01/25/2010"1117 YIN
ks'PLAINES)
35Plan Commission Agenda
For meeting of January 25, 2010
ILLINOIS 1420 Miner Street, Des Plaines, IL 60016
Room 102 - 7:00 P.M.
Approval of Minutes: September 14, 2009
New Business:
1. 3000-3170 Des Plaines River Road. 2500-2610 E. Devon Ave
(Northwest Corner of Des Plaines River Road and Devon Ave):
A Preliminary Planned Unit Development (PUD) is requested under Section
3.5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, to allow for
construction of an approximately 140,000 square foot casino facility with 1,200
gaming positions and a 1,242 car parking structure and future phases consisting of
expansion of the phase 1 casino building to include additional retail and/or restaurant
uses, expansion of the phase 1 parking structure, and the construction of two new 11
and 15 -story hotels and a new parking structure;
An Amendment to the Official Des Plaines Zoning Map, as amended, is
requested to reclassify the property from C-2, Limited Office Commercial, Zoning
District to a new C-6, Large Entertainment/Casino, Zoning District.
A Text Amendment to the 1998 City of Des Plaines Zoning Ordinance, as
amended, is requested to create a new C-6, Large Entertainment/Casino zoning district
with development standards;
A Tentative Plat of Resubdivision of existing lots is requested to result in a
total of three lots;
Petitioner: Midwest Gaming & Entertainment, LLC
900 N. Michigan Ave., Ste. 1900
Chicago, IL 60611
Adjournment
Next Agenda - February 8, 2010 - To be determined
DES PLAINES PLAN COMMISSION
SPETEMBER 14, 2009
MINUTES
The Des Plaines Plan Commission held its regularly scheduled meeting on Monday, September 14, 2009, at
7:00 P. M., in Room 102, City Council Chambers, of the Des Plaines Civic Center.
PLAN COMMISSION
PRESENT: Bar, Kellerman, Kowalski, Niemotka
ABSENT:
Also present was Senior Planner Scott Mangum.
Chairman Kowalski called the meeting to order at 7:04 P. M.
A motion was made by Niemotka, seconded by Kellerman, to approve the minutes of the July 13,
2009, hearing.
AYES: Bar, Kellerman, Niemotka
NAYES: None
ABSTAIN: Kowalski
MOTION CARRIED
Case #09-023-A 2711 Mannheim Road Zoning Map Amendment
September 14, 2009
Page 2
Case #09-36-A — 2711 Mannheim Road — Zoning Map Amendment
Request: An Amendment to the Official 1998 City of Des Plaines Zoning Map, as amended, is
requested to change the existing zoning classification from C-2, Limited Office
Commercial, to C-3, General Commercial.
Mr. Lawrence Dziurdzik, 1001 Johnson Drive, Suite 200, Buffalo Grove, Illinois, and Mr. John Imreibe,
2711 Mannheim Road, Des Plaines, Illinois were sworn in to give testimony in this case.
Mr. Dziurdzik stated that his client owns the .83 acre property at 2711 Mannheim that is currently zoned C-
2 but is requested to be rezoned to C-3. Mr. Dziurdzik noted that the property directly to the north had been
similarly rezoned from C-2 to C-3 in 2006. Mr. Dziurdzik added that rezoning the property would make the
current car wash use more conforming. Mr. Dziurdzik stated that, although not part of the current request,
his client is exploring the possibility of modifying the existing signage to include an electronic message
board sign and the rezoning would help facilitate this possibility because electronic message board signs
are permitted in the C-2 zoning district
Chairman Kowalski called for additional questions of Mr. Dziurdzik by members of the Board.
Mr. Niemotka inquired whether the owner intended for the use to remain as a car wash. Mr. Imreibe stated
that he did.
Mr. Bar inquired whether the message board would be used by the car wash. Mr. Imreibe confirmed that it
would.
Mr. Kellerman inquired about the size of the electronic message board. Mr. Dziurdzik stated that his client
was still working on a design, but intends to clean-up the existing signage. Mr. Dziurdzik added that a
potential message board would likely fit within the size of the existing signage.
Chairman Kowalski called for the Staff Report to be read by Mr. Mangum.
Staff Report:
Zoning Map Amendment Report — 2711 Mannheim Road
(Case # 09-36-A)
Request
Petitioner
A Zoning Map Amendment to reclassify the property at the above
address from C-2 Limited Office Commercial Zoning District to the C-
3 General Commercial Zoning District.
John lmreibe
2711 Mannheim Road
Des Plaines, IL 60018
Existing Land Use Car Wash
Existing Zoning C-2, Limited Office Commercial
Surrounding Land Use North: Commercial
South: Restaurant/Banquet Facility
East: Canadian National Railroad & Single -Family Residential
West: Sports and Entertainment Arena (Allstate Arena)
Case #09-023-A 2711 Mannheim Road Zoning Map Amendment
September 14, 2009
Page 3
Surrounding Zoning
Street Classification
Comprehensive Plan
North: C-3, General Commercial
South: C-2, Limited Office Commercial
East: R-1, Single -Family Residential
West: Village of Rosemont
Mannheim Road is an arterial road.
The Plan recommends Community Commercial use for this site.
The petitioner/owner is proposing to rezone the property at 2711 S. Mannheim Road from the C-2 Limited
Office Commercial Zoning District to the C-3 General Commercial Zoning District. The Royal Touch Car
Wash is located on an irregularly shaped parcel with a total area of approximately 36,015 square feet or .83
acres. The applicant wishes to remove a portion of the existing pylon sign and replace that portion with an
electronic message board sign. Electronic Message Board signs are permitted by right in the C-3 zoning
district, but require a Conditional Use Permit in the C-2 zoning district.
The City of Des Plaines acted as the applicant in rezoning the property directly north of the subject
property from C-2 to C-3 in 2006 as part of a Redevelopment Agreement that resulted in the construction a
shopping center with retail and restaurant tenants.
Standards for a Zoning Map Amendment
To analyze this map amendment request, the standards for amendments contained m Section 3.7-5 of the
Zoning Ordinance were used. Following is a discussion of those standards:
A. Whether the proposed amendment is consistent with the goals, objectives, and policies contained
in the Comprehensive Plan.
The 2007 City of Des Plaines Comprehensive Plan recommends a Community Commercial use for this
property which is consistent with the rezoning request and current use of the property.
B. Whether the proposed amendment is compatible with the current conditions and the overall
character of existing developments in the immediate area.
The current conditions around the facility include a variety of commercial uses: single-family residences to the
east of the Canadian National Railroad tracks, commercial to the north, large scale entertainment and
commercial in Rosemont to the west, and a restaurant and banquet facility to the south. Hotel development is
planned further south of the site on Mannheim Road.
The proposed zoning change would be compatible with the character of the neighborhood in that it would
match the existing land use, as well as the existing zoning and land uses to the north.
C. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to the property.
The public facilities and the public services provided by the City of Des Plaines are adequate. If the zoning
amendment is approved, no expansion of public facilities or services will be necessary.
D. Whether the proposed amendment will have an adverse effect on the value of properties
throughout the jurisdiction.
