011-0000 2024-04P – Special Use Permit: 8014 Lincoln Avenue MDG 8000 North Lincoln Owner LLC, on behalf of Thomas H. Griseta, requests a special use permit for a co- working office in a CX Core Mixed-Use district and any relief discovered during the review of this case. PINs: 10-21-413-014-0000, 10-21-413-025-0000, 10-21-413-026-0000, 10-21-413-030-0000, 10-21-413-036- 0000, and 10-21-413-037-0000 V. Old Business VI. Public Comment (for non-agenda items) Next Meeting will be April 18, 2024 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. VOSDOCS-#609406-v12-Meeting_Agenda_-_Plan_Commission_  Plan Commission Meeting Minutes Date: December 7, 2023 PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair Jeff Burman - Vice-Chair Scott Berman, Cindy Franklin, and Ross Mathee PLAN COMMISSION MEMBERS ABSENT: Talia Gevaryahu, Vijai Gupta, Erica Crohn-Minchella, and Peter Ousley STAFF PRESENT: Tyler Kobylski, Asst Corporation Counsel, Johanna Nyden, Community Dev. Director, Paul Reise, Planning Manager, and Marlene Bargamian, Administrative Assistant (I) CALL TO ORDER A quorum being present, Chair Luke called the meeting to order at 7:30 PM. (II) APPROVAL OF MINUTES A motion to approve the minutes of the November 16, 2023 meeting was made by Commissioner S. Berman and seconded by Vice-Chair J. Burman. Ayes: Unanimous voice vote. (III) RULING ON NOTICE Assistant Corporation Counsel Kobylski determined that notice was proper and correct. (IV) CASE DESCRIPTION Case 2023-31P – Site Plan Approval: 5202-5250 Old Orchard Road Zeller OOT, LLC, on behalf of GW Property Group, LLC, requests to modify an existing site plan approval for a planned development in an OR Office Research zoning district in order to convert the 2 existing 7-story office buildings at 5202 and 5250 Old Orchard Road into an office and 245-unit residential mixed-use development, retain the existing clinic at 5230 Old Orchard Road, and convert the upper deck of the existing parking garage into a recreational space for use by the residential tenants, and any relief discovered during the review of this case. PIN: 10-09-102-063-0000 Developers and contract purchasers, Mitch Goltz, of GW Property Group and Tom Drake, of The Drake Group presented the case. They are proposing to add new housing stock on Old Orchard Road by adapting and re-using a mostly vacant office development into a residential + limited office development. They commented that the staff report was very thorough and complete. Current drawings and proposed renderings were displayed. The signage sizes will stay the same as will some of the ground floor entryways. # 616289 Plan Commission meeting minutes December 7, 2023  The north and south towers are basically identical with a mix of studio, one, two, and three- bedroom units. The north tower will have a limited number of residential units on the ground floor along with offices which have long-term leases. There will be recessed balconies and some operational windows. They will also be making improvements to the garage adding new signage and EV charging stations. Guest parking will be located on the ground floor of the garage as well as outdoor spaces. They spoke of re-purposing the top deck of the parking garage into recreational and amenities space for a pool, games, yoga, pickleball, and bocce ball. Chairman Luke inquired about the mix of office space within a residential building. Mr. Goltz stated that the upper floors will be secured for the residential units and the ground floor spaces would be for the commercial uses. No retail spaces are being considered for this development. Commissioner Berman asked the total number of spaces in the garage. Mr. Goltz answered that they have 740 parking spaces available even after the garage roof transformation. Commissioner Franklin asked if they will be looking to add more office uses in the future. She questioned if the 1st floor is all commercial. Mr. Goltz responded saying that the north tower is a combination of 1st floor commercial (longer leaseholds) with some residential. In the future, both buildings will be totally residential once office leases expire. Commissioner Mathee noted that they are not required to include any affordable units and asked about rental rates. Mr. Goltz replied that it would depend on the market but would approximately be $2.60 to $3.00 per foot. The units would appeal to renters. Community Development Director Nyden added that the affordable housing ordinance was not approved by the Village Trustees and therefore the petitioners, although encouraged to include affordable housing units in the development, they are not compelled to. Commissioner Mathee concluded that the exception is that they are using an existing structure. Commissioner Berman inquired if the development group will retain ownership after construction. Mr. Goltz stated that they would turn over the operation to a professional building management company while keeping ownership. Paul Reise, Planning Manager requested that the report be entered into the record as written. Planning is in support of the project. He pointed out that some of the outdoor parking spaces at the north end of the north tower were removed to make way for private patios. He remarked that the generous setbacks and landscaping were a good buffer to neighboring Wilmette and Glenview. He concluded his overview stating that the current ordinances will be repealed. When asked, the applicant had nothing further to add. (V) RECOMMENDATIONS AND VOTING A motion was made to approve the request to modify an existing site plan approval for a planned development in an OR Office Research zoning district in order to convert 2 existing office buildings (5202 & 5250 Old Orchard Road) into an office + residential mixed-use development, retain the existing clinic at 5230 Old Orchard Road, and convert the upper deck of the existing garage into recreational space for residents. # 616289 Plan Commission meeting minutes December 7, 2023  Motion: Burman Second: Franklin Ayes: 5 Nays: 0 (VI) ITEMS FOR COMMUNICATION The next meeting on Dec. 21, 2023 has been cancelled due to lack of cases. The next regularly scheduled meeting will take place on January 4, 2024. Good Holiday wishes were exchanged. (VII) ADJOURNMENT Chair Luke adjourned the meeting at 7:55 PM. Respectfully submitted, Marlene Bargamian, Administrative Assistant # 616289 Plan Commission meeting minutes December 7, 2023 STAFF REPORT 2024-01P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, April 4, 2024 To: Paul Luke, Chairman, Skokie Plan Commission From: Jose Acosta, Planning Coordinator Re: 2024-01P: Special Use Permit 4022 Main Street Related Case – 2024-02P: Special Use Permit (outdoor dining) General Information Location 4022 Main Street Purpose To obtain approval for a special use permit for a limited-service restaurant Petitioner Kristina Perez Thomas on behalf of MSP II LLC – Series B and Ira Neiman Size of Site 2,376 Square Feet Gross Area (0.054 acres) Existing Zoning & B1 Commercial – Currently vacant building in the B1 Commercial Land Use Zoning District. Adjacent Zoning & North R2 Single-Family – detached residences Land Use South B1 Commercial – retail, drug store 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 a 1-story commercial building that houses a total of 3 commercial spaces, all of which are currently vacant.  