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Agenda for
Plan Commission
February 19, 2026 at 7:30 p.m.
Skokie Village Hall, 5127 Oakton Street, Skokie, IL, Council Chambers
1) Call to Order/Declaration of Quorum
2) Roll Call
3) Approval of Meeting Minutes January 15, 2026
4) Old Business
a. Zoning Chapter Amendment
• 2025-21P: Amendments to §118-60 of the Zoning Ordinance to add
accessory dwelling units and any other necessary changes related to this
request.
5) New Business
a. 3941 Oakton Avenue
• 2025-24P: Special Use Permit and 2025-25P: Parking Determination
Requests for special use permit approval for a civic, social, and fraternal
organization and for a parking determination for said use, and any other
relief that may be discovered during the hearing.
§118-218(4)(c) of the Village of Skokie zoning code, and any other relief
that may be discovered during the hearing.
6) Public Comment (up to 3 minutes for each speaker)
Individuals with questions or feedback about an agenda item may contact Kate Portillo with the Community
Development Department by calling 847-933-8297 or by emailing publiccomments@skokie.org. All
emails and comments submitted will be made public and shared with this body.
The Village, in compliance with the Americans with Disabilities Act, requests that persons with disabilities
who require certain accommodations to allow them to observe or participate in this hearing, or who have
questions about the accessibility of the meeting facilities, contact the Village’s ADA coordinator Angel
Schnur at angel.schnur@skokie.org or 847.933.8400.

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7) Communications from Staff
a. Memorandum on Forthcoming Zoning Code Updates
8) Adjournment
Next Meeting of the Plan Commission is scheduled for March 5, 2026 at 7:30 P.M.
Individuals with questions or feedback about an agenda item may contact Kate Portillo with the Community
Development Department by calling 847-933-8297 or by emailing publiccomments@skokie.org. All
emails and comments submitted will be made public and shared with this body.
The Village, in compliance with the Americans with Disabilities Act, requests that persons with disabilities
who require certain accommodations to allow them to observe or participate in this hearing, or who have
questions about the accessibility of the meeting facilities, contact the Village’s ADA coordinator Angel
Schnur at angel.schnur@skokie.org or 847.933.8400.

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DRAFT
Plan Commission Meeting Minutes
Date: January 15, 2026
Skokie Village Hall, 5127 Oakton Street,
Council Chambers
PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair
Sigalle Shpayher, Boyd Black, Cindy
Franklin, Scott Berman, Talia
Gevaryahu, Dick Witry, Jeff Burman,
and Ross Mathee
PLAN COMMISSION MEMBERS ABSENT: None
STAFF PRESENT: Kate Portillo, Planning Manager, Mike Voitik, Planning
Coordinator, Jose Acosta, Planning Coordinator, and Marcus
Martinez, Corporation Counsel.
1. CALL TO ORDER
A quorum being present, Chair Luke called the meeting to order at 7:30 P.M.
2. ROLL CALL
Attendance was taken by roll call.
3. APPROVAL OF MINUTES
A motion to approve the minutes of the November 20, 2025 meeting was made
by Commissioner Jeff Burman and seconded by Commissioner Cindy Franklin.
Ayes: 9 Nays: 0 Abstain: 0. The motion passes.
4. OLD BUSINESS
None
5. NEW BUSINESS
a. 5600 Old Orchard Road: Case 2025-26P: Subdivision
Mike Voitik presented the staff report for the Cook County Courthouse for the
subdivision of 7 lots into 1 lot and shared that the courthouse was built in the early
1980s but at that time there was no requirement for it to be on one lot of record. The
need to combine the lots was triggered by a 2025 construction project that installed
solar panels on the top floor of the parking garage. Mr. Voitik explained that the village
code requires properties to be on a single lot with a single tax pin. The overall site is
15.5 acres, and because it exceeds 4 acres it requires approval by both the Plan
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DRAFT
Commission and the Village Board. Mr. Voitik also addressed questions about the
dedication of Old Orchard Road as a public right-of-way, explaining that statements
were added to the plat to clarify that the street is a public right-of-way and not part of the
courthouse property.
Jamie Myers, Interim Bureau Chief for the Bureau of Asset Management for Cook
County, and Elizabeth Strand, Lead Real Estate Portfolio Manager, represented the
petitioner. Mr. Myers explained that Cook County has a goal to have 100% renewable
energy for electricity by 2030, and the courthouse was identified as a 2025 project to
take advantage of the Inflation Reduction Act, which allowed them to get back almost
50% of the cost of the project. When they applied for the permit, they were made aware
that the 7 plats needed to be combined into one.
No members of the public spoke regarding this case.
Motion to approve Special Use Case 2025-26P was made by Commissioner Shpayher
and seconded by Commissioner Burman. The motion passed unanimously.
Chairperson Luke noted that the case would still need to go before the Board of
Trustees for final approval.
b. 8255 Christiana Avenue: Case 2025-22P: Special Use Permit
Jose Acosta presented the staff report. The subject property is zoned M2 Light Industry
and is designated as manufacturing service employment in the Village's Comprehensive
Plan. The site contains an existing vacant commercial building with 14 off-street parking
spaces (7 in front and 7 in the rear).
The petitioner, Jafar Sangtrash and his son Benjamin Sangtrash, propose to relocate
their existing business, J & B Transmissions and Auto Repair, from Evanston to this
location. The business will offer routine maintenance services as well as engine and
transmission repair, serving local residents and small business fleet vehicles. The
business will employ 4 staff members and operate Monday through Friday (8am-6pm)
and Saturdays (9am-5pm).
Staff noted that a triple catch basin would be required to prevent pollutants from
entering the sewer system, and the petitioner confirmed it would be installed. Staff
recommended approval based on the proposed findings of fact and subject to the stated
conditions.
