Save Skokie Main Street

December 11, 2023 Update: The development proposal is scheduled to go before the next regular Skokie Village Board meeting at 7:30 p.m. on Monday, December 18, at Skokie Village Hall. Please come out and share your opinion with our elected leaders!

info@SaveSkokieMainStreet.com

Skokie's Main Street

Running from McCormick Boulevard to the east just past Skokie Boulevard to the west, Main Street traverses 2.5 miles across the middle of Skokie. Despite its name, Main Street is a simple two-lane road with a boulevard running down the middle for most of its length. Main Street typically features block after block of single family houses, punctuated with small pockets of light commercial buildings and low-rise apartment and condominium buildings.  

Arie Crown School Redevelopment Proposal

At the end of December 2022, the Arie Crown Day School filed an application with the Skokie Appearance Commission to propose the redevelopment of their property at 4600 Main Street after relocation to their new facility at 7770 Frontage Rd is completed in early 2024. The plan submitted called for the demolition of the one- and two-story school buildings on site, erection of two five-story apartment buildings along the full length of the block, and construction of three-story townhouses crammed against the back property line. The west, northeast, and central greenspaces that currently exist on the property were to be eliminated, with little else other than buildings and parking lots filling the space. This proposal was met with sharp opposition from the community and the Skokie Appearance Commission, and voting on the proposal was deferred at the request of the developers. 

An open house event was held on July 26 to make the first public showing of the revised site plans, which eliminated the two apartment complexes, but filled the space with additional townhouse buildings. While the updated proposal is an improvement on the original proposal, that speaks more to the outrageous reach of the original design than to developmental restraint in the revision. Aesthetically, the density of the proposed buildings far exceeds both the existing site and its surroundings. The proposed buildings are taller than any structure on the existing site and taller than any neighboring buildings adjacent to the existing site. There is no variation in building height along the site's property lines, and therefore there is no transition approaching the height of its neighbors on the north side of Main Street. The facade of the proposed buildings have a patchwork characteristic that is inconsistent with the surrounding, existing buildings. In order to accommodate this development, the proposal is asking the Village of Skokie to reclassify 58% of the existing site from low-density R1 zoning to high-density R4 zoning. Finally, the proposed changes would produce a significant change to the overall aesthetics of the neighborhood since the main school building was completed in 1955.

Plan view of redevelopment area (image credit: FItzGerald drawings).

Views of Arie Crown Day School at the corner of Main and Kenton (top, image credit: Google Maps) and at the corner of Main and Kilpatrick (bottom)

Before-and-After Comparisons (picture slideshow)

The proposed site plan calls for the construction of 68 townhomes across twelve three-story buildings, each measuring 32 feet to their rooftops (plus 3 additional feet of parapet wall). The existing structures measure between 14 and 28 feet to their rooftops.

The proposed building footprints, sidewalks, and driveways take up over two-thirds of the site, while the existing structures sidewalks, and driveways take up less than half of the property area. This represents a significant increase in building density at the cost of open space.

Although the proposed site plan designates the northeast and northwest corners as "Recreational Parks," these areas are comparable to the front yards of the adjacent R1 and R2 properties, and they are a significant reduction compared to the existing configuration. This is a 95% reduction of useable green space in the neighborhood.

Site Plan Comparisons (picture slideshow)

Appearance Comparisons (picture slideshow)

Renderings of the proposed townhouse structures provided to the Village for review don't appear to fit in with the surrounding neighborhood. 

The vast majority of buildings on Main Street feature a primary brick facade color, with some buildings sporting accent blocks with color tones similar to the primary facade color. 

The proposed buildings appear to use a mish mosh of construction materials applied across their faces: three dissimilar brick styles, stone with a field cut appearance, and white fiber cement panels. This is a more modern style which is very much out of step with the surrounding community. The proposed buildings make an abrupt transition relative to the adjacent single family homes across the north, east, and west property lines. The property in the Kilpatrick Avenue rendering is currently zoned for low-density housing.

Neighborhood Response

Neighborhood opinion of the original development proposal was overwhelmingly negative, and neighborhood residents worked together to inform the Skokie community of the proposal and to express their dissatisfaction with the relevant Village personnel. Dozens of neighborhood residents have attended various Appearance and Plan Commission meetings since January to voice concerns about the out-of-place appearance of the proposal and other issues left unclear in the application package. In the process, nearly 200 Skokie residents who share many of our concerns have joined our email list to keep themselves informed about this proposed development. Despite the effort expended at the various Appearance and Plan Commission meetings held so far, the Village's indifference to neighborhood concerns has been quite disappointing.

The proposal now heads to the Village Board for their consideration at their second meeting of December. In addition to just plain looking out of character for the area, the neighbors of 4600 Main Street also intend to point out multiple Village Code deficiencies of the proposal. 

If you wish to preserve the character of the neighborhood, be sure to come to Village Hall on Monday, December 18, at 7:30 p.m. to tell the Village Board to reject this proposal.

 info@SaveSkokieMainStreet.com

Thank you for your consideration.

Sincerely,

The neighbors of 4600 Main Street

Questions or comments? Reach out to us at info@saveskokiemainstreet.com!