There are currently 12-onsite parking spaces  The site is accessible from Keystone Avenue from the West, with frontage on Main Street.  There is 90-minute parking along Main Street and Keystone Avenue, directly adjacent to the site.  Overhead utilities run along the north property line, above the parking lot. VOSDOCS-#617914-v1-2024-01P_Staff_Report_Limited_Service_Restaurant 1 of 8  Complete Streets  Public sidewalks are present along Main Street and Keystone Avenue.  Bike lanes going in either direction are present along Main Street.  Bicycle parking is proposed at the subject site.  The site is within close proximity of the Pace 215 on Crawford Avenue  The site is within walking distance of residential neighborhoods, services, and schools.  Access to the building is available from Main Street. PROPOSAL SUMMARY The petitioner is proposing opening a limited service coffee shop at the corner of Main Street and Keystone Avenue. The site of the coffee shop is a part of a bigger 8,090 square foot building with three proposed commercial spaces. The coffee shop will occupy the vacant space on the west side of the building to include an outdoor dining area directly adjacent. The size of the coffee shop is 2,376 square feet (.054 acres). Business hours for the proposed limited service restaurant will be: Monday thru Sunday: 7:00 AM – 4:00 PM 3-4 employees will be present at any given time during business hours at this restaurant, with a total of 10-12 employees overall. “Soul Good Coffee is a neighborhood specialty coffee shop focused on serving high quality and ethically sourced coffee and tea - while providing unique opportunities to give back and support various non-profit organizations. We make hand crafted espresso and coffee-based drinks along with tea beverages. We partner with licensed bakeries/restaurants to offer a rotating menu of snacks and pastries. Examples of our food menu will be: croissants, muffins, danishes, empanadas, samosas and breakfast tacos. Our goal is to be a community gathering place for neighbors from all walks of life to come together and enjoy great conversation over great coffee/tea.” Soul Good expects that its peak hours of operation will be between 7 AM and 9 AM, with most of its customers utilizing a grab-and-go option. It is expected there will be a higher volume of customers in the warmer months when outdoor dining is available. STAFF ANALYSIS Petitioner’s Submittal VOSDOCS-#617914-v1-2024-01P_Staff_Report_Limited_Service_Restaurant 2 of 8 The petitioner is requesting a special use permit for a new limited service restaurant at 4022 Main Street in a B1 Commercial district. All pertinent departments and divisions were offered an opportunity to comment on this case. Comments specific to this case were made by Traffic Engineering, Fire Prevention, and Planning, which reviewed the submitted materials and generally support the proposed special use permit requests. Traffic Engineering Traffic Engineering is supportive of the conceptual design. 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. Ensure that R7-8 and R7-I101 signs are placed in front of the accessible parking spaces. Fire Prevention Bureau Fire Sprinkler system is currently not required, however, if at any point any of the 4022 Main Street tenant space or other tenant spaces that occupy the building are combined to be more than 5,000 square feet, the hazard classification of the existing occupancies is increased, existing firewalls and separation walls between neighboring buildings are not maintained, a fire sprinkler system will be required throughout the building. Planning Division The Planning Division has reviewed the submitted materials and overall supports the request for a limited service restaurant at 4022 Main St. The proposed coffee shop is unique from other types of limited service restaurants due to their hours of operation, selection of food and beverages, and overall business plan. The proposed use is consistent with the land use designation in the Comprehensive Plan. Access to the subject site will be on Main Street and Keystone Avenue, with access to the rear parking lot from Keystone Avenue and the alley. Per the parking analysis, the building was constructed in 1955 with 12 parking spaces shared between the tenants. At the time, the 12 parking spaces in the rear accommodated the uses for the 3 units. By today’s Village Zoning code standards, Soul Good’s parking requirement for the single unit located at 4022 has increased and is now 15 spaces, which is the difference in the parking requirement between the previous use at this location and the new proposed coffee shop, as outlined by Section 118-203 of our Village Zoning Code. This section of our Zoning Code serves to grant relief of parking requirements for new uses going into older buildings that were constructed prior to March 2, 1965 and do not have the proper layout or infrastructure to accommodate the increased parking requirements for changing automobile VOSDOCS-#617914-v1-2024-01P_Staff_Report_Limited_Service_Restaurant 3 of 8  dependency and increasing populations. Soul Good, a limited service restaurant requires 1 parking space for every 100 feet of net floor area, totaling to 22 parking spaces. The previous use at this location was a performing arts studio that required 1 parking space for every 300 square feet of net floor area, totaling 7 spaces. The difference in the required parking between the previous use and the new use is 15 spaces. Since the site cannot accommodate 15 additional legal parking spaces on top of the 12 already provided on site, relief for Soul Good Coffee’s 15 parking space deficit is needed. Staff feels the relief is justified because in addition to the 12 shared parking spaces on-site, there is also 90-minute street parking on Main Street and Keystone Avenue and bike lanes running along Main Street, directly adjacent to the site. The proposed business plan also justifies the relief as a large number of Soul Good’s customers utilize carry-out (grab-and-go) or delivery services. The hours of the coffee shop, being 7 AM to 4 PM, help alleviate some of the parking demand as well. APPEARANCE COMMISSION The Appearance Commission approved case 2023-49A at the December 20, 2023 meeting. A Certificate of Appropriateness was awarded. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request for a special use permit for a limited- service restaurant at 4022 Main Street in a B1 Commercial district that includes an outdoor dining area, and relief from §118-201(3) regarding the parking requirement of existing structures prior to March 2,1965, be APPROVED, based upon the Proposed Positive Findings of Fact and subject to the recommended and standard special use permit conditions. Staff recommends that the petitioner’s request for a special use permit for a limited- service restaurant at 4022 Main Street in a B1 Commercial district that includes an outdoor dining area, and relief from sec 118-201 (3) regarding the parking requirement of existing structures 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. Prior to the issuance of building permits, the petitioner shall submit for approval a VOSDOCS-#617914-v1-2024-01P_Staff_Report_Limited_Service_Restaurant 4 of 8  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) 3. 