The one story building was constructed in 1993. The proposed use of the building would remain
unchanged; therefore no adverse impact on the value of properties is anticipated. The C-2 and C-3 zoning
Case 1109-023-A 2711 Mannheim Road - Zoning Map Amendment
September 14, 2009
Page 4
districts have identical bulk requirements and only differ in relation to uses permitted. The C-3 zoning
district is generally more permissive and office uses are still permitted within the C-3 zoning district.
E. Whether the proposed amendment reflects responsible standards for development and growth.
Yes, the proposed map amendment to reclassify the property to C-3, General Commercial would reflect
responsible standards for development and growth. The two zoning districts allow the same intensity of
bulk and mass.
Recommendation:
Based on the above analysis, the Community Development Department recommends approval of the
requested zoning map amendment to change the zoning classification to C-3, General Commercial.
Planning Commission Procedure
Under Section 3.7-4-C of the Zoning Ordinance (Amendments) the Planning Commission has the authority
to make a recommendation for approval, approval with modification, or disapproval of the above-
mentioned snap amendment. The City Council has the final authority on the proposal.
Chairman Kowalski inquired how long the car wash has been in business. Mr. Imreibe stated that a car
wash has operated at the current location since 1993 and he has owned the business since 2003. Charman
Kowalski inquired whether the car was does good business. Mr. Imreibe confirmed that they do.
Chairman Kowalski called for additional questions or comments by members of the audience, either in
favor of or in objection to the proposal. No other persons were present in the audience.
A motion was made by Kellerman, seconded by Bar, to recommend approval of a Zoning Map
Amendment to change the existing Zoning Classification from C-2, Limited Office Commercial to C-
3, General Commercial.
AYES: Kellerman, Bar, Kowalski, Niemotka
NAYES: None
MOTION CARRIED
Case 1109-023-A 2711 Mannheim Road Zoning Map Amendment
September 14, 2009
Page 5
A motion was made by Niemotka, seconded by Bar, to adjourn the meeting. The meeting was adjourned at
7:14 P. M. The next meeting of the Des Plaines Plan Commission is Monday, September 28, 2009.
Sincerely,
Carl Kowalski, Chairman
Des Plaines Plan Commission
Cc: City Officials
Aldermen
Plan Commission
Petitioner(s)
CRV OF
01
Ess
e
DES PLAINES
ILLINOIS
City of Des Plaines
Community & Economic Development Department
Division of Planning & Zoning
1420 Miner Street
Des Plaines, IL 60016
Tel: 847-391-5306
Fax: 847-39I-2196
STAFF REPORT
Date: January 15, 2010
To: Michael Conlan, Director of Community & Economic Development
-0
From: Scott Mangum, Senior Planner, Community & Economic Development Departmentju/(
Subj: Preliminary Planned Unit Development, Preliminary Plat of Resubdivision, Zoning
Text Amendment, Zoning Map Amendment for proposed Casino Project at 3000
Des Plaines River Road, Case #10 -001 -PUD
cc: Petitioner
Case File
Issue: A Preliminary Planned Unit Development (PUD) is requested under Section 3.5 of the
1998 City of Des Plaines Zoning Ordinance, as amended, to allow for construction of an
approximately 140,000 square foot casino facility with 1,200 gaming positions and a 1,242 car
parking structure and future phases consisting of expansion of the phase 1 casino building to
include additional retail and/or restaurant uses, expansion of the phase 1 parking structure, and
the construction of two new, 11 and 15 -story respectively, hotels and a new parking structure;
An Amendment to the Official Des Plaines Zoning Map, as amended, is requested to reclassify
the property from C-2, Limited Office Commercial Zoning District to a new C-6, Casino Zoning
District;
A Text Amendment to the 1998 City of Des Plaines Zoning Ordinance, as amended, is requested
to create a new C-6, Casino Zoning District with development standards;
A Tentative Plat of Resubdivision of existing lots is requested to result in a total of three lots:
Analysis:
Owners:
Preliminary Planned Unit Development Report
Owner of 3000 Des Plaines River Road:
Trustee: North Star Trust Company, as Trustee under Trust Agreement dated
December 10, 2001 and known as Trust No. 01-4061
Page 2 of 12
Petitioner:
Case Number:
Real Estate Index
Numbers
Beneficiary: 3000 River Road, LLC, an Illinois limited liability company
c/o Marc Realty
55 E. Jackson Boulevard., Suite 500
Chicago, IL 60604
Attention: Gerald Nudo
312-884-5400
Owner of 3150, 3158, and 3166 Des Plaines River Road, and 2590 E. Devon
Avenue, as well as Part of Access Road (PIN ending -028 and a portion of
PIN ending -030):
Trustee: Chicago Land Trust Company, as Trustee under Trusi Agreement dated
October I. 1963 and known as Trust
No. 540
Beneficiary: O'Hare Office Center, an Illinois limited partnership
c/o Arthur J. Rogers & Co.
3170 Des Plaines River Road
Des Plaines, 11, 60018
Attention: William Schmitz
847-297-2200
Owner of 2570 E. Devon Avenue:
2570 East Devon, LLC, an Illinois limited liability company
c/o Arthur J. Rogers & Co.
3170 Des Plaines River Road
Des Plaines. IL 60018
Attention: William Schmitz
847-297-2200
Owner of 2580/2584, 2600-2610, and 3170 E. Devon Avenue:
Arthur J. Rogers & Co., an Illinois corporation
3170 Des Plaines River Road
Des Plaines, IL 60018
Attention: William Schmitz
847-297-2200
Owner of 2500 East Devon Avenue:
2500 Holding Group, LLC, an Illinois limited liability company
2500 E. Devon Avenue
Des Plaines, IL 60018
Attention: Waldemar Wyszynski
847-954-2220
(Properties Under Contract with Petitioner)
Midwest Gaming & Entertainment, LLC
900 N. Michigan Avenue, Suite 1900
Chicago, IL 60611
10 -001 -PUD
3000 Des Plaines River Road 09-34-300-031
3150 Des Plaines River Road 09-34-300-035
Page 3 of 12
Project Description
3158 Des Plaines River Road 09-34-300-037, (Part) 09-34-300-030
3166 Des Plaines River Road 09-34-300-036
3170 Des Plaines River Road 09-34-300-016
2570 Fast Devon Avenue 09-34-300-026
2580 and 2584 East Devon Avenue 09-34-300-025
2590 East Devon Avenue 09-34-300-038
2600, 2602, 2604, 2606, 2608 and 2610 East Devon Avenue 09-34-300-039
Part of Access Road West of 2500 East Devon Avenue 09-34-300-028
Part of Access Road West of -028 Tax Parcel (Part) 09-34-300-030
A portion of 2500 East Devon Avenue (if land exchange occurs) 09-34-300-042
The developer proposes phase 1 construction of an approximately
140,000 square foot casino facility with 1,200 gaming positions
and a four -level, 1,242 car parking structure and future phases
consisting of expansion of the phase 1 casino building to include
additional retail and/or restaurant uses, expansion of the phase 1
parking structure, and the construction of two new, 11 and 15 -story
respectively, hotels and a new parking structure.
In addition to the structured parking, 773 surface parking spaces
are proposed to the south, east, and northeast of the casino in phase
1. Demolition of all existing structures on site is proposed as a part
of phase 1.
Vehicular access to the site will be provided via Des Plaines River
Road (three curb cuts) and Devon Avenue (two curb cuts). The
main vehicular entrance to the site is proposed for Des Plaines
River Road and would be signalized. A Traffic Study has been
prepared by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA).