The petitioner mentioned that they had been operating in Evanston for about 25 years
and were involved in community service, including teaching high school students the
trade during summer. The Chair suggested they consider working with District 219 for
similar programs in Skokie.
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DRAFT
Motion to approve Special Use Case 2025-22P was made by Commissioner Black and
seconded by Commissioner Franklin. The motion passed unanimously.
c. 7240 St. Louis Avenue: Case 2025-23P: Special Use Permit
Jose Acosta presented the staff report. The subject property is zoned M3 Industrial and
designated as manufacturing service employment in the Village's Comprehensive Plan.
The petitioner, Eduardo Romero, proposes to operate a small-scale automotive repair
facility called Lalo's Auto Mechanic Shop, offering general vehicle maintenance services
including brake, tire, and oil changes, mechanical part replacement, and alarm system
installation. The site contains an existing commercial building with 3 off-street parking
spaces, including 1 ADA accessible space, which was less than the required 7 spaces.
Staff explained that due to existing site constraints and easements, the petitioner is only
able to provide 3 spaces. Staff finds the request reasonable given the limited scale of
the operation, the lower number of employees, and the petitioner's intent to operate
within the physical limitations of the site.
Several commissioners expressed concerns about the parking situation. The petitioner
explained that both he and his one employee would be traveling to work by bicycle,
scooter, or bus. Mr. Romero stated that this would be his first business after working on
cars all his life, though he currently works at FedEx and plans to operate the shop from
9am to 5pm before his night shift at FedEx. He further explained that he would primarily
service Amazon’s fleet of delivery vans, which would be quick repairs with vehicles
coming in and out rather than being stored on-site. The Amazon facility has its own
parking lots where vehicles can be kept when not being immediately serviced.
Motion to approve Special Use Case 2025-23P was made by Commissioner Gevaryahu
and seconded by Commissioner Witry. The motion passed unanimously.
6. PUBLIC COMMENT
None
7. ITEMS FOR COMMUNICATION
Kate Portillo noted that the continuation of Case 2025-21P will be heard on February 19,
2026, and that the February 5, 2026 Plan Commission meeting was canceled due to
lack of agenda items.
Commission Black requested the background information leading up to the 2024 update
of the Housing Chapter of the Comprehensive Plan, and staff agreed to follow up with
this information.
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DRAFT
Staff introduced the new Corporation Counsel, Marcus Martinez. Attorney Martinez
briefly shared his background, including his experience counseling numerous municipal
Zoning Boards of Appeal and Plan Commissions with Elrod Friedman and his prior work
with the City of Chicago Department of Law.
8. ADJOURNMENT
Chair Luke adjourned the meeting at 8:12 PM.
Respectfully submitted,
Kate Portillo, Planning Manager
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STAFF REPORT Zoning Text Amendment
Community Development Department Council Chambers, 7:30 PM, February 19, 2026
To: Paul Luke, Chairman, Skokie Plan Commission
From: Justin Malone, AICP, Neighborhood & Housing Coordinator
Housing Sub-Committee of the Plan Commission
Re: Continuation of Case 2025-21P: Accessory Dwelling Units (ADUs)
General Information
Petitioner Village of Skokie
Request Staff requests that the Plan Commission recommend approval of the
proposed zoning text amendments that would permit and regulate
Accessory Dwelling Units (ADUs) in the R1 and R2 single-family
residential zoning districts.
Background The Plan Commission previously reviewed proposed amendments to
§118-60 and §118-91 of the zoning code to permit ADUs in
residential zoning districts.
At the November 20, 2025 meeting, Commissioners engaged in
extensive discussion and received public comment on the proposed
code language. At the Commission’s direction, staff is returning with
additional information, clarification, and refinement of the draft
ordinance language.
Key Areas to Address Additional research requested by Commissioners:
• Differences between ADUs that support family members and
ADUs rented to the general public.
• Potential impacts on neighborhood density, parking, and
infrastructure (external to the site).
• Requirements related to on-site parking, Zoning Board of
Appeals approvals, and fire sprinkler systems (internal to the
site).
• Building height standards and ordinance terminology.
• Alignment with pending state legislation related to ADUs.
• Opportunities for additional community input prior to
advancing the amendment.
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SUMMARY OF PROPOSED DRAFT STANDARDS
Staff has prepared updated draft ADU standards intended to provide clarity,
predictability, and appropriate safeguards. Key proposed parameters include:
Topic Addressed Proposed Parameters for Permitting Accessory
Dwelling Units (ADUs)
Number of ADUs per lot One (1) ADU permitted per zoning lot: §118-60 (h)(2)*
F.A.R., lot coverage, Subject to the standards of the underlying zoning district:
setbacks §118-60 (h)(7)*
Building height Attached ADUs: Maximum height consistent with the
underlying zoning district: §118-60 (h)(8)(a)*
Detached ADUs: Maximum height limited to two (2)
stories: §118-60 (h)(8b, 8c, 8d)*
Fire safety All ADUs required to provide a fire sprinkler system,
regardless of size: §118-60 (h)(9c)*
Parking One (1) on-site parking space required per ADU, with
potential relief available through the Zoning Board of
Appeals: §118-60 (h)(10)*
Business use ADUs may not be used for business purposes unrelated to
the owner-occupied primary dwelling: §118-60 (g)(2)*
Short Term Rentals (STR) ADUs prohibited from use as short-term rentals: §118-60
(g)(3)*
Design review All ADUs subject to review and approval by the Village’s
Appearance Commission: §118-60 (h)(9b)*
Occupancy No restrictions on long-term occupants, consistent with
the prohibition on short-term rentals: see Ordinance
Establishing A Short-Term Rental Pilot Program
Illinois House Bill 1813 Would allow local governments to implement reasonable
regulations for ADUs, provided those regulations do not
effectively prohibit the construction of them:
See ILGA.GOV_HB1813
* All sections of Code reference changes found in the attached draft code language
STAFF ANALYSIS
Impact of allowing Accessory Dwelling Units (ADUs)
Staff conducted a review of ADU policy, empirical research, and implementation
outcomes at the local, state, and regional levels. As part of this effort, staff participated
in a 2025 webinar hosted by the Mid-Atlantic Planning Collaboration, a regional
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consortium of planning organizations, which provided current insights in the progression
of ADU policy at the state and county levels.