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) 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 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) 6. 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) 7. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage, landscaping, structures, and any other facilities or infrastructure on the Subject Property shall be maintained in a good state of repair, and when needed, be repaired or replaced in a timely manner. (Standard) 8. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. (Standard) 9. 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. (Standard) 10. 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) 11. All off-street parking spaces shall be legibly striped and maintained. (Standard) 12. Any plan to modify parking lot striping must be approved by the Director of Engineering. (Standard) 13. The handicapped parking spaces shall be installed and maintained in compliance with State of Illinois Accessibility Standards and the Skokie Village Code, including required VOSDOCS-#617914-v1-2024-01P_Staff_Report_Limited_Service_Restaurant 5 of 8  signage. (Standard) 14. 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) 15. The owner of the Subject Property and its tenants shall ensure that employees park on the Subject Property. (Standard) 16. No required parking space on the site may be for the exclusive use of any tenant. (Standard) 17. All parking areas must be paved, drained, curbed, and landscaped to Village standards. (Standard) 18. 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) 19. 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) 20. 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) 21. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 22. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. (Standard) 23. 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) 24. 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) 25. All modifications to building elevations, signage, and landscaping shall be subject to VOSDOCS-#617914-v1-2024-01P_Staff_Report_Limited_Service_Restaurant 6 of 8  the review and approval of the Skokie Appearance Commission. (Standard) 26. The petitioner shall submit to the Planning Division electronic files of the site plan and landscape plan in their approved and finalized form. (Standard) 27. 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) 28. 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) 29. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 30. 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) 31. The petitioners shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. ATTACHMENTS 1. Proposed Positive Findings of Fact 2. Plat of Survey, dated November 15, 2023 3. Site Plan, dated February 13, 2024 4. Aerial and Zoning Map VOSDOCS-#617914-v1-2024-01P_Staff_Report_Limited_Service_Restaurant 7 of 8 Proposed Positive Findings of Fact 2024-01P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, April 4, 2024 Consideration Finding The request is consistent with the intent of the The request for a special use permit for a Comprehensive Plan. limited service restaurant 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 Staff does not envision any undue traffic congestion. 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 is provisions of this code, except where relief is granted with the request. granted with the request. VOSDOCS-#617914-v1-2024-01P_Staff_Report_Limited_Service_Restaurant 8 of 8  SHARED TRASH & NOTE: RESURFACE ALLEYWAY RECYCLING CORRAL PARKING & TRASH ZONES, WITH EXIST WOOD PARKING NOTES: FOR UNITS 1 & 2 NEW PAINTED PARKING LINES AS FENCE 1. PARKING SPACES WILL BE RE-STRIPPED IN LOCATIONS AS SHOWN EXIST WOOD KATHRYN McRAY, AIA 15'-0 SIGHT TRIANGLE 16 FT. PUBLIC ALLEY SHOWN ON THE SITE PLAN 312.933.2024 EXIST WOOD POLE 2. TYPICAL PARKING SPACES SHALL BE 9'-0 WIDE BY 18'-0 LONG SET BACK 7812 KENNETH AVE 3. ALL PARKING SPACES SHALL INCLUDE A CONCRETE WHEEL UTILITY POLE SKOKIE, IL 60076 KATHRYN@MCRAYDESIGNLAB.COM STOP W/ ANCHORS EXIST ONE-WAY 4. PROVIDE R7-8 AND R7-1101 SIGNS POSTED AT ACCESSIBLE SIGN (EAST) AT EXIST THE ALLEY (EXISTING CONCRETE PAVEMENT) OWNER PARKING SPACES INLET IRA NEIMAN 5. NEW WALKWAY BETWEEN PARKING SPACES WILL BE STRIPPED 847-338-9044 AS SHOWN ON THE SITE PLAN 3'-6" IRANEIMAN@GMAIL.COM EXIST WOOD WALK POLE ACCESSIBLE PARKING NOTE: 15'-0" MECHANICAL CONSULTANT 1. IN PARKING SCHEME "A" THE ACCESSIBLE PARKING SPOT IS ZOETIC BUILDING CONSULTANTS LOCATED NEAR THE EXISTING UTILITY POLE TO ALLOW TRASH BRIAN RAYSKI EXIST 2 YRD TRSH 2 YRD TRSH AND RECYCLING REMOVAL ACCESS. 9'-0" (312) 857-8546 PARKING 2. IN PARKING SCHEME "B" THE ACCESSIBLE PARKING SPOT IS 8'-0" 8'-0" TYP CONTROL LOCATED NEAR THE EXISTING UTILITY POLE TO ALLOW FOR ADA ADA GENERAL CONTRACTOR 37" x 84" NEW PLANTER BED 37" x 84" SIGN THE 12TH PARKING SPOT. RELOCATING THE ACCESSIBLE 18'-0" TYP 15'-0" PARKING TO BE CLOSER TO THE BUILDING ENTRANCE WOULD 1 ADA REDUCE THE TOTAL PARKING IN THE ALLEY BY ONE SPOT DUE 1 SPACE 1 SPACE 1 SPACE PROPOSED 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE EXIST CONCRETE SPACE TO THE LOCATION OF THE UTILITY POLE. TRASH CORRAL 2'-0" TYP LANDSCAPING NOTES: 2 YRD RECYL 2 YRD RECYL 1. SEE LANDSCAPE PLAN 1-STORY BRICK VINYL 37" x 84" 37" x 84" ADDITION 3'-3" 3'-11" 3'-10" 3'-4" 96 GAL 96 GAL 96 GAL TOTER TOTER TOTER 2'-2" 40" x 36" 40" x 36" 40" x 36" ALLEY ALLEY ALLEY ALLEY NEW DOOR DOOR DOOR DOOR PLANTER BED 72" LONG PLANTER 30" ROUND LOCATION OF PARTITION WALL PLANTER BETWEEN UNITS SQUARE LOCATION OF PARTITION WALL 72" LONG PLANTER PICNIC TABLES BETWEEN UNITS EXIST WOOD UTILITY POLE & GUIDE WIRE ONE STORY BRICK BUILDING EXIST GUTTER AT STREET (GROSS AREA 72" LONG PLANTER SQUARE EXIST CONC PICNIC FOOTPRINT 8,090 SF) TABLES CURB 1-STORY MAIN STREET 20" RND PLANTER BRICK EXIST CONTROL COMMERCIAL ADDRESS: BOX & (3) POSTS NO CHANGE TO BUILDING PROPERTY NEW FOOTPRINT 4012 - 4024 W. MAIN STREET DOOR SKOKIE, IL 60076 20" RND PLANTER 72" LONG PLANTER 36x36 SQUARE SQUARE PROPOSED COMMERCIAL BUILD-OUT PICNIC PICNIC TABLES TABLES EXIST PARKING LOCATION OF SOUL CONTROL SIGN EXIST PARKWAY GOOD COFFEE: TREE EXIST
KEYSTONE AVENUE 72" LONG PLANTER PROJECT #: PUBLIC CONC 36x36 SQUARE SQUARE PICNIC 4022 MAIN ST 4018 MAIN ST 4014 MAIN ST PICNIC 23.004 TABLES WALK TABLES (2,376 SF GROSS AREA) (3,789 SF GROSS AREA) (1,930 SF GROSS AREA) 72" LONG PLANTER 33'-0" TO CENTER LINE OF STREET 36x36 SQUARE SQUARE PICNIC PICNIC TABLES TABLES 10'-0" NEW DOOR 20" RND PLANTER NEW NEW 60" LONG PLANTER DOOR DOOR BI-1 BI-1 BI-1 BI-1 EXIST PARKWAY TREE NEW RAISED NEW CONCRETE 24'-11" 9' X 9' PLAZA PLANTER 5'-6" 15'-0" 7'-0" 15'-0" EXIST CONC PUBLIC WALK WAY CONCRETE CURB AND GUTTER NOT FOR CONSTRUCTION 15'-0 SIGHT EXIST PARKING    
 CLOSEST EXISTING FIRE HYDRANT TRIANGLE SET BACK CONTROL SIGN EXIST STREET PROPERTY LINE    

 TO THE PROPERTY LOCATED AT THE NORTH-WEST CORNER OF LIGHT    

