Zoning Board of Appeals

Agenda for ZONING BOARD OF APPEALS March 5, 2025 | 7:30 PM Council Chambers – Village of Hall – 5127 Oakton Street, Skokie, IL 60077 1) Call to Order Declaration of Quorum 2) Roll Call 3) Approval of January 15, 2025 Meeting Minutes 4) Old Business 5) New Business a. 2025-01Z – 9221 Tripp Avenue Rajeev & Shreekirit Kapur request a variation in order to construct an addition resulting in a 3.5- foot side yard rather than the 6-foot minimum as required by Section 118-124(6)a. of the Skokie Village Code in a R1 Single-Family district.. PIN: 10-15-226-046-0000 6) Public Comment 7) Communications from Staff 8) Adjournment Individuals with questions or feedback about an agenda item may contact Brian Augustine, Zoning Administrator at brian.augustine@skokie.org or 847.933.8223 All emails and comments submitted will be made public and shared with this body. The Village, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe or participate in this hearing, or who have questions about the accessibility of the meeting facilities, contact the Village’s ADA coordinator Angel Schnur at angel.schnur@skokie.org or 847.933.8400. The Village encourages individuals to sign-up for its eNews for important information from the City and its government partners by visiting www.skokie.org VOSDOCS-#623226-v2-Meeting_Agenda_-_Zoning_Board_of_Appeals_-_November_20__2024_  DRAFT/ NOT APPROVED Zoning Board of Appeals Meeting Minutes Date: January 15, 2025 Village of Skokie, Council Chambers ZBA MEMBERS PRESENT: Brian O’Donnell - Chair Nicholas Werth- Vice-Chair Sean Arden, Elaine Jacobson, Sharon Roos-Kirkpatrick, and David Putrus, ZBA MEMBER ABSENT: Israel Pollack, and David Solovy Currently, there is 1 vacancy on the Board. STAFF PRESENT: Tyler Kobylski, Asst Corporation Council, Brian Augustine, Zoning Administrator (I) CALL TO ORDER A quorum being present, Chair O’Donnell called the meeting to order at 7:30 PM. (II) APPROVAL OF MINUTES A motion to approve the minutes of the December 4, 2024 meeting was made by ZBA Roos-Kirkpatrick and seconded by ZBA member Jacobson. Ayes: Unanimous voice vote in unison (III) RULING ON NOTICE Assistant Corporation Counsel Kobylski announced that notice was proper and correct. (IV) CASE DESCRIPTION Case 2024-03Z – 4919 Main Street Pickledilly, LLC, on behalf of 4820 & 4901, LTD requests a variation in order to install two signs, one with a logo height of 62.4” tall and one with a logo height of 107.2” tall, rather than the 36” maximum as required by Section 82-27(c)(3) of the Skokie Village Code in a TX Transit Mixed-Use district. PINs: 10-21-402-072-0000, 10-21-402-073-0000, 10-21-402-084-0000, 10-21-402-085-0000, 10-21-402-086-0000, 10-21-402-087-0000, and 10-21-402-107-0000 Chris Canning, attorney, and Lauren Busey, business owner presented the case. They are a new business coming to Skokie and have started this long journey last summer when they were granted approval by the Plan Commission, Village Board, and Appearance Commission for an indoor recreation facility for pickleball. It was only when they applied for building permits that they were told that they also needed a variance for the oversized logo signs. Skokie’s code allows up to a 36” sign. They worked with a sign designer to make sure that the signs were to scale to the walls where they will be located and were way-finding signs as the building is set back from the road; 150 ft from any right of way and at least 500 ft away from Main Street. Warehouse walls are different than storefront walls. The 62.4” sign will be located on the north wall and the 107.2’ sign will locate on the rear south wall facing the parking lot. # 624253 Zoning Board of Appeals meeting minutes January 15, 2025  DRAFT/ NOT APPROVED ZBA member Sharon Kirkpatrick, gave an overview of the case. Based on the case summary and letter of support, staff is recommending approval. On a site visit, Ms. Kirkpatrick drove past it and had to circle around just to find the site. She could see why the larger signs are a necessity. The chairman added, as a sign shop owner himself, that setbacks are huge considerations. A sign should be visible from 10 ft away. He also noted that the shape and lettering is similar to the Piccadilly Circus underground station in London. He last inquired if the signs would be mounted on the wall or painted on the brick.. The petitioners stated that the signs were physical signs to be mounted. (V) RECOMMENDATIONS AND VOTING Case 2024-03Z A motion was made to approve the request to install two signs, one with a logo height of 62.4” tall and one with a logo height of 107.2” tall at 4919 Main Street in a TX Transit-Mixed- Use district. Motion: Roos-Kirkpatrick Second: S. Arden Ayes: 6 Nays: 0 A covenant for signage is not necessary. (VI) ITEMS FOR COMMUNICATION The February 5 & 19, 2025.Zoning Board of Appeals meetings have been cancelled due to lack of cases. Chairman O’Donnell announced the new Vice-Chair – Nicholas Werth. Other ZBA members congratulated him & wished him well. (VII) ADJOURNMENT Chair O’Donnell adjourned the meeting at 7:57 PM. Respectfully