State Policy
• Maryland House Bill 1466, effective October 1, 2025, requires counties and
municipalities to allow ADUs on single-family detached properties.
• Local governments still have discretion over standards such as size, setbacks,
and design.
• Counties and municipalities have until October 1, 2026 to adopt ordinances.
• This policy reflects a research-backed approach by the Maryland Department of
Planning Accessory Dwelling Unit Policy Task Force to expand housing options
gradually, without changing neighborhood character.
Montgomery County Example (Washington D.C. metropolitan area)
• Population: approximately 1 million, 507 square miles, approximately 408,680
housing units.
• ADUs are permitted by right in single-family zoning districts.
• 265 ADU permits were issued between December 2019 and July 2024.
• 63 permits issued in 2023 alone (approximately 0.006% of the population).
• ADU development occurs gradually and remains a small portion of total housing,
demonstrating that ADUs are a housing tool.
Anne Arundel County Example (Annapolis metropolitan area)
• Population: approximately 595,000, 588 square miles, approximately 253,083
housing units.
• 2023 regulations allow one ADU per lot in all single-family residential districts.
• Permit applications increased from 11 in the first year (0.002% of the
population) to 29 in the second year (0.005%).
• The county reports that ADUs expand housing options while maintaining
neighborhood compatibility.
• Public education, monitoring, and minor regulatory updates are important for
long-term success.
ADU Construction Costs
Staff also evaluated the financial considerations associated with ADU development,
including unit type and size, construction complexity, site conditions, utility connections,
and interior finishes. According to a 2020 report by the Urban Land Institute, typical
ADU construction costs ranged from approximately $150,000 to $350,000, depending
on square footage and design. Recent information from contractor cost estimates reveal
that, as of 2026, material costs alone have increased approximately 10% or more. Due
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to material price escalation and ongoing supply chain constraints, overall ADU
construction costs are closer to $400 or more per square foot. With recent cost
increases, ADU construction in 2026 could cost upwards of $400,000.
These figures reflect full project delivery costs, including design, permitting, site
preparation, structural construction, mechanical, electrical, and plumbing systems, and
interior finishes. The data underscores that ADUs represent a substantial private
investment and are therefore most likely to be pursued selectively by homeowners with
sufficient resources and a clear housing need, such as accommodating family members
or caretakers.
Availability and Applicability within Residential Districts
Finally, staff analyzed a representative section of the Village’s R2 Residential Single-
Family District to assess the practical applicability of ADU regulations under existing
zoning standards. R2 district requirements include, but are not limited to, a minimum
lot width of 40 feet, a maximum combined lot coverage of 40% for principal and
accessory structures, accessory structure setbacks of 3 feet from side and rear lot lines
(or 5 feet when abutting an alley), and a requirement for two on-site parking spaces for
detached single-family dwellings.
This analysis determined that a significant number of lots within the R2 district are
legally nonconforming with respect to minimum lot width. As a result, many properties
lack sufficient unimproved land area to accommodate an ADU while complying with
existing lot coverage, setback, and parking requirements. Consequently, ADU
development would be inherently constrained in these areas, limiting the potential for
widespread construction and serving as a natural safeguard against overdevelopment.
Based on this review, staff concludes that permitting ADUs under existing zoning
constraints would allow for modest, incremental housing opportunities while preserving
established neighborhood patterns and community character. The regulatory
framework, combined with market realties and physical site limitations, ensure that
ADUs function as a targeted housing tool.
NEXT STEPS
The draft code language for the permitting and regulating of Accessory Dwelling Units
in single-family residential zoning districts will be presented to the Village Board for final
review and approval.
ATTACHMENTS
1. Accessory Dwelling Unit Draft Code Language (§118-60 Accessory building,
structures, and uses and §118-91 Home Occupations)
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Sec. 118-60. Accessory building, structures and uses.
Definition:
“Accessory Dwelling Unit (ADU)” means an attached or detached residential
living unit on the same parcel on which a single-family dwelling is present or may
be constructed. The ADU provides complete independent living facilities for one
or more persons, including permanent provisions for living, sleeping, eating,
cooking, and sanitation. The ADU may take various forms: a detached unit; a unit
that is part of an accessory structure, such as a detached garage; or a unit that is
part of an expanded or remodeled dwelling, and is subordinate to the principal
structure.
(a) Accessory structure classifications in districts.
(1) Accessory structures shall be allowed in all districts, except those
structures specifically prohibited.
(2) Accessory buildings and uses are allowed only in residential zoning
districts.
(b) Maximum garage height. An accessory building cannot exceed 1 story or 15'
in height. The distance from grade to the top of eave or to the top of the
highest point on a flat roofed building cannot exceed 10' above grade, except
that an open roof deck railing cannot exceed 15' above grade.
(c) Area. The ground floor area of all accessory buildings must not exceed the
ground floor area of the principal building.
(d) Rear yard coverage. The total area of all accessory buildings shall not occupy
more than 30% of the rear yard.
(e) Use of accessory buildings in residential districts. In residential districts a
motor vehicle garage or other accessory building shall not be used as a
residence, temporary residence, or in conjunction with a commercial or
business activity, except that commercial vehicles may be parked or stored in
the garage.
