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Housing Sub-Committee of the Plan Commission
Monday, January 12, 2026 7:00 P.M.
Skokie Public Library, 5215 Oakton Street, Skokie, IL, Radmacher Room
I. Call Meeting to Order/Declaration of Quorum
II. Approval of the October 23, 2025 Meeting Minutes
III. Update and discussion regarding proposed Zoning Ordinance changes
IV. Update and Discussion of Housing Chapter Implementation Items (2)
a. Focus Group Questionnaire and Housing Study Recommendations
b. Housing Design Update and Recommendations
V. Next Steps
VI. Public Comment
VII. Adjournment
Individuals with questions or feedback about an agenda item may contact Justin Malone with the
Community Development Department at 847-933-8411 or publiccomments@skokie.org.
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, 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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Meeting Minutes for
Housing Sub-Committee of the Plan Commission
October 23, 2025 | 7:00 PM
Skokie Village Hall | 5127 Oakton St, Skokie, IL 60077 | Conference Room D
Members Present: Peter Levavi, Chair
Maegen Akers
Jeff Burman
Beth Demes
Jonathan Lavin
Dr. Edward Linn
Katherine Niedorowski
Erin Ryan
Charles Saxe
Ellen Weber
Members Absent: Cindy Franklin
Joe Maschek
Paul Schroeckenstein
Presiding Officer: Peter Levavi, Chair
Staff Present: Kate Portillo, Planning Manager
Justin Malone, Neighborhood & Housing Coord.
1) Meeting Called to Order / Declaration of Quorum
A quorum being present, Chairman Peter Levavi called the meeting to order at 7:02 PM.
2) Introduction of New Housing Sub-Committee member
Chair Levavi made introduction of new Housing Sub-Committee member, Beth Demes.
Ms. Demes provided a brief summary of her background in the affordable housing field.
3) Approval of Meeting Minutes
A motion to approve the minutes as presented for the July 14, 2025 meeting was made by
Jeff Burman, seconded by Ed Linn. The minutes were approved by unanimous voice
vote, with an abstention from Beth Demes.
4) Adoption of 2026 Meeting Schedule
Sub-Committee members were presented with the 2026 meeting schedule. Chair Levavi
noted that he will be absent for the proposed January 12, 2026 meeting and asked if
another date would be available or if another member of the Sub-Committee would Chair
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the meeting in his absence. Jeff Burman volunteered to substitute as Chair for the 2026
January meeting.
Chair Levavi asked if a hybrid meeting option is allowed in the future.
Kate Portillo stated that staff will find out if a hybrid format is permitted.
5) Discussion of proposed Zoning Code changes
Kate Portillo reported some proposed zoning code changes based on feedback from
residents and other opportunities for efficiency of staff operations. Ms. Portillo stated that
these changes align with the goals from the Housing chapter of the Comprehensive Plan
and the goal is to bring any or all of these changes to the Plan Commission.
Ms. Portillo introduced ideas surrounding adaptive reuse options in Skokie, referencing
the Old Orchard Towers office park at 5202 Old Orchard Road as current example of
converting an office use to residential use. Ms. Portillo stated that codifying adaptive
reuse is a way to make development opportunities more efficient.
Ms. Portillo stated that adaptive reuse could be put in the permitted use table for
appropriate zoning districts and the changes would be brought to the Plan Commission
for public feedback. Ms. Portillo stated that projects would still need permits as usual,
however there is nothing in the code like this at the moment.
Erin Ryan asked if this applies to non-housing as well and stated she would like to see
language for other adaptive reuse scenarios, such as a church to an office.
Ellen Weber stated that a community may not want to lose all of their commercial or
retail properties if it could eliminate the synergy of the streets and could create a domino
effect to lose large portions of commercial corridors.
Kate Portillo stated that staff could include preliminary guardrails for conversions with an
option to bring the framework back to the Sub-Committee for further review. Ms. Portillo
stated that there are successful examples in the region and staff could be directed to bring
a more formulated review before this topic advances to the Plan Commission.
Kate Portillo introduced the second proposed code change, which spoke to building
height restrictions in residential districts. Ms. Portillo stated that she was not suggesting
increasing the limit to three stories, but that there were opportunities to update the code to
allow taller homes.
Chair Levavi asked if two and a half stories was more in line with the suggestion.