Although the casino building is set back from the intersection and
surrounded by parking on three sides, pedestrian access is provided
from public sidewalks around the perimeter of the public -right-of-
way and by walkways that run along two of the on-site vehicular
driveways.
The applicant is negotiating a land exchange with the owner of
2500 E. Devon Avenue that would adjust the location of existing
lot lines as part of the Plat of Resubdivision. Although the land
exchange has not yet been consummated, it is reflected in the plans
presented and is illustrated on sheet CP2.3 of the Preliminary PUD
Submittal. Parking at 2500 E. Devon would increase from a total
of 58 existing nonconforming parking spaces for the approximately
19,500 SF building to a still nonconforming total of 64 spaces with
the addition of some perimeter and interior landscaping where
none currently exists.
Page 4 of 12
Proposed signage would exceed the limits established in the
Zoning Ordinance by number of signs, size of signs, height of
freestanding signs, and size of and location of electronic signs. A
Localized Alternative Sign Regulation Plan may be requested for
developments within the C-6 Casino District according to the
proposed text amendment. It would be heard by the Zoning Board
of Appeals and City Council as a Conditional Use.
The proposed casino building is predominantly one-story with a
second story entrance from a skywalk connection to the parking
structure. The main entrance and porte-cochere face the parking
structure on the north side of the building. A secondary entrance is
located at. the southeast corner of the building. Active uses (dining
and beverage areas) are located on the north and northeast sections
of the building. The gaming arca itself is approximately 45,000
square feet with a considerable amount of the remainder of the
140,000 square feet devoted to back of house operations.
Existing Zoning C-2, Limited Office Commercial
Existing Land Use Office and Factory Buildings
Surrounding Zoning North: C-2, Limited Office Commercial
South: Village of Rosemont
East: Cook County Forest Preserve
West: C-2, Limited Office Commercial
Surrounding Land Use
Street Classification
North: Hotel and Commercial Office
South: Village of Rosemont/ Office and Hotel
East: Cook County Forest Preserve
West: 1-294 Tollway
Des Plaines River Road is a four Iane collector street under 1DOT
jurisdiction. Devon Avenue is a four lane arterial street under
Village of Rosemont jurisdiction.
Comprehensive Plan Entertainment is the recommended use of the property.
Development Schedule Start — March 2010 (Phase 1)
Finish — July 2011 (Phase 1)
PUD Findings
As required, the proposed development is reviewed below in terms of the findings contained in
Section 3.5-5 of the Zoning Ordinance:
Page: 5 of 12
A. The extent to which the Proposed Plan is or is not consistent with the stated purpose of
the PUD regulations in Section 3.5-1:
Comment: The proposed plan is consistent with the stated purpose of Section 3.5-1 of the
Zoning Ordinance in so far as the proposed casino/hotel/restaurant development would allow for
efficient use of land resulting in more economic networks of utilities, street and other facilities
not he possible under the strict application of the Zoning Ordinance.
B. The extent to which the proposed plan meets the prerequisites and standards of the
planned unit development regulations:
Comment: The proposed Planned Unit Development meets all PUD requirements contained in
Section 3.5-2 of the Zoning Ordinance as it would be located in a zoning district that is proposed
to permit PUDs, it meets the minimum size standard of two acres, as it is 19.5 acres in size, and
is under contract to be under the unified control of Midwest Gaming and Entertainment, LLC.
C. The extent to which the proposed plan departs from the applicable zoning and
subdivision regulations otherwise applicable to the subject property, including, but not
limited to the density, dimension, area, bulk, and use and the reasons why such departures
are or are not deemed to be in the public interest:
Comment: The proposed development meets or exceeds the following applicable zoning
regulations as proposed for the new C-6, Casino District:
• Minimum size for PUD; Two acres are required; the site is 19.5
• Front yard, side and rear yard setbacks for all four buildings;
• Building height (160 feet maximum would be allowed in the
district);
• Maximum building coverage (Not applicable in proposed
district);
• Minimum distance between buildings (15 feet is required
structures would be at least 110 -feet from each other);
• Compatibly with surrounding properties; and
• Traffic (Adequate provision for safe ingress and egress
congestion)
acres;
proposed C-6 zoning
C-6, Casino zoning
and both phase one
and minimal traffic
D. The extent to which the physical design of the proposed development does or does not
make adequate provision for public services, provide adequate control of vehicular traffic,
provide for, protect open space, and further the amenities of light and air, recreation and
visual enjoyment:
Comment: After reviewing the petitioner's preliminary building and site improvement plans; it
appears, that for the most part, the proposed development is making adequate provision for the
Page 6 of 12
necessary infrastructure including sewers, water main and right-of-way dedication to rebuild and
expand the adjacent roadways (see preliminary engineering plans).
While the site is designed with a good amount of landscaping, there could be opportunities to
design for usable open space other than the three designated outdoor smoking areas.
Additionally, bicycle connections to nearby transit stops and bicycle trails could be
accommodated to promote access to the site by alternate modes.
The control of vehicular traffic is addressed by the petitioner's professional traffic study, which
was performed by KLOA of Rosemont, IL. The study concludes, "The proposed casino
development is situated within an interchange hub thereby offering numerous travel routes for
regional access. In addition, the development is located at the intersection of two major arterials,
and will provide three access driveways on River Road and two access driveways on Devon
Avenue. The proposed five access driveways serving this development will adequately disperse
the traffic onto the surrounding roadway network." The Engineering Division has reviewed the
traffic study.
The site is served directly by two PACE bus routes which connect the site to the CTA Blue
Line's Rosemont Station, and the Metra Union Pacific Northwest Line's Des Plaines Station.
There could be another potential rail station closer to the site as a part of Metra's proposed
STAR Line. It is anticipated that the site may also be served by shuttles operating in or around
the O'Hare area.
E. The extent to which the relationship and compatibility of the proposed development is
beneficial or adverse to adjacent properties and neighborhood:
Comment: At full build -out the proposed development would consist of a casino, two multi-
level parking structures, and two hotels (11 and 15 stories). There are already a number of low -
and mid -rise hotels, restaurants and office buildings in the adjacent and surrounding area. The
project site itself is relatively isolated from residential uses. The closest single family residential
area is approximately 1200 feet west of the project site and separated by the 1-294 Tollway and
the O'Hare Lakes Office Park. There is multi -family residential within the Village of Rosemont
approximately 350 feet southwest of the edge of the project site which is also separated from the
site by the I-294 Tollway. Thus, the proposed commercial buildings will be compatible with the
existing commercial character. Due to the unique land use, the proposed signage is significantly
greater in scale than either allowed by the Zoning Ordinance or present in the surrounding area.
However, the proposed C-6 Casino District would allow the development to apply for a
Localized Alternative Sign Regulation Plan per Section 11.8 of the Zoning Ordinance.
The addition of the buildings in the PUD should be beneficial in that they will both complement
existing commercial land uses such as hotels and restaurants and may be a catalyst for additional
development in the surrounding area.
