Skokie trustees concur with plan for 68‑unit townhome project at 4600 Main Street despite neighbors’ safety and affordability concerns
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Summary
The Village Board voted to concur with the Plan Commission’s recommendation for a 68‑unit Fulton Street Companies townhome development at 4600 Main Street, approving a fee‑in‑lieu of on‑site affordable units. An amendment to require four on‑site affordable units failed; neighbors raised traffic and fire‑access concerns during public comment.
The Skokie Village Board voted on Feb. 17 to concur with the Plan Commission’s site‑plan recommendation for 4600 Main Street, a proposed 68‑unit townhome development by Fulton Street Companies that would replace the existing Ari Crown School property and return the site to the tax rolls.
Planning Manager Kate Portillo presented the proposal as a planned development in the R‑4 multifamily district: 24 two‑bedroom and 44 three‑bedroom townhomes on roughly 3.92 acres, four below‑ground stormwater chambers, two publicly accessible small park areas and two EV chargers. Staff said the design meets the zoning district’s density standard (about 17.35 units per acre) and noted the developer’s offer of a $450,000 fee in lieu of providing on‑site affordable units (the current inclusionary ordinance would require $400,000 by the ordinance’s metric).
Katie Janke Dale, counsel for Fulton Street Companies, and developer Ross Babble said the plan largely follows previously approved entitlements with modest updates to elevations and materials that increase masonry and landscaping. Architect Mike Recklaw said the buildings will be constructed to current Illinois energy‑code standards and will be tested to confirm performance.
The proposal drew a divided public response. Supporters including representatives of Ari Crown emphasized the project’s financial importance to the school and the prospect of removing a long‑vacant, tax‑exempt parcel from the rolls. Opponents—many neighbors from Elm Terrace and surrounding blocks—noted the site’s narrow internal aisles, potential added traffic and the loss of open space. Structural engineer and neighbor Ken Marley told the board that, under Skokie’s adopted fire‑code appendices, aerial‑apparatus access requirements apply if roof heights exceed 30 feet and argued that the planned internal access widths and building offsets may not meet those standards.
Fire Chief Aschner responded that the village enforces the International Fire Code and that townhomes of this type are also governed by the International Residential Code; he said staff reviewed access using the department’s ladder‑truck dimensions and that current evaluations indicate fire‑department access and life‑safety needs can be met, contingent on code‑required conditions and review during building permit stage.
Trustee Gail Schechter moved to amend the motion to eliminate the fee‑in‑lieu waiver and instead require the four on‑site affordable units the ordinance contemplates; Trustee Lisa Lisonbee Levy seconded the amendment. The amendment failed on a roll call vote. The board then voted to concur with the Plan Commission’s recommendation, including the fee‑in‑lieu approach. Corporation Counsel Steven Elrod said the next step will be a full ordinance before the board that can include additional protections: required evidence of financing before vertical construction, and a construction‑management plan with posted contact information and other neighbor protections.
Mayor Tennis and several trustees said the vote reflected a balance between advancing a previously vetted redevelopment and addressing neighborhood concerns; the board signaled it will return to the inclusionary housing ordinance for further committee review.
Outcome: Board concurred with Plan Commission Case 2025‑12P (site plan approval for 4600 Main Street). An amendment to require on‑site affordable units failed; the concurrence passed on roll call.