Kate Portillo stated that there are existing limitations in the R-1 and R-2 districts, which
pose challenges to expansion of living space for some homes, such as split-levels. Ms.
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Portillo stated that an analysis would be needed to determine what could work for a
variety of home types.
Erin Ryan asked if this was determined as a frequent concern for residents.
Jeff Burman expressed concern about residents having issues with heights not fitting in
with the neighborhood.
Chair Levavi asked how Floor to Area Ratio (FAR) fits into this change.
Kate Portillo stated that staff could organize a staff report and research this topic, if
directed, in order to bring code changes to the public hearing for a recommendation from
the Plan Commission and then to the Village Board.
Kate Portillo spoke on the third possible code changes regarding removing some
limitations on front porches as an opportunity to enhance a homeowner’s living space and
improve street facades, stating that there are currently restrictions that deter homeowners.
Ellen Weber asked if this would change allowable lot coverage and asked if the Village
considered a porch bonus.
Kate Portillo stated that these proposals would not change lot coverage restrictions.
Ed Linn stated that this may not necessarily affect livable space, but it does enhance
aesthetics and allows homeowners to enjoy their front porch.
Kate Portillo stated that this is a small code change, but staff would need direction from
the Sub-Committee.
Jonathan Lavin asked if there were currently other similar permitted restrictions within
the code.
Kate Portillo stated that some examples include AC units, bay windows, or chimneys that
extend beyond the footprint of the home.
Kate Portillo stated the fourth proposed code change, regarding below grade bedrooms in
Skokie, which the current code does not allow. Ms. Portillo stated that although some
may be non-conforming or illegal, there are inquiries from residents. She stated that
proper ingress and egress would be required.
Ellen Weber asked what are the proposed requirements for egress.
Kate Portillo stated that windows of different sizes that are able to open as well as
window wells would be required. Ms. Portillo stated that this code update could come
back to this Sub-Committee if requested.
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Jeff Burman asked if there were any considerations for flood management for below
grade bedrooms.
Jonathan Lavin asked what the term “grade” was referring to.
Kate Portillo stated that grade refers to the ground level, but that proper ceiling height
would also be important for any below grade living space.
Ellen Weber stated that the definition for “grade” should be updated, as it may be
different for homes with sloped yards or walk-out basements.
Chair Levavi stated that this Sub-Committee’s goal was to discuss flexible options for
families and this topic is low-hanging fruit to help with flexibility.
Maegen Akers stated that this code update could help regulate those that are already non-
conforming or illegal and make them safer.
Kate Portillo spoke on a fifth possible code update for non-conforming structures, such as
a home with a small side yard and a less than legal setback. Ms. Portillo stated that if the
homeowner wanted to make any modifications to their home, such as add a second story,
they would need to go to the Zoning Board of Appeals. Ms. Portillo stated that with
updated code language, the homeowner would be able to expand vertically, but not
beyond the dripline or horizontally, within the updated height limitations. Ms. Portillo
stated that additions that cantilever out into the setback would not be permitted, but
updating the code would create a pathway for homeowners to expand their living space
without as many barriers such as time and money. Ms. Portillo stated that this was
becoming a more contemporary practice in some communities.
Chair Levavi stated that those living next door to someone who was making their home
taller might not bode well.
Ellen Weber stated that an administrative variance might work as sort of middle ground.
Beth Demes stated that she agreed with the Chair in that it may create problems with the
neighbors.
Kate Portillo stated that staff could compile numbers for variances already granted, but in
terms of life-safety, building codes, and construction standards, this would not apply to
all homes.
Chair Levavi asked if Ms. Portillo could comment on administrative approvals.
Kate Portillo stated that this could be an opportunity for such home rule communities
such as Skokie and if there was interest in this, staff could create a proposal.
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Ellen Weber stated that non-conforming homes are different and a sometimes difficult
topic, but we would want to protect neighbors.
Maegen Akers asked if there could be a percentage of non-conforming permitted with
administrative approval.
Ellen Weber asked about how prevalent these types of cases were in Skokie.
Kate Portillo stated that the Zoning Board of Appeals heard 2 or 3 cases last year for
these types of additions.
Charlie Saxe stated that he had a similar case with his own property, which is non-
conforming, and the process was tedious, timely, and costly.
Ed Linn stated that he had a neighbor who added to his home and now his living room is
dark.
Beth Demes stated that this is a sensitive topic and could be handled on a case by case
basis.