F. The extent to which the proposed plan is not desirable to physical development, tax
base and economic well-being of the entire community:
Page 7 of 12
Comment: The site currently houses a number of office and industrial buildings, if the
development is built as proposed with the casino, hotels, and restaurants, the assessed valuation
of the property may increase, which will result in boosting tax revenues for the City of Des
Plaines and thus enhance the economic well-being of this city. In addition to property tax
revenues, the City will generate revenue from the development through gaming, hotel, food and
beverage, and sales taxes. Once the casino, hotels, and restaurants are built and occupied, there
will be greater demands on city services, city streets and other public facilities. It is assumed,
though, that the city's current public services and public facilities will be able to handle the
increased need for services at this location without being overburdened.
G. The extent to which the proposed plan is in conformity with the recommendations of the
2007 Comprehensive Plan:
Comment: The proposed casino development conform to the land use recommended in the 2007
Comprehensive Plan. Entertainment is the recommended land use.
PUD Issues/Considerations:
1. Staff has design concerns with the limited transparency on street facing facades (South &
East), and the fact that the main entrance addresses the parking garage instead of a public
street. There are long expanses of blank walls proposed on both of the street facing
facades.
2. Another site planning concern is the location and overall prominence of parking,
including the mass and scale of parking structures versus the principal structure and the
large expanse of parking areas between the facility and the Public Rights of Way. These
design and site planning concerns may be mitigated by phase 2 development.
3. Handicapped parking shall be provided at a rate of 20 spaces plus one space for each 50
spaces. For 1,983 standard parking spaces 40 are required where 32 and shown.
4. Interior Parking lot landscaping, exclusive of perimeter landscaping, is required for a
minimum of 5% of area of parking lot. The final plans should indicate the percentage of
the parking area that is landscaped.
Page 8 of 12
Text and Map Amendment (Rezoing) Report
This report addresses the request to create a new C-6, Casino Zoning District with development
standards and rezone the site from C-2 Limited Office Commercial to the proposed C-6, Casino
District (see attachments 2 and 3).
To properly evaluate the text and zoning map amendment requests, the standards below, which
are contained in Section 3.7-5 of the Zoning Ordinance, must be employed. Following is a
discussion of those standards:
A. Whether the proposed amendments are consistent with the goals, objectives and policies
contained in the Comprehensive Plan:
Comment: The City of Des Plaines Comprehensive Plan, adopted by the City Council in 2007,
recommends an entertainment use for this site. According to the Plan, casinos and restaurants are
classified as entertainment -type land uses. Thus, the creation of requested C-6, classification
provides a zoning tool to implement the goals of the Comprehensive Plan by permitting
entertainment uses by right.
B. Whether the proposed amendments are compatible with the current conditions and the
overall character of existing developments in the immediate area:
Comment: The character of the existing development in the immediate area is almost
exclusively commercial, including low to high-rise hotels, mid -rise office buildings, and
restaurants. The C-6, Casino District designation would allow the casino, hotel, and restaurants
to complement the existing developments in the area.
C. Whether the amendments are appropriate considering the adequacy of public facilities
and services available to the property:
Comment: The developer is proposing several public improvements as part of construction of
the planned development. Those improvements, among others, include water main, storm sewer
and dedications for the reconstruction of Des Plaines River Road and Devon Avenue. Installation
of the above would ensure the adequacy of public facilities or services available to the site.
D. Whether the proposed amendments will have an adverse effect on the value of
properties throughout the jurisdiction:
Comment: The rezoning of the property to C-6, Casino District and subsequent development
will add a major regional activity generator to the area. It is not anticipated that this would
negatively affect the property values within the City. The proposed PUD does not abut any
residential areas. As a result, traffic, noise and outdoor lighting generated by the facility should
not negatively affect any residential areas.
Page 9 of 12
E. Whether the proposed amendments reflects responsible standards for development and
growth:
Comment: This zoning text and map amendments are being undertaken to allow entertainment
uses envisioned in the City's long-range planning document, the Comprehensive Plan, adopted in
2007.
The proposed amendment would require the casino/primary buildings achieve an equivalency to
the United States Green Building Council's Leadership in Energy and Environmental Design
(LEED) Certification which aims to develop high performance sustainable buildings.
Therefore, the proposed rezoning would reflect responsible standards for development and
growth.
Page 10 of 12
Tentative Plat Report
Name of Subdivision: Des Plaines Casino
Address: 3000 Des Plaines River Road
Request: Approval of a Tentative Plat of Subdivision consisting of two lots.
Total Acreage of Resubdivision: 19.5 acres
General Information
Lot Descriptions and Construction Plans: The Tentative plat shows the nine existing parcels
being combined and resubdivided into two lots: Lot #1 (14.9282 acres) would primarily front on
Des Plaines River Road with an additional smaller frontage on Devon Avenue for vehicular access.
Lot 1 is proposed to be developed with the casino, attached restaurant uses, and parking structure;
Lot #2, (4.5889 acres) would front on both Devon and Des Plaines River Road and would house
much of the phase 2 development including both hotels and an additional parking structure. The
third lot, 2500 E. Devon Avenue, is not a part of the Des Plaines Casino Resubdivision, however, its
lot lines would be adjusted as a part of the Plat. The negotiations over a final agreement have not yet
concluded, but would be finalized prior to the Final Plat.
Subdivision Plat Issues/Considerations:
1. The proposed easements shown on the Tentative Plat are inadequate and must be revised in
the Final Plat submittal. The Public Works and Engineering Department has recommended
that relocated public storm sewers and the water main should be contained in easements
throughout the site.
Tentative Plat Comments
1. If approved, the Final Plat must be show the Name of the Owner(s) and notarized signatures;
2. The Final Plat must show the proper easement provisions and signature lines and have them
signed by all the public service utilities;
3. On the Final Plat, the petitioner shall sign the owner certificate(s) and have them notarized.
4. The Final Plat must show Municipal Boundaries.
5. The Final Plat must show building lines and easements including dimensions.
6. The Final Plat must show a statement of land dedication for public use.
7. The Final Plat must include Certificates from the Finance Director, Director of Public Works
and Engineering, and Director of Community and Economic Development;
8. The Final Plat must show all existing structures that will remain after the subdivision.
Plan Commission Procedure
The Plan Commission may vote to grant or deny approval of the Tentative Plat. If approved, the
petitioner's next step is to submit final engineering plans to the Public Works and Engineering
Department and return to the Plan Commission with a corrected plat for Final Plat consideration.
Page 1 1 of 12
Staff Recommendations:
• The Department of Community and Economic Development recommends approval of the
Preliminary Planned Unit Development, the proposed text amendment to the Zoning
Ordinance, the rezoning the property to C-6, Casino District, and approval of the
Tentative Plat, provided all conditions of approval are met as shown below.
• The Public Works and Engineering Department recommends approval of the Preliminary
PUD, subject to condition #4 listed below. The Engineering Division has reviewed the
Tentative Plat of Subdivision, Preliminary Engineering plans and the Traffic Study and is
recommending approval subject to the conditions and comments below.
• The City of Des Plaines Fire Department recommends approval of the Preliminary PUD,
subject to conditions #6 —7, as listed below:
Conditions:
1. The petitioner must prepare a Final Planned Unit Development Plat that meets all the
requirements of Appendix A-4 (Minimum Submittal requirements for PUDs) of the City
of Des Plaines Zoning Ordinance and a Final Plat of Subdivision that meets all the
requirements of the Subdivision Regulations and the comments in this report and submit
it to the Community and Economic Development Department.