(e) Setbacks. Except for legal fences or as otherwise provided, an accessory
building or structure erected, altered, enlarged, or moved must conform to the
following:
(1) International Residential Code, as amended in Chapter 22, as if all
accessory buildings are garages.
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(2) An accessory building less than 50 ft.2 in area and of noncombustible
construction is permitted to abut the principal building.
(3) An accessory building or structure is prohibited in a required front or side
yard or within 60' from a front lot line.
(4) An accessory building or structure in a rear yard shall be at least 3' from a
lot line except that the setback required shall be at least:
(a) The distance required for a side yard abutting a street on corner lots.
(b) The distance required for a front yard on through lots.
(c) 5' from the lot line abutting the alley.
(f) Colocation. Accessory buildings and Accessory Dwelling Units shall occupy
the same lot as the principal use or building.
(g) Accessory Dwelling Unit classifications in districts.
(1) Accessory Dwelling Units use shall be compatible with the principal use.
(2) An ADU cannot be used for a business that is not associated with the
property owner that resides within the permanent structure.
(3) An ADU cannot be used as a Short Term Rental (STR).
(h) Special Regulations Applicable to Accessory Dwelling Units (ADUs)
(1) Rental Registration. Accessory Dwelling Units are subject to Residential
Rental Unit Registration (Section 22-501). Prior to rental, property owner of
the ADU shall pay the annual registration fee, provide up to date contact
information for owner, and attend the Village Residential Rental Property
Landlord Seminar.
(2) Number of Units: One (1) ADU is permitted per zoning lot.
(3) Minimum Lot Size: None
(4) Minimum ADU Size: 220 square feet
(5) Maximum ADU Size: May not exceed 1,000 total square feet of livable
space, and smaller than the primary residence.
(6) Maximum F.A.R. or Building Lot Coverage: For both attached and
detached ADUs, the maximum F.A.R. or lot coverage of all structures on the
zoning lot shall be that of the underlying zoning district.
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(7) Yard Requirements: For both attached and detached ADUs, the
maximum F.A.R. or lot coverage of all structures on the zoning lot shall be
that of the underlying zoning district.
(8) ADU Maximum Height:
(a) For an attached ADU, the maximum height shall be that of the
underlying zoning district.
(b) For a detached ADU with a flat or mansard roof, the height shall
not exceed (20) feet, measured from grade to the highest point of said
structure, or two (2) stories, whichever is less.
(c) For a detached ADU without a flat or mansard roof, the height
shall be no taller than twenty-eight (28) feet, measured from grade to
the highest point of said structure, or two (2) stories, whichever is
less.
(d) For a detached accessory habitable space such as an office or
workshop where no permanent living is not taking place with a flat or
mansard roof, the height shall not exceed (20) feet, measured from
grade to the highest point of said structure, or two (2) stories,
whichever is less.
(9) Design Standards:
(a) For attached ADUs, only one (1) pedestrian entrance to the
structure may be located on the front facing façade of the principal
building.
(b) All ADUs must receive a Certificate of Appropriateness from the
Village’s Appearance Commission.
(c) All ADUs must provide a sprinkler system, regardless of size.
(d) If addressed, ADU must have address posted where it is visible
from the street or the alley.
(10) Off-Street Parking: The required off-street parking shall be one (1)
parking space, in addition to the required off-street parking as determined by
the zoning of the primary structure (Section 118-218) and shall be provided
on the same lot as the principal building. Relief from any parking conditions
may be granted through the Zoning Board of Appeals.
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Sec. 118-91. Home Occupations.
(a) General. A home occupation is permitted in all residences provided the home
occupation is clearly and obviously subordinance to the residence use. A home
occupation must be conducted wholly within the principal building on the
premises.
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Staff Report 3941 Oakton Street
Community Development Department Council Chambers, 7:30 PM, February 19, 2026
To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Coordinator
Re: 2025-24P: Special Use Permit
2025-25P: Parking Determination
General Information
Location 3941 Oakton Street
Petitioner Assyrian National Council of Illinois
Request The petitioner requests:
• A special use permit for a civic, social, and fraternal
organizations use and any relief that may be discovered
during the public hearing.
• A parking determination for a civic, social, and fraternal
organizations use.
Size of Site 6,221.50 square feet (0.142 acres) with frontage on Oakton Street
Existing Zoning & B2 Commercial – civic, social, and fraternal organization
Land Use
Aerial and Zoning
Map
Comprehensive The site is designated as Retail/Service Employment.
Plan
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SITE INFORMATION
• The site consists of a one-story brick building that was constructed in the mid-
1970’s for use as a retail automobile and accessory store. The building was
remodeled in the mid-1990’s to its current layout.
• Four parking spaces, including one ADA-accessible space, are accessible from
Oakton Street. An additional five parking spaces are accessible from the public
alley adjacent to the south side of the subject site.
• Overhead utilities run in an east-west direction along the north side of the public
alley adjacent to the south side of the subject site.
• On-street parking is prohibited along both sides of Oakton Street adjacent to the
subject site. The closest unrestricted on-street parking is available along East
Prairie Road.
• The site currently contains no landscaping.
• Parkway trees and ground landscaping are present along both sides of Oakton
Street.
Figure 1: View of the subject site looking south from Oakton Street
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Figure 2: View of the subject site looking north from the alley
COMPLETE STREETS
▪ A public sidewalk is present on Oakton Street.
▪ Pedestrian access to the subject site is available from Oakton Street.
▪ Bike lanes are anticipated to be added along Oakton Street between Skokie
Boulevard and McCormick Boulevard in 2026.
▪ Bicycle parking is available within the rear parking lot of the subject site.
▪ The CTA 97 Skokie and Pace 215 routes provide bus service near the subject
site.
▪ The subject site is within walking distance of residential neighborhoods, retail,
services, schools, and parks.