Chair Levavi asked if staff could further investigate this topic and come back for the Sub-
Committee’s review.
6) Update and Discussion of Housing Chapter Implementation Items (2)
Maegen Akers gave a brief overview of the goals for the housing gap assessment,
including identifying trends and challenges. Ms. Akers stated that the questions were kept
open-ended to capture detail and there was a limit of 5 questions per category to not
overwhelm the responder.
Erin Ryan asked if the questions were for a survey or for a focus group.
Maegen Akers stated that the questions could be used for both, if follow up is needed.
Ms. Akers stated that the survey would be sent out to a small pool of people instead of
polling the whole village.
Ed Linn stated that he thinks we would need both a survey and a focus group.
Jeff Burman stated that if we aren’t asking residents, then we are missing a whole group
of responses.
Kathy Niedorowski asked the group if there were any questions for a survey that might
be missing.
Jeff Burman stated that the Village should use professionals to come up with the
questions and carry out the survey.
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Maegen Akers stated that this would be a much smaller survey as opposed to the larger
Community Survey from the previous year.
Erin Ryan stated that the questions are good for focus groups, for a first step, but these
should not be the only steps.
Beth Demes stated that it may be easier to do these questions face to face.
Kathy Niedorowski asked if questioning the trustees to gather a vision should also be in
the form of a focus group.
Ellen Weber stated that she’s heard of communities using an approach when questioning
Trustees where they poll for a personal vision but then also seek to hear what they are
hearing from their constituents.
Jeff Burman asked if a professional facilitator should be used.
Kate Portillo stated that staff will have to go back to the current budget to see if there if
funding for a professional facilitator.
Chair Levavi stated that this group is on the right track and should move forward with the
focus groups.
Justin Malone provided an update for the working group that is tasked with updating the
home design and modification process, stating that during the previous meeting Joe
Maschek had shared the idea of a one-pager that helps present this topic in an easy-to-
understand manner. Mr. Malone showed a draft one-pager that described each process
that could be easily transformed into a visual aid for contractors and developers who are
looking for a simpler process when modifying homes in Skokie. Mr. Malone also stated
that this group has procured a contact with the Chicago Bungalow Association to obtain
insight on how to cultivate a guide that is similar to the Chicago Bungalow Expansion
book.
7) Consideration of Recommendation to Plan Commission to establish Accessory Dwelling
Units as habitable space
Justin Malone shared an update on data that was requested surrounding the feasibility of
ADUs in Skokie as well as data and feedback from surrounding communities that have
already approved ADUs. Mr. Malone stated that the largest hurdle for building ADUs is
cost.
Jeff Burman stated that he’s not even sure that Skokie residents want this and is not sure
why time is being spent on this topic.
Charlie Saxe stated that people are already doing DIY versions of this in Skokie.
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Jeff Burman stated that there is no data on how ADUs impact property values and they do
nothing to solve problems for affordable housing.
Charlie Saxe stated that people are adapting the space that they already have and people
are using their garages for dens, entertainment rooms, etc. Mr. Saxe stated that the group
has been focused on coach house style ADUs when there are a larger range of structures
that could be used, but are not allowed at this point.
Ellen Weber stated that her concern was if the ADU was for a family member or for
profit.
Chair Levavi stated that short term rentals in an ADU is off the table, so any profit would
be from longer term tenants.
Erin Ryan stated that the goal of the group was to make housing more flexible and that
may be why the definition needs to be kept broad.
Jonathan Lavin stated that there is active legislation at the state level to restrict
communities from prohibiting ADUs, so it makes sense to create a set of standards that
are reasonable for Skokie and it would be a mistake to not act on it.
Chair Levavi stated that it makes sense to regulate them in Skokie but agree to set
parameters and give the opportunity for those who can do it. Chair Levavi referenced
communication he had with a resident who was interested in ADUs and had an ideal lot
for an ADU, but not all lots are like this. Chair Levavi asked if staff could make any
modifications to the draft language from the comments received before moving it
forward.
Kate Portillo stated that the draft language would still go through a review from the Legal
Department.
Erin Ryan stated that each meeting the Housing Sub-Committee has had has drawn
feedback from residents who are interested in ADUs.
Jeff Burman stated that for him it comes down to enforcement of the ADUs through the
Village’s Rental Registration.