2. Provide written proof of Final Engineering approval from the City of Des Plaines
Engineering Department;
3. The petitioner shall pay all applicable building permits and related fees.
4. Relocated public storm sewers and the water main should be contained in easements
throughout the site (as required by the Public Works and Engineering Department).
5. All access roads must be sufficient for emergency vehicles (as required by the Fire
Department).
6. The petitioner must provide the proper turning radius for emergency vehicles throughout
the entire site (as required by the Fire Department).
Plan Commission Procedure:
The Plan Commission may vote to recommend approval, approval with modifications, or
disapproval.
Next Step in PUD Review Process:
Once the Plan Commission reviews the Preliminary PUD and makes a recommendation, the City
Council would consider the PUD at a regularly scheduled City Council meeting.
SM/sm
Page 12of12
Attachments:
Attachment 1: Three ring hinder including:
• Petitioner's Preliminary PUD Application including Legal Descriptions
• Preliminary PUD Submittal (including Concept Plan Sheets, Typical Floor Plans and
Elevations Sheets, Building Signage Sheets, Building Elevations, Landscape Plan Sheets)
• Color Building Elevations
• Site Improvement Plans
• Roadway Improvement Plans
• Traffic Impact and Access Study prepared by KLOA of Rosemont IL
Attachment 2: Community and Economic Development Department Cover Memo with Proposed
Text Amendment to the Zoning Ordinance
Attachment 3: Proposed Map Amendment to the Zoning Ordinance
Attachment 4: Subdivision Application
Exhibits:
Exhibit A: Tentative Plat of Subdivision prepared by Edward J. Molloy & Associates and dated
January 7, 2010.
cc: Members of Plan Commission
Petitioners
TENTATIVE PLAT
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City of Des Plaines
Community & Economic Development Department
-y Division of Planning & Zoning
DES PLAINES 1420 Miner Street
ILLINOIS Des Plaines, IL 60016
Tel: 847-391-5306
Fax: 847-827-2196
MEMORANDUM
Date: January 11, 2010
To: Jason Slowinski, Assistant City Manager
From: Michael Conlan, Director of Community & Economic Development-
Subj: Casino Zoning
Issue: An urban Casino facility creates a unique set of land use requirements, different from those
of other high density office and commercial uses and even from other entertainment venues. These
unique requirements justify a category under the zoning code that permits the type of development
density and supportive infrastructure typically associated with an urban Casino facility.
Analysis: The 20+ acre site on which the Casino will be developed has been designated as an
`Entertainment District' in the Comprehensive Plan which was adopted by the City Council in
Mai -ch of 2007. This designation was made in recognition of the long-standing plans for a Casino
on the site, and it represents a compatibility with the future land use goals of the City. The existing
zoning on the site, however, is problematic.
The site is currently zoned C-2 Limited Office Commercial, a category designed to preserve
existing office development and to promote new office related use. The uses permitted by right in
C-2 are very limited: commercial offices, governmental offices and libraries, media print
establishments, public utilities and specialty food stores. A broader range of uses is allowable by
Conditional Use permit; nonetheless, the zoning category is designed to be highly restrictive.
The standard approach to redevelopment of C-2 zoned areas is to amend the zoning to the much
more flexible C-3 General Commercial District category. While still allowing for office uses, the
C-3 district also allows commercial uses such as retail centers, hotels, grocery stores and drugstores,
taverns and lounges. The C-3 district is the most prevalent commercial property zoning in the
community, and it is flexible enough to accommodate a wide range of commercial operations,
particularly when variations to certain provisions, such as height, bulk and signage limitations, are
granted through a planned development process. Given the unique requirements of Casino
operations, however, the extent of the variations to the General Commercial designation that would
be necessary would far exceed standards, and that in turn could establish an unwelcome precedent,
wherein any property owner with similar C-3 zoning could request variations in the code similar to
those required for the Casino.
Casino -specific Requirements
Casinos within urban areas represent intense land uses, different from other types of large-scale
development. The Casino -specific land use requirements are usually manifested in three areas:
o Parking — Like most entertainment venues, Casinos require inordinate amounts of parking.
At the same time, these requirements are unique. Whereas sports facilities usually feature a
single Large building — stadium or arena — surrounded by vast fields of surface parking, such
fields of surface parking are neither practical nor desirable in most urban infill settings. And
whereas both sports and performance facilities generally feature one event a day, or even
one event a week for a portion of the year, Casinos represent a 24-hour / 7 -day a week
operation. Finally, unlike sports and performance venues, Casinos have a very large number
of employees; both the gaming and the Back of House operations are staffed around the
clock. Cumulatively, the operational and site constraints for urban Casinos, which seek
locations in some of the most densely developed portions of major cities, such as waterfront
areas, demand structured parking.
The rule of thumb for such operations is for, at a minimum, one parking space per gaming
position, together with half again as much parking for employees. For the first phase of the
Des Plaines Casino, the plans call for a parking deck with 1,242 spaces, together with
extensive surface parking at 773 spaces. To put the parking structure into perspective, the
proposed Casino parking ramp would be roughly four times the size of the Metropolitan
Square parking ramp, and this raises an issue. The City's zoning code stipulates that an
accessory structure, such as a parking garage, should not exceed the height of the primary
structure; in this case, both structures are planned to be approximately the same height.
Midwest Gaming's Casino facility in Pittsburgh, however, is eight stories in height, and
creates a condition wherein the primary use is dwarfed by a structured parking facility.
Since subsequent phases of the Des Plaines project envision hotel and restaurant venues, and
potentially additional gaming positions as well, additional structured parking is in the plans,
and care must be taken to ensure that the demand for onsite parking does not overwhelm the
primary reason for the development of the site.
o Density- In its ultimate configuration, the Casino site presents a high density mixed-use
development, with an expanded gaming facility footprint, additional parking structure, two
hotels of 11 and 15 stories, respectively, and additional eating and drinking establishments.
For these varied uses to function on what will become a constrained site, it is of paramount
importance that both buildings and operations be integrated, and that requires a planned
development concept that the underlying zoning cannot accommodate.
Central to the functioning of this multi -faceted site will be the internal circulation patterns,
required to accommodate a mix of private autos, taxis, shuttle buses and, conceivably, tour
buses. Unlike other types of high density sites, such as multi -building office campuses
which essentially have large volume traffic movement only at the beginning and end of the
workday, the Casino operation is expected to generate significant traffic volumes throughout
the day and evening, resulting in a large portion of the land area of the site being dedicated
to traffic management and storage.
o Signage — Perhaps the most distinguishing feature of the proposed Casino development is
the need for extraordinary levels of signage that serve to draw patrons to the entertainment
venue. While the current zoning code limits features such as electronic LED signs to one
per commercial establishment, and that not to exceed 20 square feet in total size, the Casino
developer maintains that electronic signs are an integral part of the design of a gaming
facility. The developer's Pittsburgh Casino reportedly has an electronic sign that is two
stories in height; its new Philadelphia Casino also has dramatic, oversized LED signage.
The Casino's architects, moreover, are from Las Vegas, where the concept of a limitation on
electronic signs appears to be anathema. The preliminary design submittal calls for 54 LED
electronic signs on virtually all building elevations on the site, the largest of which is 40' tall
and 40' wide.