Figure 3: Aerial View of the Subject Site
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PETITIONER’S SUBMITTAL
The petitioner, Assyrian National Council of Illinois (ANCI), is requesting a special use
permit for a civic, social, and fraternal organizations use at 3941 Oakton Street in a B2
Commercial zoning district, and any relief that may be discovered during the public
hearing. ANCI seeks to legalize the operation of its existing 56-seat meeting hall.
Additionally, the petitioner is requesting a parking determination for a civic, social, and
fraternal organizations use. The petitioner has provided a detailed explanation of the
intended use of the space and parking management in the statement of effects,
attached.
Parking Determination
Off-street parking requirements for the use are determined by the Plan Commission. A
parking determination was not required by the Village for this use when the initial
special use permit request was approved in 2014. At that time, Village staff stated that
13 parking spaces were required for the 50 seats that were proposed, using a
calculation of one space per four seats. The petitioner requested and was granted
relief from the Village Code to provide 9 rather than the required 13 parking spaces.
The current request for 56 seats will result in a parking requirement of 14 spaces. The
petitioner will be required to request relief from §118-218(b)(2) of the Village Code in
order to allow for a five-space deficiency.
The ANCI community center and Urnina Banquets facility at 9131 Niles Center Road,
has over 150 parking spaces available for overflow parking. During special events,
ANCI utilizes its shuttle buses to transport guests between the subject site and the Niles
Center Road property.
Special Use Permit
The property was purchased from the Assyrian American National Federation in 2012
and in 2014 the petitioner requested and received approval from the Village for a
special use permit that allowed the operation of a 50-seat civic, social, and fraternal
organizations use (case 2014-21P).
In February of 2020, the petitioner stopped use of the building due to the onset of the
COVID-19 pandemic. The building housed two successive COVID testing facilities from
October of 2020 through February of 2022. ANCI resumed its occupancy of the
meeting hall in July of 2022; however, the special use permit had expired due to the
use ceasing to operate for a period of six (6) months. The Village subsequently
repealed the inactive special use permit in March of 2023.
STAFF ANALYSIS AND RECOMMENDATION
Staff recommends that the Plan Commission determine the off-street parking
requirement for 3941 Oakton Street to be 14 vehicle parking spaces and 1
bicycle parking space. This determination is not transferrable to another assembly
use.
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While there is currently no on-street parking available on Oakton Street, a forthcoming
2026 Cook County Department of Transportation and Highways roadway project will
include the addition of on-street parking spaces along both sides of the street. This
additional parking will benefit the users of the subject site as well as other businesses in
the neighborhood.
The maximum seating capacity shall be limited to 56 seats. Any future increase in the
seating capacity shall require an amendment to the Special Use Permit through the full
public hearing process along with a request for further relief from Section 118-
218(b)(2) of the Village Code.
Staff recommends that the petitioner’s request for a special use permit for a civic,
social, and fraternal organizations use at 3941 Oakton Street in a B2 Commercial zoning
district be APPROVED, subject to the Recommended Conditions and attached
Proposed Positive Findings of Fact, and that relief be granted from §118-218(b)(2) of
the Skokie Village Code to provide 9 rather than 14 off-street parking spaces.
APPEARANCE COMMISSION
No modifications are being made at the subject site that require Appearance
Commission review.
ATTACHMENTS
1. Recommended Conditions for 2025-24P
2. Proposed Positive Findings of Fact for 2025-24P
3. Petitions for Parking Determination and Special Use Permit
4. Site Plan dated September 9, 2014
5. Floor Plan dated January 7, 2026
6. Plat of Survey dated October 21, 2013
7. Statement of Effects
8. Engineering Division Parking Analysis Worksheet dated January 29, 2026
9. Affidavit of Public Notice dated February 2, 2026
10. Certificate of Publication dated January 30, 2026
11. Photo of Public Notice Sign on Property
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Recommended Conditions 2025-24P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, February 19, 2026
1. The maximum seating capacity shall be limited to 56 seats. Any increase in the
seating capacity shall require an amendment to the Special Use Permit through the
full public hearing process along with a request for relief from Section 118-218(b)(2)
of the Village Code;
2. The petitioner shall submit to the Planning Division electronic files of the site and
floor plans in their approved and finalized form.
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[PAGE 21]
Proposed Positive Findings of Fact 2025-24P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, February 19, 2026
Consideration Finding
The request is consistent with the intent of the The request for a civic, social, and fraternal
Comprehensive Plan. organization is consistent with the intent of
the retail/service employment use identified
in the Comprehensive Plan.
The request will not adversely affect adjacent There should be no adverse effects of the
properties. proposed use upon the properties that are
adjacent to the subject site.
The request is compatible with the existing or The requested civic, social, and fraternal
allowable uses of adjacent properties. organization use is compatible with the
existing uses of adjacent properties.
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 currently exist to serve the
to serve the requested use at the time such requested use.
facilities are needed.
The request demonstrates adequate provision The request will have adequate provisions for
for maintenance and use of the associated maintenance of the associated structures.
structures.
The request has considered and, to the degree No adverse effects on the natural
possible, addressed the adverse effects on the environment are anticipated and restoration
natural environment. of landscaping on the north side of the
building supports sustainability goals.
The request will not create undue traffic Undue traffic congestion will not be created
congestion. by the proposed use as shuttle bus service
will be utilized due to limited parking at the
subject site. Additional on-street parking is
planned to be provided along both sides of
Oakton Street in 2026 and will be able
accommodate patrons of the use.
The request will not adversely affect public Public health, safety, and welfare will not be
health, safety, and welfare. adversely affected by the request.
The request conforms to all applicable Most patrons will travel to the site via shuttle
provisions of this code, except where relief is bus to address a deficit of five parking
granted with the request. spaces. All other applicable provisions of this
code are conformed to by this request.