  KEYSTONE & MAIN       
      
  W.MAIN STREET  
  PROPOSED SITE PLAN 1 PROPOSED SITE PLAN 3/16" = 1'-0" N A-00  2024-01P - Special Use Permit: 4022 Main Street Legend Zoning and Development Zoning B1: Service Commercial R2: Single Family Residential 0 50 100 Print Date: 2/16/2024 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. STAFF REPORT 2024-02P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, April 4, 2024 To: Paul Luke, Chairman, Skokie Plan Commission From: Jose Acosta, Planning Coordinator Re: 2024-02P: Special Use Permit for Outdoor Dining 4022 Main Street Related Case – 2024-01P: Special Use Permit (limited service restaurant) General Information Location 4022 Main Street Purpose To obtain approval for a special use permit for outdoor dining Petitioner Kristina Perez Thomas on behalf of MSP II LLC – Series B and Ira Neiman Size of Site 2,376 Square Feet Gross Area (0.054 acres) Existing Zoning & B1 Commercial – Currently vacant building in the B1 Commercial Land Use Zoning District. Adjacent Zoning & North R2 Single-Family – detached residences Land Use South B1 Commercial – retail, drug store 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 a 1-story commercial building that houses a total of 3 commercial spaces, all of which are currently vacant.  There are currently 12 on-site parking spaces  The site is accessible from Keystone Avenue from the West, with frontage on Main Street.  There is 90-minute parking along Main Street and Keystone Avenue, directly adjacent to the site.  Overhead utilities run along the north property line, above the parking lot. VOSDOCS-#617913-v1-Staff_Report_2024-02P_4022_Main_Street 1 of 5  Complete Streets  Public sidewalks are present along Main Street and Keystone Avenue.  Bike lanes going in either direction are present along Main Street.  Bicycle parking is proposed at the subject site.  The site is within close proximity of the Pace 215 on Crawford Avenue  The site is within walking distance of residential neighborhoods, services, and schools.  Access to the building is available from Main Street. STAFF ANALYSIS Petitioner’s Submittal The petitioner is requesting a special use permit for outdoor dining for Soul Good Coffee, a limited service restaurant at 4022 Main Street in a B1 Commercial district. The outdoor dining area will be located on-site between the public walkway running north-south along Keystone and the building. The outdoor dining area will contain 5 tables with seating for 4 persons each. The petitioner also intends to install planters along the sidewalk on Keystone to create barriers between the outdoor dining area, the parking in the rear and the public sidewalk on Keystone. 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. Soul Good Coffee, the winner of the 2023 Skokie Business of the Year, is a favorite within the community, not only because of their excellent coffee and pastries, but also because of their partnerships with other local organizations, like the Niles Township Respite Center, and involvement within the community. The outdoor dining use pairs well with the revitalization plans on Main Street, making it a more pedestrian friendly environment and providing a space for people to meet and interact along Main Street. VOSDOCS-#617913-v1-Staff_Report_2024-02P_4022_Main_Street 2 of 5  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. Traffic Engineering Division Traffic Engineering is supportive of the conceptual design. 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. APPEARANCE COMMISSION The Appearance Commission approved case 2023-49A at the December 20, 2023 meeting. A Certificate of Appropriateness was awarded. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request for a special use permit for outdoor dining at 4022 Main Street in a B1 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 must submit a landscape plan that identifies the variety of plant and tree species for the various planters throughout the exterior of the site. STANDARD SPECIAL USE CONDITIONS 2. 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>. 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 the hours listed in Section 118-93 (e) of the Skokie Village Zoning Code, but not longer than the posted operational hours of the associated food service facility. VOSDOCS-#617913-v1-Staff_Report_2024-02P_4022_Main_Street 3 of 5 6. Dates of operation shall be limited to what is allowed in Section 118-93 (e) of the Skokie Village Code. 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 and Human Services 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. 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 Manager 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. Site Plan, dated February 13, 2024 3. Aerial and Zoning Map VOSDOCS-#617913-v1-Staff_Report_2024-02P_4022_Main_Street 4 of 5 Proposed Positive Findings of Fact 2024-02P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, April 4, 2024 Consideration Finding The request is consistent with the intent of the The request for a special use permit for Comprehensive Plan. outdoor dining is consistent with the intent of the retail/service employment land use identified in the Comprehensive Plan. The request will not adversely affect adjacent There should be no adverse effects created properties. by the proposed use upon the adjacent properties or businesses. The request is compatible with the existing or The request is compatible with the existing or allowable uses of adjacent properties. allowable uses in the area. The outdoor dining area is well-screened from the adjacent public sidewalk on Keystone avenue and the parking lot in the rear. 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 Staff does not envision any undue traffic congestion. 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 is provisions of this code. granted with the request. VOSDOCS-#617913-v1-Staff_Report_2024-02P_4022_Main_Street 5 of 5  SHARED TRASH & NOTE: RESURFACE ALLEYWAY RECYCLING CORRAL PARKING & TRASH ZONES, WITH EXIST WOOD PARKING NOTES: FOR UNITS 1 & 2 NEW PAINTED PARKING LINES AS FENCE 1. PARKING SPACES WILL BE RE-STRIPPED IN LOCATIONS AS SHOWN EXIST WOOD KATHRYN McRAY, AIA 15'-0 SIGHT TRIANGLE 16 FT. PUBLIC ALLEY SHOWN ON THE SITE PLAN 312.933.2024 EXIST WOOD POLE 2. TYPICAL PARKING SPACES SHALL BE 9'-0 WIDE BY 18'-0 LONG SET BACK 7812 KENNETH AVE 3. ALL PARKING SPACES SHALL INCLUDE A CONCRETE WHEEL UTILITY POLE SKOKIE, IL 60076 KATHRYN@MCRAYDESIGNLAB.COM STOP W/ ANCHORS EXIST ONE-WAY 4. PROVIDE R7-8 AND R7-1101 SIGNS POSTED AT ACCESSIBLE SIGN (EAST) AT EXIST THE ALLEY (EXISTING CONCRETE PAVEMENT) OWNER PARKING SPACES INLET IRA NEIMAN 5. NEW WALKWAY BETWEEN PARKING SPACES WILL BE STRIPPED 847-338-9044 AS SHOWN ON THE SITE PLAN 3'-6" IRANEIMAN@GMAIL.COM EXIST WOOD WALK POLE ACCESSIBLE PARKING NOTE: 15'-0" MECHANICAL CONSULTANT 1. IN PARKING SCHEME "A" THE ACCESSIBLE PARKING SPOT IS ZOETIC BUILDING CONSULTANTS LOCATED NEAR THE EXISTING UTILITY POLE TO ALLOW TRASH BRIAN RAYSKI EXIST 2 YRD TRSH 2 YRD TRSH AND RECYCLING REMOVAL ACCESS. 