The relative isolation of the Casino site from other land uses mitigates, to an extent, the
impact of high impact signage. The Forest Preserve to the east and tollway / O'Hare Lake
complex to the west effectively screen the site from any residential impact; subsequent
phase 2 hotel towers, if developed, would screen the impact from Rosemont as well. From
this perspective, the Casino signage package could be addressed under the current zoning
code by implementing §11.8-1, the Localized Alternative Sign Regulations, which provides
that commercial shopping centers, office parks, universities, colleges, medical centers and
institutions having multi -building campuses may establish a localized alternative sign
regulation plan for their property subject to regulatory approvals by the ZBA and City
Council. This provision of the zoning code was last used to allow an oversize monument
sign for the new Oaklee Plaza shopping center on Lee Street.
While the application of this exemption to the existing sign ordinance provisions may permit
consideration of the Casino's inordinately large signage requirements, it could also create
an untenable precedent for the City. By maintaining the underlying zoning as C-3 General
Commercial with a signage exemption, for example, the City could be hard pressed to deny
a localized sign ordinance exemption request for a broad range of commercial properties to
to avoid the City's sign regulations. This is an issue that other cities have grappled with in
the development of their urban Casino projects.
The Experience of Other Cities
Community Development department staff has analyzed the manner in which other cities have
responded to the unique land use requirements of high-intensity entertainment projects. There are
several levels of zoning regulation that have been adopted, and they are discussed below, with an
example of each, in order of ascending regulatory control:
o Overlay District - An overlay district is a zoning tool that is imposed over the existing
zoning to provide an additional layer of development standards to address special land use
needs. Floodplain maps represent a common type of overlay district, as do historic
preservation districts, in which a higher level of design review is required of properties
within the district boundaries. In this instance, a proposed overlay district would define the
boundaries of a specialized type of entertainment use which would permit certain
exceptions to the general zoning requirements that are in place for the site.
The city of Arlington, Texas recently adopted an Entertainment District (ED) Overlay
District to facilitate the development of a number of entertainment venues. By definition,
"the development standards identified in this [ED] district are superimposed and shall
supersede the regulations of the underlying zoning district where there is any conflict with
the provisions of this article." Utilizing this approach, the City of Arlington designed an
exceptionally large Entertainment District Overlay of 2,800 -acres, divided into seven
distinct `sub -districts', allowing virtually every commercial type of development from high-
density residential; general and specialty retail; office parks, business parks and employment
centers and hotels to a convention center and Six Flags amusement park. Accordingly, this
approach does not establish a district that is truly entertainment specific, and therefore does
not afford the City much protection from any commercial enterprise within the city from
requesting the same consideration as the Entertainment Overlay provides.
Entertainment District PUD — A Planned Unit Development (PUD) allows a development
to propose uses, development standards and design guidelines for a site that is under the
unified control of the developer. One of the primary benefits of a PUD is the ability to
mix different uses, such as retail and residential, where such mixed use would not be
allowed in the underlying zoning district. PUDs are a common development tool, and the
City has approved a number of them over the past several years, primarily to permit
housing developments and commercial centers with special allowances for height and
density. A PUD plan represents a higher degree of development control than an overlay
district.
The city of Phoenix, Arizona recently adopted an Entertainment District PUD to allow a
`lively, urban, mixed-use development that promotes and sustains live / work and
entertainment options while creating a sense of place presently lacking in the area.
Conceptual uses include a boutique hotel, a mix of residential options, various
entertainment venues, including an art house cinema, live music venues, restaurants and
lounges, street level retail and office space." This Entertainment District PUD is actually
superimposed over an existing Warehouse Overlay District, which in turn is
superimposed over the underlying core zoning. This hardly seems a coherent approach,
and the definition of what constitutes an `entertainment use' is so generic as to allow such
a district, and its attendant deviations from the zoning code, in practically every
commercial area of the city. If, for example, the concern is that the extraordinary
demands of a Casino for oversize signage not be allowed to proliferate into other
commercial areas of the community, this Entertainment district PUD model does not
provide much protection.
❑ Entertainment District - The establishment of an actual district requires the addition of a
chapter, or use category to the zoning code. The purpose of such a district is to encourage
the orderly development of major entertainment facilities and certain other uses in
accordance with an approved plan of development.
The creation of just this sort of `Commercial Entertainment District' by the city of
Philadelphia for the SugarHouse Casino is particularly appropriate, since it incorporates the
latest Casino development project by the principals of Midwest Gaming, the developers of
the Des Plaines facility. Approved by the Philadelphia City Council in June of 2009, the
SugarHouse Casino mirrors the Des Plaines development in extremis: it is an urban
waterfront development on 22 acres, with an `interim Casino' featuring 1700 gaming seats
programmed for the first phase; expanded gaming totaling up to 5,000 seats with a
commensurate amount of parking for the second phase; with hotels and restaurants added in
phase three. Because of the scope of the project, a 10 -story parking structure will be
developed to support the on-site activities; hotels are permitted up to 30 -stories in height.
While the Des Plaines project will not approach the SugarHouse Casino project in scale, it
does contain the same components and, from this perspective, the Philadelphia ordinance is
instructive. The purpose of the District is to "encourage the orderly development of major
entertainment facilities and certain other uses in accordance with an approved plan of
development"; this is pretty standard enabling language. The permitted use regulation,
however, allows exhibition halls, ballrooms and performance facilities; restaurants,
nightclubs and theaters; hotels; and, most importantly, licensed gaming facilities. The
District would also permit what would be considered ancillary uses such as single- and
multi -family housing, offices and retail goods establishments. It would be possible,
therefore, to designate any number of Commercial Entertainment Districts within the
community, none of which contained a Casino facility.
This distinction is important because of the entitlements granted within such a District:
parking structures are allowed to far exceed the entertainment facilities in height and bulk;
signage allowances are very permissive, including electronic or animated signs; and density
and height allowances, including a permitted building height of 300 feet. In addition to the
allowances built into the District, however, there are regulations as well, and one in
particular has applicability to the Des Plaines project:
§14-411 (2)(b): ... the applicant for any building or zoning permit in a Commercial
Entertainment District shall employ LEED (Leadership in Energy and Environ-
mental Design) certified designers and shall use reasonable efforts to employ the
technologies and strategies recommended by the United States Green Building
Council for development of high performance and sustainable buildings and shall
register for LEED certification. Applicants shall document actions taken to comply
with this requirement and shall submit such documentation to the Planning Com-
mission at the time of any building or zoning permit applications.
❑ Casino District — The most restrictive option, from a land use perspective, is to establish a
specialized district that must contain a licensed gaming facility as a condition of eligibility
for such zoning. The possession of an approved lllinois Gaming License would be the
qualifying requirement, with ancillary uses such as hotels and restaurants permitted as of
right. The requirement of a gaming facility would differentiate this district from more
general entertainment uses, such as a hotel / multi-plex theater / brewpub complex, which
would represent an entertainment use allowable under the current General Commercial
guidelines. While such venues may desire the same type of special consideration on
development standards, such as signage, granted to the Casino operation, they are neither
warranted nor desirable within the general commercial corridors of the city.
Recommendation: It is recommended that the City Council adopt amendments to Articles 6, 7 and
13 of the Zoning Ordinance of the City of Des Plaines authorizing the establishment of a C-6
Casino District, together with such Commercial District Regulations as may be required for the
implementation of the new district classification.