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[PAGE 22]
Mike Voitik
From: Kate Portillo
Sent: Wednesday, December 10, 2025 9:20 AM
To: Mike Voitik
Subject: FW: Online Form Submittal: Petition for Special Use Permit
KATE PORTILLO, AICP
_______________________________________________________________________________________________________________________________
PLANNING MANAGER
COMMUNITY DEVELOPMENT DEPARTMENT
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Skokie, Illinois 60077
Phone: (847) 933-8297
Book time with Kate Portillo
www.skokie.org
Subject: Online Form Submittal: Petition for Special Use Permit
Petition for Special Use Permit
Village of Skokie
Skokie Plan Commission (847/933-8447)
Petition for Special Use Permit
APPLICATION MUST BE COMPLETE IN ORDER TO SCHEDULE A HEARING
DATE
Name of proposed use or Assyrian National Council of Illinois
development:
Zoning: Field not completed.
Address of property: 3939 -3941 Oakton St
Existing use(s): Empty
Proposed use(s) in Civic, Social and Fraternal Organization
Appendix A:
Comprehensive Plan Sector Field not completed.
(select):
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[PAGE 23]
Comprehensive Plan Field not completed.
Designation:
All property identification 10-26-100-007-0000, 10-26-100-008-0000
numbers (PINs):
Petitioner Information
Name(s): Assyrian National Council of Illinois
Street address: 2450 W Peterson Ave
City, State, Zip Chicago, IL 60659
Email:
Phone:
Fax:
Agent or Attorney Information (if other than petitioner)
Name: Field not completed.
Street Address: Field not completed.
City, state, zip: Field not completed.
Email: Field not completed.
Phone: Field not completed.
Fax: 773-262-5589
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 request. The undersigned acknowledges and agrees that all
documentation submitted with this application becomes public record and may be
viewed by the public. The undersigned understands and agrees that if a special use
permit/site plan approval is granted to this application, that the special use
permit/site plan approval ordinance, and any conditions contained therein, shall be
recorded at the petitioner’s expense in the Office of the Recorder of Deeds for Cook
County and that failure to comply with any and all terms and conditions of the
special use permit/site plan approval shall be cause to initiate hearings to consider
revocation of the special use permit/site plan approval, as well as any related
business license, as provided for in the Village of Skokie Code.
Any required fees or monies owed by the applicant to the Village must be paid as a
condition of approval.
Legal titleholder(s) of Assyrian National Council of Illinois
property:
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[PAGE 24]
Electronic Signature I agree.
Agreement
Titleholder's signature(s): Steve Marano
Date: 12/09/2025
Titleholder's street address: 2450 W Peterson Ave
Titleholder's city, state, zip: Chicago, IL 60659
Email:
Phone:
Fax:
SUBMITTAL REQUIREMENTS
The below documents must be mailed and/or delivered to the Community
Development Department, Planning Division 5127 Oakton Street • Skokie, IL 60077
1. List all aspects of the Parking Non-Conformance:
proposed development that The proposed civic, social, and fraternal organization hall at
do not conform to the 3939–3941 Oakton Street has a maximum occupancy capacity
requirements of the Village
of 126 persons and currently provides 9 existing off-street
of Skokie Code.
parking spaces. Based on commonly applied parking ratios for
similar assembly uses under §118-218 of the Village of Skokie
Code, the site does not meet the typical off-street parking
requirement for a facility of this size.
The Applicant respectfully requests consideration under the
Special Use Permit process for this parking shortfall and
submits this narrative along with a Parking Management Plan
to mitigate potential impacts.
During daytime hours of operation, the facility will primarily
function as a not-for-profit community gathering space for
seniors, offering activities such as games, television viewing,
and social interaction. The majority of participating seniors
reside locally within Skokie and do not drive. Attendees
typically walk, are dropped off by family members, or
participate in organized carpooling, which significantly reduces
on-site parking demand during these periods.
For evening or special event activities when higher attendance
is anticipated, the Applicant will implement parking mitigation
measures including coordinated drop-off procedures, ride-
share promotion, carpool encouragement, and off-site/shared
parking arrangements. Parking demand will be actively
3

[PAGE 25]
Mike Voitik
From: Kate Portillo
Sent: Thursday, December 18, 2025 12:20 PM
To: Mike Voitik
Subject: FW: Online Form Submittal: Petition for Parking Determination
KATE PORTILLO, AICP
_______________________________________________________________________________________________________________________________
PLANNING MANAGER
COMMUNITY DEVELOPMENT DEPARTMENT
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Skokie, Illinois 60077
Phone: (847) 933-8297
Book time with Kate Portillo
www.skokie.org
Petition for Parking Determination
Village of Skokie
Skokie Plan Commission (847/933-8447)
Petition for Parking Determination
APPLICATION MUST BE COMPLETE IN ORDER TO SCHEDULE A HEARING
DATE
Name of proposed use or Assyrian National Council of Illinois
development:
Zoning: Field not completed.
Address of property: 3939 -3941 Oakton St
Proposed use(s) in Field not completed.
Appendix A:
City: Skokie
State: IL
1

[PAGE 26]
Zip: 60076
Petitioner Information
Name(s): Steve Marano
Street address: 2450 W Peterson Ave
City, State, Zip Chicago
Email:
Phone:
Fax:
Agent or Attorney Information (if other than petitioner)
Name: Steve Marano
Street Address: Field not completed.
City, state, zip: Field not completed.
Email: Field not completed.
Phone: Field not completed.
Fax: 7732620828
THE PETITIONER MUST SIGN THIS PETITION. The undersigned acknowledges
and agrees that all documentation submitted with this application is true and
correct, becomes public record, and may be viewed by the public. The undersigned
understands and agrees that the parking determination by the Plan Commission
may also include certain conditions regarding the applicability of their determination
and that the parking determination may be different or invalid if the information is
found to be incorrect.