9'-0" (312) 857-8546 PARKING 2. IN PARKING SCHEME "B" THE ACCESSIBLE PARKING SPOT IS 8'-0" 8'-0" TYP CONTROL LOCATED NEAR THE EXISTING UTILITY POLE TO ALLOW FOR ADA ADA GENERAL CONTRACTOR 37" x 84" NEW PLANTER BED 37" x 84" SIGN THE 12TH PARKING SPOT. RELOCATING THE ACCESSIBLE 18'-0" TYP 15'-0" PARKING TO BE CLOSER TO THE BUILDING ENTRANCE WOULD 1 ADA REDUCE THE TOTAL PARKING IN THE ALLEY BY ONE SPOT DUE 1 SPACE 1 SPACE 1 SPACE PROPOSED 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE EXIST CONCRETE SPACE TO THE LOCATION OF THE UTILITY POLE. TRASH CORRAL 2'-0" TYP LANDSCAPING NOTES: 2 YRD RECYL 2 YRD RECYL 1. SEE LANDSCAPE PLAN 1-STORY BRICK VINYL 37" x 84" 37" x 84" ADDITION 3'-3" 3'-11" 3'-10" 3'-4" 96 GAL 96 GAL 96 GAL TOTER TOTER TOTER 2'-2" 40" x 36" 40" x 36" 40" x 36" ALLEY ALLEY ALLEY ALLEY NEW DOOR DOOR DOOR DOOR PLANTER BED 72" LONG PLANTER 30" ROUND LOCATION OF PARTITION WALL PLANTER BETWEEN UNITS SQUARE LOCATION OF PARTITION WALL 72" LONG PLANTER PICNIC TABLES BETWEEN UNITS EXIST WOOD UTILITY POLE & GUIDE WIRE ONE STORY BRICK BUILDING EXIST GUTTER AT STREET (GROSS AREA 72" LONG PLANTER SQUARE EXIST CONC PICNIC FOOTPRINT 8,090 SF) TABLES CURB 1-STORY MAIN STREET 20" RND PLANTER BRICK EXIST CONTROL COMMERCIAL ADDRESS: BOX & (3) POSTS NO CHANGE TO BUILDING PROPERTY NEW FOOTPRINT 4012 - 4024 W. MAIN STREET DOOR SKOKIE, IL 60076 20" RND PLANTER 72" LONG PLANTER 36x36 SQUARE SQUARE PROPOSED COMMERCIAL BUILD-OUT PICNIC PICNIC TABLES TABLES EXIST PARKING LOCATION OF SOUL CONTROL SIGN EXIST PARKWAY GOOD COFFEE: TREE EXIST
KEYSTONE AVENUE 72" LONG PLANTER PROJECT #: PUBLIC CONC 36x36 SQUARE SQUARE PICNIC 4022 MAIN ST 4018 MAIN ST 4014 MAIN ST PICNIC 23.004 TABLES WALK TABLES (2,376 SF GROSS AREA) (3,789 SF GROSS AREA) (1,930 SF GROSS AREA) 72" LONG PLANTER 33'-0" TO CENTER LINE OF STREET 36x36 SQUARE SQUARE PICNIC PICNIC TABLES TABLES 10'-0" NEW DOOR 20" RND PLANTER NEW NEW 60" LONG PLANTER DOOR DOOR BI-1 BI-1 BI-1 BI-1 EXIST PARKWAY TREE NEW RAISED NEW CONCRETE 24'-11" 9' X 9' PLAZA PLANTER 5'-6" 15'-0" 7'-0" 15'-0" EXIST CONC PUBLIC WALK WAY CONCRETE CURB AND GUTTER NOT FOR CONSTRUCTION 15'-0 SIGHT EXIST PARKING    
 CLOSEST EXISTING FIRE HYDRANT TRIANGLE SET BACK CONTROL SIGN EXIST STREET PROPERTY LINE    

 TO THE PROPERTY LOCATED AT THE NORTH-WEST CORNER OF LIGHT    

  KEYSTONE & MAIN       
      
  W.MAIN STREET  
  PROPOSED SITE PLAN 1 PROPOSED SITE PLAN 3/16" = 1'-0" N A-00  2024-02P - Special Use Permit: 4022 Main Street Legend Zoning and Development Zoning B1: Service Commercial R2: Single Family Residential 0 50 100 Print Date: 2/16/2024 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. STAFF REPORT 2024-03P: Special Use Permit Community Development Department Council Chambers/ 7:30 PM, April A, 2024 To: Paul Luke/ Chairman/ Skokie Plan Commission From: Mike Voitik, Planning Technician Re: 2024-03P: Special Use Permit 8229 Christiana Avenue General Information Location 8229 Chrlstiana Avenue Purpose To obtain approval for a special use permit for an automotive repair facility Petitioner Jose Rafael Munoz Olivares Size of Site 3/695.70 square feet (0.084 acres) with frontage on Christiana Avenue Existing Zoning & M3 Industrial - vacant industrial building Land Use Adjacent Zoning & North M3 Industry - automotive repair facility/ office and Land Use administrative services South M3 Industry - automotive repair facilities East M3 Industry ~ printing materials business West M2 Light Industry ~ primary metal manufacturing Comprehensive Plan The site Is designated as manufacturing/service employment. SITE INFORMATION • The site contains a one-story/ 2/362 s.f. Industrial building which most recently housed a printing business. • Three striped parking spaces are currently located in front of the building. • Overhead utilities are present on the west side of the north-south alley that runs to the east of the subject site. Compiete Streets • A public sidewalk is present along Chrlstiana Avenue. VOSDOCS~#617876-vl-Staff^Report_^2024-03P_-_Special_Use_Permit_8229_Christjana_Avenue 1 of 7  • The nearest formal bicycle facilities are a bike route on Main Street and the North Shore Sculpture Park. Future bike ianes are/ or a multl-use path Is/ planned for Oakton Street. • The site is indirectly served by the CTA 97 Skokie bus which runs along Oakton Street/ two and a half blocks to the south of the subject site. The site is within walking distance of residential neighborhoods/ services/ and schools. The site is accessible from Christlana Avenue as well as from the adjacent alley. PETITIONER'S SUBMITTAL The petitioner is requesting a special use permit for an automotive repair facility at 8229 Christiana Avenue in an M3 Industry district. The petitioner intends to operate Rafa's Auto Repair from this location. The interior of the business will contain 2 service bays with lifts/ an office, a customer waiting area/ and 2 bathrooms. Six outdoor parking spaces wil! be located in front of the building and one accessible parking space will be located behind the building. An existing overhead door on the rear wall of the building will provide vehicular access from the adjacent public alley to the service bays. The business/ which wili be operated by two employees/ wil! be open Monday through Saturday from 7am to 6pm. No painting of vehicles wii! take place at the site. STAFF ANALYSIS Comments Staff comment and review sheets were sent to all pertinent departments. Staff comments on the subject case were received from the Fire Prevention Bureau and the Civil Engineering/ and Planning Divisions. All other departments returned the sheets with no comments. Fire Prevention Bureau The Fire Prevention Bureau would like to make the petitioner aware that the following will be required of this development: 1) Separation between the office space and the repair area that has a 2-hour fire rating with 90-minute doors. 2) Revise the site and floor p!an to state that the occupant load for the office is 250 s.f. gross per person and the Group F-l area is 200 s.f. gross per person. 3) A fire alarm system 4) A Knox Box VOSDOCS-#617876-vl-StafLReport^-_2024-03P_-_Special_Use_Permit_8229_Christiana_Avenue 2 of 7  Civil Engineering Division The petitioner must verify if the repair shop floor drains or trench drains tie into any grease traps outside the building. A permit will be required if a new triple basin drain is installed or any existing system is altered. Planning_ Division The Planning Division recommends approval of the special use permit request for an automotive repair facility. The proposed use should be able to function within the subject site without adversely impacting the surrounding area because there is sufficient on-site parking. A total of 7 parking spaces are required for the proposed use and 7 are being provided. Due to the lack of on-stree£ parking and the establishment of tandem parking spaces within this industrlal-zoned neighborhood/ the three parking spaces located within the Christiana Avenue right-of-way count toward meeting the parking requirement. The site and floor plans must be revised to depict the striping of the 3/ wide area between the southernmost row of the tandem parking spaces and the south property line as a no parking zone. This area will provide unobstrucfced pedestrian