03/28/2017Case #17-020-V – 1600 E. Golf - Conditional Use for a Localized
Alternative Sign Regulation
Case #17-022-V – 77 Rand - Variation
Case #17-016-FPUD-FSUB -1450 Touhy - Continuance of Preliminary
PUD and Tentative Plat of Subdivision
March 28, 2017
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
March 28, 2017
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday, March 28,
2017, at 7 p.m. in Room 102 of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Bader, Catalano, Green, Hofherr, Saletnik, Schell, Szabo
ALSO PRESENT: Johanna Bye, AICP, Senior Planner/Community & Economic Development
Gale Cerabona/Recording Secretary
Chairman Szabo called the meeting to order at 7:02 p.m. and read this evening’s cases. Roll call was conducted.
APPROVAL OF MINUTES
A motion was made by Board Member Hofherr, seconded by Board Member Bader, to approve the minutes of
March 14, 2017, as amended:
• Page 3 revise to say exit on Route 58 – not Route 12
AYES: Hofherr, Bader, Green, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
PUBLIC COMMENT
There were no comments.
NEW BUSINESS
Item #3 was moved up on the agenda.
3. Address: 1450 East Touhy Avenue Case 17-016-FPUD-FSUB
The petitioner is requesting a Preliminary Planned Unit Development (PUD) for the Fairfield Inn & Suites
PUD under Section 12-3-5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, and a Tentative
Plat of Subdivision, under Section 13-2-1 of Subdivision Regulations of the City of Des Plaines Municipal
Code, to allow for the construction of a 137-unit, five-story hotel and 90 parking spaces, with requested
PUD exceptions from: the C-3 General Commercial District standards under Section 12-7-3(L) of the 1998
City of Des Plaines Zoning Ordinance, as amended, for a total height of 63’4”, instead of not more than
45’; the off-street parking requirements for hotels under Section 12-9-7 of the 1998 City of Des Plaines
Case #17-020-V – 1600 E. Golf - Conditional Use for a Localized
Alternative Sign Regulation
Case #17-022-V – 77 Rand - Variation
Case #17-016-FPUD-FSUB -1450 Touhy - Continuance of Preliminary
PUD and Tentative Plat of Subdivision
March 28, 2017
Page 2
Zoning Ordinance, as amended, for 90 parking spaces, instead of not less than 144; and the standards for
building design review under Section 12-3-11 of the 1998 City of Des Plaines Zoning Ordinance, as
amended, to allow EIFS on the ground story of a commercial building and windowless facades for a
horizontal distance greater than 15’, in the C-3 General Commercial District.
PIN: 09-29-403-010-0000
THAT PART OF THE SOUTHWEST ¼ OF THE SOUTHEAST ¼ OF SECTION 29,
TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE
NORTH LINE OF TOUHY AVENUE, AS CONDEMNED PER CASE NO. 64C-21263,
SAID POINT BEING 610.00 FEET WEST OF THE POINT OF INTERSECTION OF
THE EASTERLY EXTENSION OF THE NORTH LINE OF SAID TOUHY AVENUE,
WITH THE SOUTHEASTERLY EXTENSION OF THE SOUTHWESTERLY LINE
OF MANNHEIM ROAD, AS CONDEMNED PER CASE NO. 64C-21263; THENCE
NORTH PERPENDICULARLY TO SAID NORTH LINE OF TOUHY AVENUE
452.974 FEET; THENCE EAST PARALLEL WITH SAID NORTH LINE OF TOUHY
AVENUE, 510.937 FEET TO A POINT ON SAID SOUTHWESTERLY LINE
MANNHEIM ROAD; THENCE SOUTHEASTERLY ALONG SAID
SOUTHWESTERLY LINE 401.56 FEET TO A POINT OF CURVE; THENCE
SOUTHERLY 89.305 FEET ALONG A CURVE OF RADIUS 50.0 FEET, CONVEX
EASTERLY AND TANGENT WITH THE LAST DESCRIBED SOUTHWESTERLY
LINE TO A POINT ON SAID NORTH LINE OF TOUHY AVENUE, AS
CONDEMNED PER CASE NO. 64C-21263; THENCE WEST ALONG SAID NORTH
LINE TO THE PLACE OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
Petitioner: Peter Nelson, Pancor Construction & Development LLC, 2175 Point Boulevard, Suite
125, Elgin, IL 60123
Owner: Mannheim Hotel LLC, 2175 Point Boulevard, Suite 125, Elgin, IL 60123
Continued to April 11, 2017 Agenda
A motion was made by Board Member Schell, seconded by Board Member Hofherr, to continue this matter to
April 11, 2017.
AYES: Hofherr, Green, Saletnik, Schell, Szabo
NAYES: None
ABSTAIN: Bader
***MOTION CARRIED 5-0***
1. Address: 1600 E. Golf Road Case 17-020-V
The petitioner is requesting a Conditional Use under Section 12-11-8 of the 1998 Des Plaines Zoning
Ordinance, as amended, for a Localized Alternative Sign Regulation to allow two monument signs with a
height of 19’2”, instead of not more than 10’; one monument sign to be 386 square feet, instead of not more
than 200 square feet; and for 632 square feet of total monument signage, instead of not more than 350
square feet, in the I-1 Institutional District.