Electronic Signature I agree.
Agreement
Electronic Signature Steve Marano
Date: 12/18/2025
SUBMITTAL REQUIREMENTS
The below documents must be mailed and/or delivered to the Community
Development Department, Planning Division 5127 Oakton Street • Skokie, IL 60077
1. A signed statement describing the operation of the proposed use and any other
relevant information that affects the type and amount of parking necessary for this
use. In addition, please also include the following information for these uses:
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[PAGE 28]
3939 – 3941 Oakton
St
Floor Plan
56 Seats
Revised 01/07/26

[PAGE 30]
STATEMENT OF EFFECTS
Special Use Permit Request
3939–3941 Oakton Street
Skokie, Illinois
Proposed Use: Civic, Social, and Fraternal Organization Hall
Maximum Seating Capacity: 56 Persons
Prepared for submission to the Village of Skokie

[PAGE 31]
1. Purpose of the Special Use
The Applicant seeks approval of a Special Use Permit to operate a civic, social, and fraternal
organization hall at 3939–3941 Oakton Street. The facility will serve as a not-for-profit
community space for meetings, educational programming, cultural activities, senior-focused
gatherings, and limited private events such as birthday celebrations, baptisms, and
condolence gatherings. These events are modest in scale and intended to provide a more
intimate setting than larger banquet venues, which are typically hosted at the Applicant’s
primary facility.
2. Effect on Adjacent Properties
The proposed use will not adversely affect adjacent properties. All activities occur entirely
indoors, with no outdoor amplification or high-impact entertainment. Evening events are
infrequent, limited in scale, and usually conclude by 10:00 p.m. to maintain neighborhood
compatibility.
3. Traffic and Circulation
Traffic generated by the proposed use will be modest and intermittent. Most weekday
activity occurs during daytime hours, while weekend and evening events occur occasionally.
On-site staff will manage arrivals and departures to ensure orderly circulation and prevent
congestion.
4. Parking and Off-Site Parking Arrangements
The property provides nine (9) existing off-street parking spaces, which does not meet
standard parking ratios for assembly uses. The Applicant requests consideration of this
non-conformance and provides mitigation through off-site parking availability and
organized shuttle service.
5. Senior-Focused Daytime Use
During daytime hours, the facility primarily serves seniors participating in social and
community programs. Many attendees reside locally and do not drive, instead walking,
carpooling, or relying on family or organizational transportation, resulting in reduced
parking demand.
6. Hours of Operation and Staffing
The facility may operate up to seven (7) days per week between 8:00 a.m. and 10:00 p.m.,
during periods when the building is in use. One (1) to two (2) staff members will be present
at all times. Usage is more frequent on weekends and during summer months. During
winter, spring, and fall, senior programming is generally conducted at the Applicant’s
Community Center.
7. Public Health, Safety, and Welfare
The proposed use promotes public health and welfare by fostering social engagement,
reducing isolation among seniors, and providing culturally appropriate gathering space in a
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[PAGE 32]
controlled environment. The Applicant has extensive experience operating similar facilities
within Skokie.
8. Conclusion
With defined seating capacity, controlled hours of operation, on-site staffing, limited and
infrequent evening events, and robust off-site parking and shuttle arrangements, the
proposed use will not adversely affect surrounding properties or public infrastructure and
is consistent with the intent of the Village of Skokie Code.
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[PAGE 33]
EXHIBITS
Exhibit A – Site & Location Map
This exhibit identifies the subject property at 3939–3941 Oakton Street and illustrates its
relationship to surrounding streets and land uses within the Village of Skokie.
Exhibit B – Parking & Transportation Plan
The site provides nine (9) off-street parking spaces. Parking demand is reduced due to
senior-focused daytime use, local residency, carpooling, and organized transportation.
Exhibit C – Off-Site Parking & Shuttle Operations Plan
The Applicant owns and operates the Urnina Banquet / Community Center at 9131 Niles
Center Road, Skokie, providing over 150 off-street parking spaces. Four organization-owned
vehicles used for the Elderly Home Service Program are available to shuttle guests between
the Community Center and the Oakton Street facility during special events.
Exhibit D – Hours of Operation & Staffing Plan
The facility may operate between 8:00 a.m. and 10:00 p.m., seven days per week, when in
use. One to two staff members will be present at all times to oversee operations, monitor
parking, and ensure compliance with Village regulations.
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[PAGE 34]
Engineering Division
Public Works Department
Village of Skokie
PARKING ANALYSIS WORKSHEET
3941 Oakton Street
1/29/2026
Zone: B2
Gross Area Deductions *Net Area Parking Parking
Tenant / Business Address / Suite Use RATIO
(SF) (SF) (SF) Required Provided
Assyrian National Council
1 3941 Assembly 56 (seats) 56 (seats) 1/4 14.0
of Illinois
14.0 9
* Floor area, net, when prescribed as the basis of measurement for off-street parking and loading spaces for any use, shall be the sum of the
gross horizontal area of the basement, and all other floors, excluding hallways, stairways, elevator shafts, boiler and air conditioning equipment
rooms, or areas used for off-street parking facilities. All horizontal dimensions shall be taken from the exterior faces of the exterior walls, or from
the centerlines of walls separating 2 buildings.
NOTE:
Provide Req. Minimum Nr. of Accessible Spaces = 1
Provide Required Bicycle Parking Spaces = 1 (5% office, retail, etc.; 10% recreational; 10% students)
Required Loading Spaces = (118-220 table for industrial district)
Comments: The parking requirement is not met.