access to the front entrance of the building from the public sidewalk. Planning staff also requests that the accessible parking and loading areas be shifted further to the north so that the north edge of the loading area is adjacent to the north property line and avoid creating a situation where the parking space obstructs access to the rear man door. Additionally, access to the rear man door must be modified to become ADA-compliant. APPEARANCE COMMISSION Appearance Commission review is not required. STAFF RECOMMENDATIONS Staff recommends that the petitioner's request for an automotive repair facility at 8229 Christiana Avenue in an M3 Industry district be APPROVED/ subject to the attached positive findings of fact. RECOMMENDED SPECIAL USE CONDITIONS 1. Prior to the hearing of the subject case before the Board of Trustees, the petitioner shall revise the site and floor plans to Include the following: a. The labeling of the occupant load for the office at 250 s.f. gross per person and the Group F-l area at 200 s.f. gross per person. b. The striping of the 3/ wide area between the tandem parking spaces and the south property line as a no parking zone. VOSDOCS-#617876-vl-Staff_Report__-_2024-03P^^Special_Use^Permit_8229_Christiana_Avenue 3 of 7  c. The shifting of the accessible parking and loading areas further to the north so that the north edge of the loading area is adjacent to the north property line. d. The depiction of modifications that wil! enable the rear man door to be ADA- compliant. 2. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site and floor plans dated < insert date of final approved plan >. 3. A permit will be required if a new triple basin drain is installed or any existing system is altered. 4. Al! repair work must be performed within a building at all times except inspecting vehicles; adding fluids; and changing tires/ batteries/ windshield wipers/ or light bulbs. 5. Outside storage and display of items for sale or lease/ tools/ equipment/ vehicles/ parts/ or suppiies is prohibited. 6. Vehicles and boats are prohibited to be sold/ advertised for sale/ or, other than operational licensed vehicles owned by the establishment/ remain outdoors on the property for more than 10 days. 7. All fencing/ walls/ sidewalks/ driveways, curbs/ wheel stops/ parking areas/ signage/ landscaping/ structures/ and any other facilities or infrastructure on the Subject Property shall be maintained in a good state of repair/ and when needed/ be repaired or replaced in a timely manner. 8. All new construction/ alterations/ and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. 9. All private and public sidewalks shall be maintained free of snow/ ice/ sleet/ or other objects that may impede travel. 10.All off-street parking spaces shall be iegibly striped and maintained. 11. Any plan to modify parking lot striping mus£ be approved by the Director of Engineering. 12.Vehicles shall not be allowed to be parked in or otherwise block common driveways/ sidewalks/ aisles/ or other points of access at any time/ shall on!y be parked in designated parking spaces/ and shall not overlap the striped lines of designated parking spaces. 13.The owner of the Subject Property shall ensure that employees park on the Subject Property. 14.The petitioner shall obtain al! required permits and approvals for improvements to County, State/ or Federal rights-of-way from the governing jurisdiction. 15.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 VOSDOCS-#617876-vl-Staff_Report^-_2024-03P^-^Spec!aLUse^Permit_8229^Christiana_Avenue 4 of 7  with the Village Code prior to the issuance of an occupancy permit. 16.All modifications to building elevations/ signage/ and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. 17.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-dimensionai drawing files on non-compressed/ non-read only CD- ROM *.dwg AutoCAD format. 18. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name/ address/ and telephone number of the company and contact person responsible for site maintenance in compliance with the special use permit. 19. 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 indemnif/ the Village for any and all claims for property damage or personal injury related to work on or use of public property. 20.The petitioner shall comply with ail Federal and State statutes/ laws/ rules and regulations and all Village codes/ ordinances, rules/ and regulations. 21. 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 wel! 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. ATTACHMENTS 1. Proposed Positive Findings of Fact 2. Site and Floor Plans/ dated January 22, 2024 3. Plat of Survey/ dated April 12, 2020 4. Aerial and Zoning Map VOSDOCS-# 617876-vl -StafLReport_-_2024-03 P_-_Special^Use_Permit^8229^Christiana_Avenue 5 of 7 Proposed Positive Findings of Fact 2024-03P: Special Use Permit Community Development Department Council Chambers/ 7:30 PM, April 4, 2024 Consideration Finding The request is consistent with the intent of The request for a special use permit for the Comprehensive Plan. an automotive repair facility is consistent with the intent of the manufacturing/ service employment land use identified in the Comprehensive Plan. The request will not adversely affect The proposed use should be able to adjacent properties. function within the subject site without adversely impacting the surrounding area. 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. There are currently severa! other legal and legal non-conforming auto repair and body shop businesses operating along the same side of the block as the proposed use. 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 The site is not large enough to degree possible, addressed the adverse accommodate landscaping without losing effects on the natural environment. parking spaces. A tree in the Christiana Avenue parkway is located just to the south of the parking lot in front of the building. 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 There should be no adverse effect upon health/ safety/ and welfare. public health/ safety/ and welfare. VOSDOCS-#617876-vl-Staff_Report_-_2024-03P_^Spec!al^Use_Permit_8229^Christiana^Avenue 6 of 7 The request conforms to all applicable The request conforms to alt applicable provisions of this code/ except where relief provisions of this code. is granted with the request. VOSDOCS-#617876-vl-StaftReport_-^2024-03P_-_Special_Use_Permit___8229_Christiana^Avenue 7 of 7  .-'[ ^.:r- ,^n'-i*' .'-•-< fr t <^.w //,WT ^ / tt'f^ t^*t^<jtv-i^'. 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"il'rV \SIS:V:H'.?ttt^^t^[-;n{r v\,-:, ui"r,^iASM.i<HH<'{'i yi'i-..KDLF;;i-i? i,&\T,Ai 7 • '•• ^^%81^%€^^l%^i%^^M^;K^.'t}fii^^W<^ '!^/isss^^i:i^.v^vtK^tf^ '"1:'' '.