Ellen Weber stated that she was worried about the size of the ADUs and that the size
should be limited to a percentage of the main structure.
Beth Demes stated that in terms of affordability, it would be idea for the ADUs to be
rented to help homeowners with income. Ms. Demes also stated that if a family moves
out of the ADU, a homeowner would not want to leave the structure vacant, so allowing
rentals would be helpful.
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Jeff Burman stated that he believes that ADUs would change the intent of a neighborhood
by adding more density.
Beth Demes stated that we have a housing shortage and density is helpful. Ms. Demes
stated that housing won’t happen in everyone’s backyard with the proposed restrictions.
Jeff Burman suggested the Housing Sub-Committee vote on the topic.
Chair Levavi stated that the Housing Sub-Committee has done a good job at taking the
big risks out and the draft code language is better than when it first came through. Chair
Levavi stated that he is in favor of the recommendation.
Jeff Burman made a motion for the approval of the recommendation with an amendment
to remove any allowable uses as a rental. The motion was seconded by Jonathan Lavin.
The motion was favored by 3, opposed by 10. The motion failed.
Maegen Akers made a motion for the approval of the recommendation as written. The
motion was seconded by Beth Demes.
The motion was favored by 11, opposed by 2. The motion proceeded and will move
forward for review from the Plan Commission.
8) Next Steps
Justin Malone stated that he would be in contact with the smaller groups to meet before
the next larger meeting in January. Mr. Malone shared that the recommendation from the
Housing Sub-Committee will be provided to the Plan Commission to meet and allow for
public comment surrounding ADUs in Skokie.
9) Public Comment
Mr. Ed Ballinger stated that he has a property at Ewing and Dempster and the lot is ideal
for a detached ADU. Mr. Ballinger stated that his intent is not for profit, but is interested
in building for an elderly family member. Mr. Ballinger stated that he is a former
Evanston resident and is disappointed that ADUs are not allowed in Skokie.
Ms. Diana Rumsley stated that a resident might want to have an ADU if they have kids
that come back home from college and can’t afford to live on their own. Ms. Rumsley
stated that the restrictions seem like a lot.
Mr. Simon Markus stated that he is in a similar position as Mr. Ballinger and lives near
Dempster and Crawford and is interested in an ADU. Mr. Markus stated that his ADU
would be for his family. Mr. Markus stated that the previous owners of his home added a
basketball court in his backyard that he could remove to make way for the ADU.
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10) Adjournment
A motion to adjourn the meeting was made by Jeff Burman, seconded by Charlie Saxe.
The votes were 10 in favor, 0 opposed.
Meeting adjourned at 9:19 PM
Respectfully Submitted,
Justin Malone, Neighborhood & Housing Coordinator
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Memorandum
Community Development Department
TO: Johanna Nyden, AICP, Community Development Director
FROM: Kate Portillo, AICP, Planning Manager
DATE: January 9, 2026
SUBJECT: Zoning Ordinance Code Updates
Background
At the October 23, 2025 Housing Sub-Committee meeting, possible Code updates in support of
future housing needs were discussed. The Sub-Committee requested that staff provide additional
research and context related to certain proposed changes prior to possible recommendation to the
Plan Commission. The follow up information is outlined below for discussion.
Potential Opportunities for Code Updates
1. Adaptive Reuse:
Staff reviewed the code from neighboring communities including Morton Grove, Niles,
Des Plaines, Evanston, Wilmette, Winnetka, Glenview and Lincolnwood. The code of the
first four communities did not contain specific references to adaptive reuse. Wilmette
allows adaptive reuse of an existing institutional structure for senior housing, permitted in
all zoning districts through special use planned development. Winnetka allows adaptive
reuse through the planned development process in specific multi-family residential and
commercial districts. Lincolnwood requires a special use permit and applies design
standards to adaptive reuse. Glenview’s downtown development code addresses the
rehabilitation and reuse as a purpose of the code and offers economic opportunity as a
factor in granting relief from a Certificate of Appropriateness. 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.
With a focus on housing, it is proposed that adaptive reuse would be allowed in certain
residential (R1, R2, R3, and R4), mixed-use (NX, TX, and CX), and business (B1, B2,
and B3) zoning districts as a special use.
2. Open Front Porches:
It is proposed that a code amendment to allow for an open porch with a permanent roof as
a permitted obstruction in the required front yard of a residential parcel be brought
forward. The proposed draft language is as follows:
Sec. 118-59. – Permitted obstructions in required yards
(c) Front yards.