ES
VOSDOCS-#404163-v5-Engineering_Parking_Analysis

[PAGE 35]
AFFIDAVIT OF PUBLIC NOTICE
STATE OF ILLINOIS ) Case No. 2025-24P, 2025-25P
)
3941 Oakton
COOK COUNTY ) Address
Request
Please complete & return
affidavit by 2/4/2026
The undersigned petitioner, on oath, states:
1. That they are the owner or duly authorized agent of the petitioner for the property located in
Skokie, IL, in the above noted case(s) now pending for public hearing before the Skokie Zoning
Board of Appeals or before the Skokie Plan Commission,
2. That they notified, in writing, all properties within 250 feet of the subject site by mail,
using the attached list provided by staff, no less than 15 days prior to the scheduled hearing
3. That the legal notice letter was mailed out on Cfl-f O^fT.O^.Cy
[0^ ^Ol-^OfXtl CCHA^C/<(
^n^()
Applicant Printed Name
Apf)licanTSTgnatu-e
Subscribed and sworn to before me on this
T/r_ day of ^W\JO^ 20^?
Day #
Notary Public
^_
VOSDOCS-^186613 - vl 1 Public Hearing Notification Instructions ZBA & Plan Commission

[PAGE 36]
Sold To:
Village of Skokie - CU00031224
5127 Oakton St
Skokie,IL 60077-3633
Bill To:
Village of Skokie - CU00031224
5127 Oakton St
Skokie,IL 60077-3633
Certificate of Publication:
Order Number: 7924378
Purchase Order: Public Hearing
State of Illinois - Cook
Chicago Tribune Media Group does hereby certify that it is the publisher of the Skokie Review. The
Skokie Review is a secular newspaper, has been continuously published Weekly for more than fifty (50)
weeks prior to the first publication of the attached notice, is published in the City of Skokie, Township of
Niles, State of Illinois, is of general circulation throughout that county and surrounding area, and is a
newspaper as defined by 715 IL CS 5/5.
This is to certify that a notice, a true copy of which is attached, was published 1 time(s) in the Skokie
Review, namely one time per week or on 1 successive weeks. The first publication of the notice was
made in the newspaper, dated and published on 1/29/2026, and the last publication of the notice was
made in the newspaper dated and published on 1/29/2026.
This notice was also placed on a statewide public notice website as required by 715 ILCS 5/2. 1.
PUBLICATION DATES: Jan 29, 2026.
___________________________________________________________________________________
Skokie Review
In witness, an authorized agent of The Chicago Tribune Media Group has signed this certificate executed
in Chicago, Illinois on this
30th Day of January, 2026, by
Chicago Tribune Media Group
Jeremy Gates
Chicago Tribune - chicagotribune.com
160 N Stetson Avenue, Chicago, IL 60601
(312) 222-2222 - Fax: (312) 222-4014

[PAGE 37]
Chicago Tribune - chicagotribune.com
160 N Stetson Avenue, Chicago, IL 60601
(312) 222-2222 - Fax: (312) 222-4014

[PAGE 39]
Memorandum
Community Development Department
TO: Members of the Skokie Plan Commission
FROM: Kate Portillo, AICP, Planning Manager
DATE: February 13, 2026
SUBJECT: Forthcoming Zoning Ordinance Code Updates
At the January 12, 2026 Housing Sub-Committee meeting, members took action to recommend
certain text amendments to the Zoning Ordinance be brought to the Plan Commission for
consideration at a public hearing. Staff anticipates this matter to come before the Plan
Commission at the March 19, 2026 meeting. The following items will be included in the text
amendment request:
1. Adaptive Reuse:
The proposed definition to add under Sec. 118-32. – General definitions is as follows:
Adaptive reuse means the conversion of an existing building from its originally intended
purpose to accommodate a new use, with primary features such as building footprint,
setbacks, overall façade, established off-street parking and height remaining as
established.
It is proposed that adaptive reuse would be allowed by right in certain residential (R1,
R2, R3, and R4) and mixed-use zoning districts (NX, TX, and CX), and as a special use
in specific business zoning districts (B1, B2, and B3).
2. Open Front Porches:
It is proposed that an open porch with a permanent roof be added as a permitted
obstruction in the required front yard of a residential parcel. The proposed draft language
is as follows:
Sec. 118-59. – Permitted obstructions in required yards
(c) Front yards.
(4) Open-air tTerraces or porches with that do not have permanent roofs
not more than 4’ above the average level of the abutting ground and not
projecting over 610’ into the required front yard.
3. Vertical Expansion within Existing Residential Building Footprint
Proposed draft changes to Article XIII. – Nonconforming Structures, Lots, and Uses -
Section 118-253 – Enlargements and modifications. The proposed draft language is as
follows:
Sec. 118-253. – Enlargements and modifications
(c) Additions. All additions to nonconforming structures and parking areas
shall conform to the requirements of this chapter, with the exception that a
nonconforming single-family detached dwelling may be expanded
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[PAGE 40]
vertically within the maximum allowable height so long as there is no
horizontal expansion of the structure beyond the existing building
footprint. Additions to structures housing nonconforming uses that
increase the nonconforming use shall not be made.
In addition to the text amendment recommendations from the Housing Sub-Committee of the
Plan Commission, staff will also be including an additional text amendment to §118-32 General
definitions of the Zoning Ordinance to the request, specifically Building height. Recommended
changes to the current definition (below) are forthcoming.
Building height means the vertical distance above the lesser of the crown of the street or
the top of the curb to the top of the roof, excluding steeples, church belfries, spires,
chimneys, smokestacks, cooling towers and elevator bulkheads, parapet walls and
building equipment penthouses only when such structures have a floor area less than ⅓
of the floor area of a typical floor. When a building is on a lot that faces on more than 1
street, the height shall be measured from the lesser of the average of the crowns of both
streets or the average of the middle points of the top of the curbs to the top of the roof.
2
638115