-""-^%^T^%m^;yMfc GISConSOrtium 2024-03P-Special Use Permit: 8229 Christiana Avenue Legend Zoning and Development Zoning • MZ: Light Industry M3: Industry Print Date: 2/29/2024 Disclaimer.'ffie GKConiortium and MGP Inc. are not liable for any use, msuse, modification or disclosure of any map provldeti under applkable law. This map is for general information purposes onty. Aithough the mfcrmattw Is believeti to be genemtly accumte, errors may exist and the user should indepeniiently canpnn for accuracy. The map dties not ctimtitute a regulatary detemiinattan and a not a base tor engineering liesign. A Registereii Lanii Surveyor shoutd be consulted to devemine preme tocation bwndaries on thegfound. STAFF REPORT 2024-04P: Special Use Permit Community Development Department Counci! Chambers/ 7:30 PM, April 4/2024 To: Paul Luke/ Chairman/ Skokie Plan Commission From: Mike Voitik/ Planning Technician Re: 2024-04P: Special Use Permit 8014 Lincoln Avenue General Information Location 8014 Lincoln Avenue Purpose To obtain approval for a special use permit for a co-working office Petitioner MDG 8000 North Owner/ LLC/ on behalf of Thomas H. Griseta Size of Site Overall site area: 27/411.00 square feet (0.629 acres) with frontage on Lincoln Avenue/ Oakton Street/ and Floral Avenue Co-working office area: 3/309 square feet Existing Zoning & CX Core Mixed-Use - vacant commercial space within a mixed- Land Use use building containing multlfamily residences/ vacant commercial spaces/ and a full-service restaurant (under construction) Adjacent Zoning & North CX Core Mixed-Use - tobacco establishment/ full" Land Use service restaurant (temporarily closed)/ pubiic parking lot South CX Core Mixed-Use - public park/ vacant commercial space/ Skokie Village Hail East CX Core Mixed-Use - multitenant office building/ upper-story residences over nonresidential uses/ real estate services West TX Transit Mixed-Use - public parking lot CX Core Mixed-Use - publlc/private parking garage, vacant commercial space R4 Multifamily Housing "" detached residences/ multifamity residences Comprehensive Plan The site is designated as pedestrian oriented mix. VOSDOCS-#617946-vl-StafLReport_-_2024-04P^^Speciai^Use_Permit_8014^Lincoln^Avenue 1 of7 SITE INFORMATION • The site contains a mixed-use building containing multifamily residences/ vacant commercial spaces/ and a full-service restaurant (under construction). • A motor vehicle courtyard off Oakton Street provides delivery access and passenger drop off to the subject site. • Public parking is available in the adjacent parking garage to the west of the subject site and in the parking lots to the north of the subject site. On-street parking is also available along both sides of Lincoln Avenue between Oakton Street and Warren Street. Complete Streets • Public sidewalks are present along Lincoln Avenue/ Oakton Street/ and Floral Avenue. " Lincoln Avenue and Floral Avenue are identified as Bike Routes/Shared Use Roadways in the Comprehensive Plan. « The site is served by the CTA 97 Skokie bus route/ the Pace 210 Lincoln Avenue bus route/ and the Pace 226 Oakton Street bus route. The site is within walking distance of residential neighborhoods/ services/ parks/ shopping/ schools/ and the CTA Oakton-Skokie Yellow Line station. • Village-installed bicycle parking racks are present In the public sidewalk in front of 8018 Lincoln Avenue and at the northeast corner of the public parking lot at 8030 Lincoln Avenue. PETITIONER'S SUBMITTAL The petitioner is requesting a special use permit for a co-working office at 8014 Lincoln Avenue in a CX Core Mixed-Use district. The petitioner intends to open a Skokie location of the Enclave co-working business. The business will occupy a 3/309 square feet space that will contain 11 offices and a conference room. Shared bathroom facilities will be located off a common hallway that is located to the southwest of the office space. Enclave members will have daily access to the office space from 6:00 a.m. to 2:00 a.m./ though the petitioner has indicated that the only late-night occupants would consist of the cleaning and stocking crew. With regards to the request, the petitioner explains that: Enclave is an established Chicagoland coworking business, already operating in G{en Ellyn/ Downers Grove, Arlington Heights, Oak Park/ Highland Park, Wilmette, Lake Forest, and Naperville. Enclave is weeks away from opening in EvansSon/ Barrington, and Elmhurst. AH of Enclave's locations are located in a suburban "downtown/" providing an opportunity for residents VOSDOCS-#617946-vl-Staff^eport_-_2024-04P_^Special^Use^erm!t_8014^Lincoln_Avenue 2 of 7  to spend their days out and about in their hometown instead of going to a Chicago office or staying in their own homes. Virtually all of our members reside in the suburb where each Enclave exists. Our survey efforts have taught us that these members would not otherwise spend the bulk of their weekdays in their respective downtown areas but for their membership at Enclave. We have cultivated relationships with surrounding restaurants and retail organizations/ have joined various chambers of commerce/ have hosted community events in our space, and have otherwise helped to build activity on main street everywhere we have gone. Because Enclave's goal is to be within 5-10 minutes of all of Its members' homes, most members walk or bike to Enclave. On a normal day/ 1-5 members may park a car downtown. And because Enclave's membership encourages filtering in and out of the spaces over the course of the day/ those cars rarely stay in town for more than a few hours. Enclave does not cook, serve food, manufacture any products/ or deal with hazardous materials. Because Enclave is an ofRce setting/ the operation of its business has no impact on public health [or] storm water detention, and it has no detrimental effect on the morals/ health/ or safety of Skokie residents. Finally/ Enclave understands that paragraph 118-183(a)(3) of Article IX of Skokie's zoning ordinance relating to mixed use zoning districts requires that a business located on a retail street remain open for 40 hours per week. Enclave is open for more than 40 hours per week. Its members are allowed to access the space after or before normal business hours to account for things like time changes on their calls or zoom meetings, or after hours in-person meetings or social or networking events. In fact, many members wili cycle in and out of the space on Saturdays and Sundays as well. We find that most members enjoy workspaces and other seating options near windows for natural light. As a result/ even on days when membership is not heavy, our store front reflects a busy and actively operating business for those folks walking by. The petitioner describes the membership process as follows: A member buys a [monthly or annual] membership and each membership ranges in access. There are flex members who simply set up throughout the space the way someone would in a cafe/ [as well as] office flex members who share an office with other office flex members/ and dedicated office members who can actually set up an office with their own art/ furniture/ etc./ and use it exclusively. STAFF ANALYSIS Comments Staff comment and review sheets were sent to all pertinent departments. Staff comments on the subject case were received from the Fire Prevention Bureau and the Planning Division. Ail other departments returned the sheets with no comments. Fire Prevention Bureau The Fire Prevention Bureau would like to make the petitioner aware that the following will be required of this proposal: 1) Revise the partition plan to show fire rated separation between occupancies. VOSDOCS-#617946-vl-Staff^Report_-_2024-04P__-_SpeciaLUse^Permit^80i4^Lincoln^venue 3 of 7  2) Revise the partition plan to show common path and egress travel distance for the 8014 Lincoln Avenue space. 