submitted, Marlene Bargamian, Administrative Assistant # 624253 Zoning Board of Appeals meeting minutes January 15, 2025 STAFF REPORT 2025-01Z: Variation Community Development Department Council Chambers, 7:30 PM, March 5, 2025 To: Brian O’Donnell, Chairman, Zoning Board of Appeals From: Brian J. Augustine, Zoning Administrator Re: 9221 Tripp Ave – Side Yard Variation General Information Location 9221 Tripp Ave Request Variation in order to construct an addition resulting in a 3.5-foot north side yard Zoning Requirement 6-foot minimum side yard (118-124(6)a.) Petitioner Rajeev & Shreekirit Kapur Existing Zoning & R1 Single-Family – Detached residence Land Use North R1 Single-Family – Detached residence South R1 Single-Family – Detached residence East R1 Single-Family – Detached residence West R1 Single-Family – Detached residence Assigned to Sean Arden SITE INFORMATION  The house was built in 1959 with a 2-car wide side driveway.  The site does not abut a public alley. PETITIONER’S SUBMITTAL The petitioner is requesting a variation in order to construct an addition resulting in a 3.5- foot side yard rather than the 6-foot minimum. APPEARANCE COMMISSION The petitioner will need to submit architectural drawings and appear before the Appearance Commission if this request is approved. ZBA Staff Report for 2025-1Z – 9221 Tripp – Doc 624956 STAFF ANALYSIS AND RECOMMENDATION Staff Comment and Review sheets were sent to all pertinent divisions and departments. Based on the proposed Findings of Fact, Staff recommends that the petitioner’s request to construct an addition resulting in a 3.5-foot north side yard, be denied. The petitioner is proposing to construct an addition on the north side of the existing house. The addition will be 40-feet in length, 20-feet wide and contain an attached garage, storage room and bedroom. The proposed addition will be 3.5-feet from the north lot line, rather than the 6-foot minimum as required in the R1 zoning district. Staff is not supportive of the petitioner’s request to construct the addition because there are options to install a garage and bedroom on site and meet current zoning district regulations. A detached garage can be built in the rear yard of the lot and a bedroom addition can be constructed on the front half of the home. ATTACHMENTS 1. Proposed Findings of Fact for 2025-01Z 2. Application for 2025-01Z 3. Petitioner Statement 4. Plat of Survey, dated January 13, 2025 5. Site Plan for 2025-01Z 6. Zoning Information Worksheet 7. Aerial and Zoning Map, dated February 4, 2025 8. Photograph of subject site 9. Affidavit of Public Notice 10. Certificate of Publication ZBA Staff Report for 2025-1Z – 9221 Tripp – Doc 624956 Proposed Findings of Fact 2025-01Z: Variation Community Development Department Council Chambers, 7:30 PM, March 5, 2025 1 Consideration Limitation on the use of the property due to physical, topographical, and geologic features. Finding There are no limitations on the property due to physical, topographical or geologic features. 2 Consideration The applicant can demonstrate that without a variance there can be no reasonable use of the property. Finding The applicant cannot demonstrate that without a variance there can be no reasonable use of the property. A bedroom addition and detached garage can be constructed and meet zoning requirements. 3 Consideration The granting of the variance is not based solely on economic reasons. Finding The granting of the variance does not appear to be based solely on economic reasons. 4 Consideration The necessity for the variance was not created by the property owner. Finding The necessity for the variance appears to be created by the property owner as other zoning compliant options exist to construct a room and garage. 5 Consideration The variance requested is the minimum variance necessary to allow reasonable use of the property. Finding The request is not the minimum to allow for reasonable use of the property. The bedroom addition can be constructed on top of the front half of the house and a detached garage can be built in the rear yard and meet code requirements. 6 Consideration The granting of the variance will not be injurious to the public health, safety, or welfare. Finding The granting of the variance will not be injurious to public health, safety or welfare as the proposed addition will have to be constructed per building code regulations. 7 Consideration The property subject to the variance request possesses one or more unique characteristics generally not applicable to similarly situated properties Finding The subject property is similar to other lots in the area. Homes in the area have attached garages, detached garages, side driveways or no parking. This building was constructed with a side driveway. ZBA Staff Report for 2025-1Z – 9221 Tripp – Doc 624956  COMMU^^I^ Offic^Use^ ^ .. Petition for Variance D^^.— ^^ ..^^JJt^y^-. Case Number: c^C^^\ VILLAGE OF SKOKIE ZONING BOARD OF APPEALS ^ p^ ^. ^/?. l^ Community Development Department ' Recording fee: ^J^) <<}J?