ATTACHMENT: Draft Zoning Code Amendments
6.1 Establishment of Districts
•
•
6.1-2 Commercial Districts
A. C -I Neighborhood Shopping District
B. C-2 Limited Office Commercial District
C. C-3 General Commercial District
D. C-4 Regional Shopping District
E. C-5 Central Business District
F. C-6 Casino District
7.3 Commercial Districts Regulations
7.3-9 C-6 Casino District
A. Purpose. The purpose of the C-6 Casino District is to encourage the orderly
development of a licensed Illinois Gaming Facility and certain related uses in accordance
with an approved plan of development.
B. Permitted Uses. The uses permitted in the C-6 Casino District are by Development Plan,
requiring City Council approval, and shall include the following:
1. Licensed Illinois Gaming Facilities;
2. Hotels.
3. Class 'A' Restaurants, Taverns and Lounges.
C. Standards for Development.
1. Sign Plan. C-6 Casino District developments may establish a localized alternative
sign plan under §1 1.8 of the Code subject to review and approval by the City
Council.
2. Bulk Regulations. The bulk regulations that apply to the C-6 Casino District are
listed within Table 7.3-2 (The Commercial Districts Bulk Matrix).
3. Parking. Parking for Casino use shall be required at 1 space per gaming seat.
Accessory parking structures may exceed the height of the gaming facility. Parking
requirements for other uses shall be calculated per Article 9.
S. LEED Certification. the applicant for the primary structure or zoning permit in a
C-6 District shall employ LEED (Leadership in Energy and Environmental Design)
accredited designers and shall use reasonable efforts to employ the technologies and
strategies recommended by the United States Green Building Council for
development of high performance and sustainable buildings to achieve LEED
certification or its equivalent status. Applicants shall document actions taken to
comply with this requirement and shall submit such documentation to the Planning
Commission with any building or zoningpermit applications.
13. Definitions
13.3 Definitions. For the purposes of this Ordinance, the following terms shall have the following
meanings:
Casino A gaming facility that has received an Illinois Gaming License under
the provisions of 230 ILCS 10/4k "Gambling operation".
Table 7.3.1 Commercial District Use Matrix
Uses
C-1
C-2
C-3
C-4
C-5
C-6
Accessory uses and structures
P
P
P
P
P
P
Animal clinic
C
P
C
C
Animal hospital
P
Assisted living facility
C
Ct3j
Auto body repair
C
Auto service repair
P
P
Auto filling station
P (4)
P (4)
P (4)
Bed and Breakfast
C
Car wash
P rs)
")
C
Child care center
C
C
C
P
Casino
P
Commercial antenna
C
C
Commercial indoor recreation
P
P
P
Commercial indoor recreation —
dance halls
C
C
Commercial outdoor recreation
C
C
Commercial parking garage
P
Commercial parking lot
P
P
Commercial shopping center
P
Congregate housing
C
C
Ct3}
Convenience mart fueling station
C (4)
C r4'
C t4j
Convenience retail store
P
P
P
P
Cultural facility
P
C
P
Currency exchange (ord. Z-34-06)
C
P
P
Domestic pet service
c (°) (b) (c)
Drive-through facility
C(2)
Cr2
Ct''
Dry cleaners w/plants on premises (z-
37-06) (ord. Z-28-06)
P
P(7)
Dwellings, multiple family
p(3)
Financial institutions
C
P
P
P
Firearm sales
C
C
C
Funeral homes
C
C
P
P
Grocery retail
P
P
P
Hotels
C
P
C
P
P
Leasing/Rental agents, vehicles
P
P
Leasing/Rental agents, equipment
C
C
Libraries, public
P
P
P
P
Libraries, private
C
P
P
P
P
Massage parlors
C
C
C
Media broadcast stations
P
P
Media print establishments
P
P
P
Motor Vehicle sales
C (5)
P
Municipal government
P
P
Motels
C
P
C
Offices
C
P
P
P
Parks
P
P
P
P
Payday Loan Businesses or Agencies
C
(a) All Domestic Pet Services shall be at least 300 feet from any residential dwelling, unless both the
owner and occupant of the residential dwelling consent to the same; the applicant shall furnish such
consent in writing.
(b) Outdoor kennels are not allowed.
(c) Outdoor runs are allowed.
Table 7.3. Commercial Districts Use Matrix continued
Uses
C-1
C-2
C-3
C-4
C-5
C-6
Pharmacies/Drug Stores
P
P
P
P
Places of Worship
C
C
Ptrr
Planned developments
C
C
C
C
C
C
Post office _
C
P
P
P
Public transportation centers
P
P
Public utilities
P
P
P
P
Residential care homes
Large
C
Small
P
Restaurants
Class A
Cab)
P_
P
P
P
Class B
C
C
C
Retail goods establishments
P
P
P
Retail service establishments
P
C
P
P
P
Rooming and boarding houses
Cts}
Schools, commercial
C
C
C
Schools, public - elementary and high
school
P
C
Schools, private - elementary and
high school
P
C
Specialty food stores
P
P
P
P
P
Studios, artist, dance and music
P
P
P
P
Taverns and lounges
C
C (6)
P
P
P
P
Transitional treatment facility
C
Wholesale goods establishments
C
C
P = Permitted Use
C = Conditional Use Permit Required
(1.) On sites of one acre or more.
(2.) When an accessory use only.
(3.) When above the first floor only.
(4.) On sites of 20,000 square feet or more.
(5.) On sites of 25,000 square feet or more. For proposed sites of less than 25,000 square feet but more
than 22,000 square feet, the City Council may consider additional factors, including but not limited
to, traffic, economic and other conditions of the area, or proposed business and site plan issues in
considering whether to grant a Conditional Use for a used car business of less than 25,000 square
feet but more than 22,000 square feet.
(6.) When located on the ground floor/level and incorporated within, or accessory to, an office/hotel
use.
(7.) Where the dry cleaning establishment has a floor area greater than 1,500 square feet. (Z-37-06)
Table 73.2 Commercial Districts Bulk Matrix
Bulk Controls
C-12
C-24
C-3
C-43
C-5
C-6
Maximum
Height
35 ft.
45 ft.
45 ft.
45 ft.
100 ft.
160 ft.
Minimum Front
Yard
Adjacent
Residential
Setback of
adjacent
residential
district
Setback of
adjacent
residential
district
Setback of
adjacent
residential
district
150 ft.
5 ft.
Setback of
adiacent
residential
district
Adjacent
Other
5 It.
5 ft.
5 ft.
15011.
N/A
5 ft.
Minimum Side
Yard
Adjacent
Residential
Setback of
adjacent
residential
district
Setback of
adjacent
residential
district
Setback of
adjacent
residential
district
25 ft.
Setback of
adjacent
residential
district
Setback of
adjacent
residential
district
Adjacent
Other
5 ft. if
abutting street
of alley
5 ft. if
abutting street
of alley
5 ft. if
abutting street
of alley
25 ft.
5 ft. if
abutting
street of alley
5 ft. if
abutting street
of alley
Minimum Rear
Yard
Adjacent
Residential
25 fl. or 20%
of lot depth,
whichever is
less
25 ft. or 20%
of lot depth,
whichever is
less
25 ft. or 20%
of lot depth,
whichever is
less
25 ft.