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(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 510’ 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. Interest in better understanding the
potential impact of code changes was voiced at the October 2025 meeting. Staff
performed a review of all Zoning Board of Appeals cases since 2020 to understand the
frequency of requesting relief from existing setbacks for second-story additions, and the
findings are illustrated in this chart:
Calendar Year # of ZBA cases
2020 0
2021 1
2022 1
2023 0
2024 1
2025 2
There is a low frequency of requests for relief from existing setbacks for second-story
additions, possibly due in part to the overall investment of a home addition. While
impacting a limited number of residential properties, the proposed draft code change is an
opportunity to reduce barriers to residents recognizing the full potential of their property.
Staff recommends the subcommittee considers providing an opportunity, as a matter of
right (without needing a variance), for nonconforming residential single-family dwellings
to increase or enlarge habitable area vertically within the maximum allowable height so
long as there is no horizontal expansion of the structure beyond the existing footprint and
no extension beyond the existing dripline of the existing structure. 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
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.
Recommendation
The presented opportunities should be discussed by the Housing Sub-Committee of the Plan
Commission to determine if consensus exists for text amendments to be brought to public
hearing at a future Plan Commission meeting.
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Memorandum
Community Development Department
TO: Chair Peter Levavi and Members of the Housing Sub-Committee of the
Plan Commission
FROM: Johanna Nyden, AICP, Community Development Director
Kate Portillo, AICP, Planning Manager
Justin Malone, Neighborhood & Housing Coordinator
DATE: January 9, 2026
SUBJECT: Update for Housing Sub-Committee of the Plan Commission
Focus Group Questionnaire and Housing Study Recommendations
Overview
Staff supports providing a short questionnaire or survey to a select group of respondents,
specifically local realtors, developers, and Village Trustees to solicit feedback regarding
housing-related needs in Skokie. Staff acknowledges a number of resources exist related to the
existing housing options and seeking attainable housing in the Village. As a method to collect
housing data on a macro scale, staff will look into a partnership opportunity for drafting a
housing study to evaluate current housing conditions and market trends, identify key challenges
including barriers to housing access and factors contributing to cost-burdened households, and
provide strategic recommendations to inform Village policy and priorities.
Background
As a part of the Housing Sub-Committee’s ongoing research, the group was tasked with
acquiring information from real estate professionals and developers that work or have clients in
Skokie to determine client requests, challenges, and trends within the community. At the October
23, 2025 meeting of the Housing Sub-Committee of the Plan Commission, the group provided a
set of draft questions for a survey or focus groups. Staff has been in communication with other
communities in the region who have completed or are undergoing housing studies to inform a
greater understanding of scope, cost, and best practices.
Next Steps
The Housing Sub-Committee will complete a draft version of the questionnaire to submit to real
estate professionals, developers, and Village Trustees.
Attachments:
None.
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Memorandum
Community Development Department
TO: Chair Peter Levavi and Members of the Housing Sub-Committee of the
Plan Commission
FROM: Johanna Nyden, AICP, Community Development Director
Kate Portillo, AICP, Planning Manager
Justin Malone, Neighborhood & Housing Coordinator
DATE: January 9, 2026
SUBJECT: Update for Housing Sub-Committee of the Plan Commission
Housing Design Update and Recommendations
Overview
Staff supports the continued work toward streamlining Skokie’s home modification process.
Staff proposes possible options to support permit-ready housing design including hosting a
design charette and/or identification of a qualified organization to assist with drafting plans and a
design guide for Skokie home additions. The intention of the guide would be to provide
straightforward, usable information for homeowners who are seeking to modify their home and
contribute to strengthening the Village’s existing housing stock.
Background
As a part of the Housing Sub-Committee’s ongoing research, the group was tasked with creating
design guidelines that could fast-track approvals for home modifications in Skokie. At the
October 23, 2025 meeting of the Housing Sub-Committee of the Plan Commission, a draft
document that could help present the simplified process to the public in an easy-to-understand
format was shared.
Next Steps
Staff recommend the development of additional support from the Village through options such as
guides, programs, or incentives to support and encourage home modification. Staff will draft
possible options for a community-driven process to solicit design ideas and guidelines for home
additions to Skokie properties.
Attachments:
None.
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