{ff Building and Zoning Division ' 5127 Oakton Street • Skokie, IL 60077 Phone (847) 933-8223 • Fax (847) 933-8230 pL/\NN^NG ALL ITEMS MUST BE COMPLETE TO PROCESS APPLICATION Address of Property 9221 Tripp Avenue _ Zoning. Owners of Property Rajeev & Shreekirti Kapur (Titleholders, Trust Number and Beneficiaries, Corporation, etc.) Petitioners (if other than owners) Petitioners' Address 9221 Tripp Avenue _ __ phone(847) 769-7007 City, State, Zip Skokie, I L 60076 _ Fax. Email Address rk1011@yahoo.com Existing Use of Lot Residential _ Proposed Request Build new Garage (attached) A11P.[,N.# Attach Legal Description of Property (from Title Policy or Plat of Survey) List all aspects of the proposed development that do not conform to the requirements of the Village of Skokie Code. Code Section Code ReQuirement Requested Variation 118-124(6)a Side Offset - 6 ft Side Offset- 3.5 ft PETITIONER STATEMENT (please type on a separate sheet of paper) In order to be granted a variance your request must be consistent with the following findings: 1. There is a limitation on use of the property due to physical, topographical, and geologic features. 2. Without a variance there can be no reasonable use of the property. 3. The request is not based solely on economic reasons. 4. The property owner did not create the necessity for the variance. 5. The request is the minimum variance necessary to allow reasonable use of the property. 6. The request will not be injurious to public health, safety or welfare. 7. The subject site possesses one or more unique characteristics generally not applicable to similarly situated properties. Any required fees or monies owed by the applicant to the Village must be paid as a condition of approval. VOSDOCS-#187565-v13-Variation. Petition Revised 3/3/2020 THE LEGAL TITLEHOLDER MUST SIGN THIS PETITION. Where the property is held in trust, the trust officer must sign the petition and include a letter naming all beneficiaries of the trust and authorizing the beneficiaries to act on the matters related to this petition. The undersigned acknowledges and agrees that all documentation submitted with this application become public records and may be viewed by the public. The undersigned understands and agrees that if a Variance is granted to this application, the building permit, where applicable, must be issued En the name of the Owner(s) listed below, the Variation and any conditions contained therein, will be recorded at the petitioner's expense in the Office of the Recorder of Deeds for Cook County, and failure to comply with any and all terms and conditions of the Variation will cause to initiate hearings to consider revocation of the Variation, as weli as any related occupancy permit and /or business license, as provided for in the Village of Skokie Code. Owner's Name(s)RaJeev Kapur _Dated Signature(s), Shreekirti Kapur Address(es) 9221 Tripp Avenue Skokie IL 6007^ phone(847)_769^7007_ Fax Agent or Attorney Information Name ......._.___.._._ Firm Address Phone Fax SUBMITTAL REQUIREMENTS / Current proof of ownership - current title poiicy or tract search AND last paid property tax bill a If legal title is in trust, the names of the beneficiaries a If legal title is in a corporation, the names of the principa! officers and directors D Length of time title has been held as represented Letter of authorization from the titlehofder ~ when someone other than the owner (or beneficiaries) or the owner's attorney presents the principle testimony at the public hearing / Petitioner Statement z Photographs of the general area or parcel Check made payable to "Village of Skokje" for current recording fee plus $400 for each variation requested case Continuation fee: 50% of original fee, if requested by or due to petitioner's lack of preparation / Zoning Information Worksheet (if variation invotves building coverage, impermeable surfaces or FAR) Parking evaluation from the Engineering Division (parking variations oniy) Proof that ail principal and accessory buildings are on one lot with one single tax property identification number (PIN) or that tax consolidation has been applied for. 3-'[1"x17" (or smaller) copies: A plat of survey by an Illinois Licensed Surveyor accurately reflecting all site improvements and easements (dated less than 2 years from application, no reduced copies/must be to scale) / Site & Fioor plans drawn to scale showing buildings and improvements with all pertinent dimensions noted 1 full size plan and 3"11"x17" Landscape plan showing location, types, and sizes of all existing and proposed landscape items (Required for all variations except variations at detached or 2-unit mujtifamily residences) NOTE; Evidence of notice to surrounding taxpayers of record within 250 feet of the subject site and other occupants of the subject site will be required by Zoning Board of Appeals hearing. The notice shall be delivered not more than 45 days nor less than 15 days prior to the hearing, tt is recommended that the notice list be reviewed by Staff at least 17 days prior to the public hearing. Skokie is not responsible for an incomplete or incorrect notice. VOSDOCS-#187565-v13-Variation Petition Revised 3/3/2020  ! 