25 ft. or 20%
of lot depth,
whichever is
less
25 ft. or 20%
of lot depth,
whichever is
Tess
Adjacent
Other
5 ft.
5 ft.
5 ft.
25 ft.
N/A
N/A
1. With respect to front yard setbacks, "Adjacent Residential" shall mean when at least 80% of the
opposing block frontage is residential.
2. In the C-1 Neighborhood Shopping District, where the extension of a front or side lot line coincides
with front lot line of an adjacent lot in the Residential District, a yard equal in depth to the minimum
front yard required by this Ordinance on such adjacent lot in the Residential District shall be provided
along such front or side lot line for a distance of at least 50 feet which may include the width of any
intervening alley, from such lot in the Residential District.
3. In the C-4 Regional Shopping District, more than one structure may be allowed per lot, thus, setbacks
shall maintained for each lot, and not to individual structures. Outlots part of a commercial shopping
center shall maintain a setback of 25 feet for all yards.
4. In the C-2 Limited Office Commercial District, a special height overlay is in effect for Touhy Avenue
from Greco Avenue to Scott Avenue in which the maximum height shall be 35 feet. In addition, a
special setback overlay is also in effect for Touhy Avenue from Greco Avenue to Scott Avenue,
requiring font yard setbacks to be 65 feet, rear yard setbacks to be 50 feet, interior side yard setbacks
to be 15 feet or five percent if the lot width whichever is greater, and corner lot side yard setbacks to
be 65 feet.
Attachment 3, Rezoning Map - Casino Site
C-2
Proposed C-6,
Casino District
C -2t,
2500
Devon Avenue
Prepared by Community and Economic Development Department: SM, January 15, 2010
CITY OF DES PLAINES
PLAN COMMISSION
1420 MINER STREET
DES PLAINES, IL 60016
SUBDIVISION APPLICATION
1. Proposed Name of Subdivision Des Plaines Casino
2. Commonly Known Address Approx. 21 acres at the NW comer of Des Plaines River Road and Devon Ave.
3. Name of Applicant(s) Midwest Gaming & Entertainment, LLC
4. Address of Applicant(s) 900 N. Michigan Avenue, Suite 1900, Chicago, IL 60611
5. Telephone/Fax Number of Applicant(s) 312-915-2800
6. Owner(s) of Record See Attached
7. Owner(s) Address See Attached
8. Owner(s) Telephone Number(s) See Attached
9. Name of Contact (if different from Applicant) Mike Levin, Development Management Associates LLC
10. Address of Contact (if different from Applicant) 1201 N. Clark Street, Suite 302, Chicago, IL 60610
11. Telephone/Fax Number(s) of Contact (if different from Applicant) 312-640-2000
12. How is the property currently being used (check one or more)?
Residential X Commercial X Industrial institutional
Recreational Vacant
13. Zoning District C-2
14. Permanent Index Number(s) (P.I.N.) See attached _
15. Total acreage of proposed subdivision 19.517
16. How many lots will be in the proposed subdivision? 2
17. Describe construction plans for proposed subdivision Phase One: Casino, Parking Structure, and surface
pricing; ultimate Build Out; 2 Hotels, Second Parking Garage, and Additional Retail/Restaurants
18. Is the property registered in Torrens?
19. Is a variation from the Des Plaines Subdivision Regulations being requested? Yes No X
if so, specify_ City is proposing to create a new zoning district.
20. Is the property owned by a Land Trust? X Yes No
In the event of Land Trust Ownership: The Tmst Officer of the institution holding the Trust must sign
the application as "owner". Also required is a certified copy of the Trust Agreement and a letter from
the Trustee certifying that the beneficiaries as shown below are correct and disclosing any beneficiary
changes or lack thereof during the 12 months immediately preceding the filing of the application.
Name of Trust Beneficiary See Attached
Address
Name of Trust Beneficiary
Address
21. Applicant Social Security Number or Federal Tax ID 260148622
I (we) certify that all of the above statements and the statements contained in any papers or plans submitted
herewith are true to the best of my (our) knowledge and belief. 1 (we) consent to the entry in or upon the
premises described in this application by any authorized official of the City of Des Plaines, Illinois, for the
purpose of posting, maintaining, and removing such notices as may be required and for preparing a site
analysis of the property.
R. +. 1, L--% pt:NrtApitv4 Ali Prf.QSsu. ur- t/1 iio
Signature of Applicant As Agent for the Applicant Date
Signature of Owner Date
ADDRESSES AND TAX PARCEL NUMBERS FOR DES PLAINES PROPERTY
IN NORTHWEST QUADRANT OF DES PLAINES RIVER ROAD AND DEVON AVENUE
DES PLAINES, IL
Adress
Tax Parcel Number
3000 Des Plaines River Road
09-34-300-031
3150 Dcs Plaines River Road
09-34-300-035
3158 Des Plaines River Road
09-34-300-037
(Part) 09-34-300-030
3166 Dcs Plaines River Road
09-34-300-036
3170 Des Plaines River Road
09-34-300-016
2570 East Devon Avenue
09-34-300-026
2580 and 2584 East Devon Avenue
09-34-300-025
2590 East Devon Avenue
09-34-300-038
2600, 2602, 2604, 2606, 2608 and 2610 East Devon Avenue
09-34-300-039
Part of Access Road West of 2500 East Devon Avenue
09-34-300-028
Part of Access Road West of -028 Tax Parcel
(Part) 09-34-300-030
A portion of 2500 East Devon Avenue (if land swap occurs) 09-34-300-042
Owner of 3000 Des Plaines River Road:
Trustee: North Star Trust Company, as Trustee under Trust Agreement dated December 10, 2001 and known as Trust
No. 01-4061
Beneficiary: 3000 River Road, LIE, an Illinois limited liability company
c/o Marc Realty
55 E. Jackson Boulevard., Suite 500
Chicago, 11.60604
Attention: Gerald Nudo
312-884-5400
Owner of 3150, 3158, and 3166 Des Plaines River Road, and 2590 E. Devon Avenue,
as well as Part of Access Road (PIN ending -028 and a portion of PIN ending -030):
Trustee: Chicago Land Trust Company, as Trustee under Trust Agreement dated October I, 1963 and known as Trust
No. 540
Beneficiary: O'Hare Office Center, an Illinois limited partnership
c/o Arthur J. Rogers & Co.
3170 Des Plaines River Road
Des Plaines, IL 60018
Attention: William Schmitz
847-297-2200
Owner of 2570 E. Devon Avenue:
2570 East Devon, LLC, an Illinois limited liability company
c/o Arthur J. Rogers & Co.
3170 Des Plaines River Road
Des Plaines, IL 60018
Attention: William Schmitz
847-297-2200
Owner of 2580/2584, 2600-2610, and 3170 E. Devon Avenue:
Arthur!. Rogers & Co., an Illinois corporation
3170 Des Plaines River Road
Des Plaines, IL 60018
Attention: William Schmitz
847-297-2200
Owner of 2500 East Devon Avenue:
2500 Holding Group, LLC, an Illinois limited liability company
2500 E. Devon Avenue
Des Plaines, IL 60018
Attention: Waldemar Wyszynski
847-954-2220