3) Emergency light installation in bathrooms and other work rooms. 4) Fire alarm and fire sprinkler plans will be required to be submitted with alterations made to the 8014 Lincoln Avenue space. Planning Division The Planning Division recommends approval of the special use permit request for a co-working office at 8014 Lincoln Avenue. The proposed use wilt add street-level activity to downtown Skokie and will generate potential users of nearby businesses. The village requested to amend the Zoning Ordinance in 2023 to add co-working office as a specia! use on Retail Streets in the mixed-use zoning districts (case 2023- BOP). The request was part of a larger intent by the village to create a more walkable environment that would attract shoppers and businesses. Prior to this amendment/ co-working businesses fell under the "office not otherwise listed" land use classification and were not permitted to be located on the ground level of buildings facing retail streets. Due to its location on a designated retail street/ the proposed use shall be open to the public for a minimum of 40 hours a week. Additionally/ the surface of the windows and doors shall not be covered or obstructed by products/ window coverings (blinds/ drapes/ shades/ or the like)/ signs in excess of the requirements in the Signs chapter/ or other opaque materials placed behind the window APPEARANCE COMMISSION Appearance Commission review is not required. STAFF RECOMMENDATIONS Staff recommends that the petitioner's request for a co-working office at 8014 Lincoln Avenue in a CX Core Mixed-Use district be APPROVED/ subject to the attached positive findings of fact. RECOMMENDED SPECIAL USE CONDITIONS 1. Prior to the hearing of the subject case before the Board of Trustees, the petitioner shall revise the partition plan to include the following: a. Fire rated separation between occupancies. b. Common path and egress travel distance for the 8014 Lincoln Avenue space. c. The labeling of the locations of all bathrooms within 8014 Lincoln Avenue. 2. The petitioner shali develop the Subject Property in substantial conformance with VOSDOCS-# 617946-vi -StafLReport^-_2024-04P_-^SpeciaLUse^Permit_8014^Li ncoln^Avenue 4 of 7  the final Village approved partition plan dated < insert date of fina! approved plan > and Floor Plan - Floor 1 dated < insert date of final approved pian >. 3. The use shall be open to the public for a minimum of 40 hours a week. 4. The surface of the windows and doors shall not be covered or obstructed by products/ window coverings (blinds/ drapes/ shades/ or the like)/ signs in excess of the requirements in the Signs chapter/ or other opaque materials placed behind the window. 5. 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 6. All new construction/ alterations/ and remodeling shall meet current Internationa! Building and NFPA Life Safety Codes as amended. 7. All private and public sidewalks shall be maintained free of snow/ ice, sleet, or other objects that may impede travel. 8. The petitioner shai! obtain all required permits and approvals for improvements to County/ State/ or Federal rights-of-way from the governing jurisdiction. 9. Al! signage sha!l 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/ address/ and telephone number of the company and contact person responsible for site maintenance in compliance with the 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 ho!d/ 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 petitioner shall comply with ail 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. 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 VOSDOCS-#617946-vl-Staff_Report_-_2024-04P_-_Special_Use_PermJt_80:4_Linco!n^Avenue 5 of 7  conducting said hearing. ATTACHMENTS 1. Proposed Positive Findings of Fact 2. Partition Plan/ dated November 27, 2023 3. Floor Plan - Floor I/ dated September 21, 2018 4. ALTA / NSPS Land Title Survey/ dated October 23, 2020 5. Aerial and Zoning Map VOSDOCS-#6i7946-vl-StafLReport^-^2024-04P_-_Specjal_Use_Permit_80l4_Lincoln_Avenue 6 of 7 Proposed Positive Findings of Fact 2024-04P: Special Use Permit Community Development Department Council Chambers/ 7:30 PM, April 4, 2024 Consideration Finding The request is consistent with the intent of The request for a special use permit for a the Comprehensive Pian. co-working is consistent with the intent of the pedestrian oriented mix land use identified In the Comprehensive Plan. The request will not adversely affect There will be no adverse effect created adjacent properties. by the proposed use upon adjacent properties. 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 proposed use will add street-level activity to downtown Skokie and will generate potential users of nearby businesses. The request demonstrates that adequate Adequate public facilities exist to serve public facilities/ including roads/ drainage/ 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 It is not anticipated that the proposed degree possible/ addressed the adverse use will have an adverse effect on the effects on the natural environment. natural environment. The request wil! not create undue traffic Undue traffic congestion will not be congestion. created by the request. 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 al! applicable The request conforms to all applicable provisions of this code/ except where relief provisions of this code. is granted with the request. VOSDOCS-#617946-vl-StafLReport^^2024-04P_-_Special_Use^ermit_8014_Lincoln_Avenue 7 of 7  ALTA / NSPS LAND TITLE SURVEY . Ce nte rR oad N OF Ave Nil eet Str oln es Linc Ch urc h Floral Ave. Laramie Ave. Niles Ave. 20 10 0 20 Lincoln Ave. SCALE: 1" =20' Warren Street Oakton Terrace LEGEND Oakton Street Manhole Catch Basin PROJECT LOCATION e. Av Inlet oln Louise Ave. Clean Out Lin Av c e. Fire Hydrant Fairview Ave. Ba Valve Vault bb Valve Box B-Box Well Head LOCATION MAP Light Pole NOT TO SCALE Traffic Signal Traffic Signal With Mast Arm Hand Hole Fence Pipe Bollard Sign Gas Valve Gas Meter Overhead Utility Line Electric Meter Utility Pole Telephone Manhole Handicapped Parking Stall Number of Parking Stalls Curb & Gutter Depressed Curb Retaining Wall PARCEL 2 AREA = 1,966 S.F. = 0.04513 Ac. PARCEL 1 AREA = 25,445 S.F. = 0.58414 Ac. Originally Prepared: 10/23/2020 Project No. 17017 consulting engineers HAEGER ENGINEERING land surveyors 100 East State Parkway, Schaumburg, IL 60173 Ordered By: Village of Skokie Tel: 847.394.6600 Fax: 847.394.6608 Order No.: 17-017 Illinois Professional Design Firm License No. 184-003152 www.haegerengineering.com Plot Date: Oct 23, 2020 - 3:19pm Plotted By: todd-s Layout: ALTA-NSPS-LTS File Name: P:\2017\17017\Drawings\Final Survey\17017-ALTA-NSPS-LTS.dwg  2024-04P - Special Use Permit: 8014 Lincoln Avenue Legend Zoning and Development Zoning CX: Core Mixed-use R4: Multifamily Housing TX: Transit Mixed-Use 0 100 200 Print Date: 2/29/2024 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.