  


  
 
  


 
       
      



 


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  ZONING INFORMATION WORKSHEET Please provide the following information for all permits involving new single-family dwellings, single-family additions or accessory structures in the R1 or R2 Single-Family districts. FORM MUST BE COMPLETED IN FULL. ADDRESS 9221 Tripp Avenue R2 __________________________________________ ZONING DISTRICT _________________ LOT INFO 60 131.23 7873.8 _________________ x _________________ = _________________ (This # goes on lines 1, 2, and 3) (LOT WIDTH) (LOT DEPTH) (TOTAL LOT AREA) TOTAL DIFFERENCE BETWEEN LOT AREA ALLOWED PROPOSED ALLOWED & PROPOSED BUILDING AREA 7873.8 ____________(1) 3149.52 x .40 = ____________ 1872 ____________(4) 1277.52 + / - ____________ IMPERMEABLE AREA 7873.8 ____________(2) 3936.9 x .50 = ____________ 2813 ____________(5) 1123.9 + / - ____________ FLOOR AREA 7873.8 4724.2 ____________(3) x .60 = ____________ 2472 ____________(6) 2252.2 + / - ____________ AREA EXISTING AREA NEW AREA PROPOSED BASEMENT (50% above grade) 0 _______________ + 0 _______________ = _______________(A) 1ST FLOOR (Include attached garage carport, covered porch, etc)* 1072 800 1872 _______________ + _______________ = _______________(B) 2ND FLOOR * 600 0 600 _______________ + _______________ = _______________(C) ATTIC (6’-9” OR GREATER) (2nd Floor top plate to top of roof) 0 0 0 _______________ + _______________ = _______________(D) ACCESSORY BUILDINGS (Detached garage, shed, etc.) 0 0 0 _______________ + _______________ = _______________(E) DRIVEWAY/APRON 621 _______________ + 0 _______________ = 621 _______________(F) SIDEWALK & PATIO 320 _______________ + 0 _______________ = 320 _______________(G) * Any ceiling height 16 feet in height or greater will count twice. PROPOSED BUILDING AREA (Add lines B & E) = 1872 _______________ (This # goes on line 4) PROPOSED IMPERMEABLE AREA (Add lines B, E, F, & G) = 2813 _______________ (This # goes on line 5) PROPOSED FLOOR AREA (Add lines A, B, C, D, & E) = 2472 _______________ (This # goes on line 6) REAR YARD COVERAGE FOR ACCESSORY BUILDINGS: _______________ x _______________ =_______________ x .30 = _______________ ________________________ (rear yard width) (rear yard depth) (rear yard) (allowed) (proposed buildings in rear yard) Rear yard is measured from the rear wall of the principal building to the rear lot line and from side lot line to side lot line. The undersigned hereby acknowledges the accuracy of the above information and accepts full responsibility for any discrepancies or inaccuracies. ______________________________________________ 01/21/2025 ___________________________ Signature Date ______________________________________________ ___________________________ Reviewed by Community Development Department Date VOSDOCS-#350061-v1-Zoning_Information_Worksheet.DOC               )HHW 7ULSS$YH 5                ==RQLQJ%RDUGRI$SSHDOV7ULSS$YHQXH     AFFIDAVIT STATE OF ILLINOIS ) Case No. ^OA^'^t'?- ) COOK COUNTY Address /%^Y /A ^w^/^l^M? ^ ^ .,/^fe ^^/ Please compete & return ^ffM-^^ ^.5^ affidavit by^^ /g ^^ v u The undersigned affiant being duly sworn deposes and says: I. He/She is the owner or duly authorized agent of the petitioner in the above noted case(s) now pending before the Skokie Zoning Board of Appeals or the Skokie Plan Commission, pertaining to the property located at the above noted address in Skokie, Illinois. 2. He/She is familiar with the requirements pertaining to Notice contained in the Skokie Zoning Ordinance and takes this Affidavit to fulfill those requirements. 3. For any case before the Zoning Board of Appeals involving a Variation, Appeal of an Administrative Decision, and for any case(s) before the Plan Commission (excluding a text amendment to the Zoning Ordinance), he/she has examined or caused to be examined: a. The tax records (including tax-exempt properties) pertaining to all of the parcels of real estate located within 250 feet of the property lines of the property in question, and b. All of the occupants listed on mail boxes, bells, or signs on the premises of the subject case(s). 4. All of the occupants so listed in items 3.a. and 3-b. have been served with legal notice of this hearing and the date of service upon them (date actually mailed) has been indicated. 5, The service ofNotice referred to in the foregoing paragraph consisted of delivery to the persons indicated on the dates shown. A copy of the Legal Notice of Public Hearing is attached hereto and made a part of the Affidavit. Subscribed and sworn to before me this Signed ^day of.^W^ , 2C^S: iKPr^e^^ Kj^puf^} Notary Publj^/l^^/^^^ '^y OFFICIAL SEAL MARLENE JOYCE BARGAMIAN v Notary Public - State of Illinois Commission No. 982126 My Commission Expires December 1.2027 VOSDOCS-#186613-vlO-Public_Hearing 'Notification Instructions for Zoning Board of Appea]s_ajid_P!an__Commission Page 3 of 3  CHICAGO TRIBUNE media group Sold To: VJiiage of Skokie - CU00031224 5127 Oakton St SkokieJL 60077-3633 Bill To: Viilage of Skokie - CU00031224 51270aktonSt SkokieJL 60077-3633 Certificate of Publication: Order Number 7763615 Purchase Order: 7763615 State of Illinois - Cook Chicago Tribune Media Group does hereby certify that it is the publisher of the Skokie Review. The Skokie Review is a secular newspaper, has been continuously published Weekly for more than fifty (50) weeks prior to the first publication of the attached notice, is published in the City of Skokie, Township of Miles, State of Illinois, is of genera! circuiafion throughout that county and surrounding area, and is a newspaper as defined by 715 IL CS 5/5. This is to certify that a notice, a true copy of which is attached, was published 1 time(s) in the Skokie Review, namely one time per week or on 1 successive weeks. The first publication of the notice was made in the newspaper, dated and pubiished on 2/06/2025, and the last publication of the notice was made in the newspaper dated and published on 2/06/2025. This notice was also placed on a statewide public notice website as required by 715 ILCS 5/2. 1. PUBLICATION DATES: Feb 06, 2025. Skokie Review In witness, an authorized agent of The Chicago Tribune Media Group has signed this certificate executed in Chicago, Illinois on this 7th Day of February, 2025, by Chicago Tribune Media Group Jeremy Gates Chicago Tribune - ehicagotribune.com 160 N Stetson Avenue, Chicago, IL 60601 (312) 222-2222 - Fax: (312) 222-4014  CHICAGO TRIBUNE media group NOTICE OF PUBUC HEARING skokie zoning Board of Ap&eals, Wednesday, ^l.arch 5, 2Ci2'5 Vil: lage of ^kokie, 5127 oakton Street skokie, Illinois 60077, at 7:30 P.M. to consider the 'fol- lowing: 2Q25-01Z - Variance: 9221 TTipp Avenue .. Rajeev & shreekirit Kapur re- quest a variation .in order .to construct,an addition resulting in a 3;5-foot side yard rather than the 6-foot minimum as [-eqyired [^.section H8-124('6) a. of .the skbkie village code in a R1 single-Famity disfrict. PINS: 10-15-22^046-0000 FOR YOUR INFORMATION: Plans and related documents are available at the Planninp Di- vision office at Village Hall fflon- day throuRli Friday from 8:30 A^ to 5:0(TPM. 847-933-8^47 SPECIAL AID: Available upon request for the disabled_ call 847^5730500 or email infoeskoki&org. This notice is forJnfonnatiQn )urposes only. Published in the >kdkie Review on Februaiy 6, 2025. Briano'Dormell, chairman Written comments can be sub- mitted by email to publiccom- ments@skokie.org or by mail to village .of Skokfe, Attri: zon- ing Administrator, 5127 oakton Street, skokie,. Illinois, 60077; or via. the village's, drop box located by the public entry to village Hafl. February 6,2025-7763615 Chicago Tribune - chicagotribunc.com 160 N Stetson Avenue, Chicago, IL 60601 (312) 222-2222 - Fax: (312) 222-4014