Case #17-020-V – 1600 E. Golf - Conditional Use for a Localized
Alternative Sign Regulation
Case #17-022-V – 77 Rand - Variation
Case #17-016-FPUD-FSUB -1450 Touhy - Continuance of Preliminary
PUD and Tentative Plat of Subdivision
March 28, 2017
Page 3
PINs: 09-08-400-013-0000; 09-09-300-021-000; 09-09-300-022-0000; 09-09-200-006-0000
Petitioner: Gabriel Wilcox, 53 W. Jackson Boulevard, Suite 650, Chicago, IL 60604
Owner: Oakton Community College, 1600 E. Golf Road, Des Plaines, IL 60016
Chairman Szabo swore in Petitioner, Gabriel Wilcox, 53 W. Jackson Boulevard, Suite 650, Chicago, IL
60604, who advised they are looking to redesign 3 signs at Oakton Community College to blend with the
surrounding forest preserves, as well as install new landscaping and lighting for the signs. The marquee
signs are outdated. A Conditional Use for a Localized Alternative sign regulation is requested for the signs
as they exceed the total height and size permitted. Materials are white concrete with a smooth finish and
steel (which will have a nice patina over time).
Board Member Saletnik asked what the text is. Mr. Wilcox advised – cut to read text with illuminated
lighting. The taller part of the sign is dark anodized aluminum.
Chairman Szabo asked if the concrete would be a ground phase. Mr. Wilcox advised – no, a smooth
concrete then rubbed (to look like marble).
Board Member Catalano arrived at 7:14 p.m.
Chairman Szabo asked Staff to provide the Staff Report which Senior Planner Bye did:
Issue: The petitioner is requesting a Conditional Use under Section 12-11-8 of the 1998 Des Plaines Zoning
Ordinance, as amended, for a Localized Alternative Sign Regulation to allow two monument signs with a
height of 19 feet 2 inches, instead of not more than 10 feet; one monument sign to be 386 square feet, instead
of not more than 200 square feet; and for 632 square feet of total monument signage, instead of not more
than 350 square feet, in the I-1 Institutional District.
Analysis:
Address: 1600 E. Golf Road
Owners: Oakton Community College, 1600 E. Golf Road, Des Plaines, IL 60103
Petitioner: Gabriel Wilcox, 53 W. Jackson Boulevard, Suite 650, Chicago, IL 60604
Case Number: 17-020-V
Real Estate Index Number: 09-08-400-013-0000; 09-09-300-021-0000; 09-09-300-022-0000;
09-09-200-006-0000
Ward: #1, Patricia Haugeberg
Existing Zoning: I-1 Institutional District
Existing Land Use: Educational Campus
Surrounding Zoning: North: Unincorporated
South: R-1 Single-Family Residential
Case #17-020-V – 1600 E. Golf - Conditional Use for a Localized
Alternative Sign Regulation
Case #17-022-V – 77 Rand - Variation
Case #17-016-FPUD-FSUB -1450 Touhy - Continuance of Preliminary
PUD and Tentative Plat of Subdivision
March 28, 2017
Page 4
East: Unincorporated
West: I-1 Institutional
Surrounding Land Use: North: Unincorporated; Vacant
South: Forest Preserve
East: Forest Preserve
West: Unincorporated; Cemetery
Street Classification: E. Golf Road is an arterial road
Comprehensive Plan: The Comprehensive Plan designates the site Institutional
The applicant, Gabriel Wilcox of Farr Associates, has requested a Conditional Use Permit for a Localized
Alternative Sign Regulation in order to install three monument signs at 1600 E. Golf Road. The
approximately 171-acre site is home to Oakton Community College and is accessed by entrances off of Golf
Road and Central Road.
The petitioner proposes to install three monument signs on the site. One sign is proposed for the Golf Road
entrance, one for the Central Road entrance, and one for the intersection of College Drive and N. Circle Drive
on the campus. The signs proposed for Central Road and the intersection of College Drive and N. Circle
Drive are to be 19 feet 2 inches tall and 123 square feet in area. The monument sign proposed for Golf Road
is a v-shape sign that is a total of 386 square feet (193 square feet on each side) and 7 feet tall.
Three monument signs are permitted for campuses of this size; however, the maximum height permitted is
10 feet, each sign can be no more than 200 square feet, and together all three signs cannot exceed 350 square
feet. The monument signs all meet the required setbacks. The City Council has the authority to approve sign
variations; however, no variation may be granted which increases any dimension (height, length, width or
area) to an amount over fifty percent (50%) of the corresponding dimensions normally permitted, which in
this case would be 15 feet for the height, 300 square feet for an individual sign, and 525 square feet for all
signs combined. As a result, the petitioner is requesting a Localized Alternative Sign Regulation (a
Conditional Use) to allow the three monument signs as proposed.
Conditional Use Findings: Conditional Use requests are subject to the standards set forth in Section 12-3-
4(E) of the 1998 City of Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has
the following comments:
A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning
district involved:
Comment: A Localized Alternative Sign Regulation is a Conditional Use, as specified in Section 12-11-8 of
the 1998 City of Des Plaines Zoning Ordinance, as amended.
B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive
Plan:
Comment: The 2007 Comprehensive Plan recommends an Institutional use for the site.
Case #17-020-V – 1600 E. Golf - Conditional Use for a Localized
Alternative Sign Regulation
Case #17-022-V – 77 Rand - Variation
Case #17-016-FPUD-FSUB -1450 Touhy - Continuance of Preliminary
PUD and Tentative Plat of Subdivision
March 28, 2017
Page 5
C. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious
and appropriate in appearance with the existing or intended character of the general vicinity:
Comment: The petitioner has stated that the proposed signage is intended to be of natural materials and to
blend into the landscape. The signage has been designed to complement the surrounding forest preserves and
is an aesthetic improvement from the current signage.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: The petitioner has stated that the signs have been designed to complement the surrounding forest
preserves. The designs will utilize soft low lighting and are smaller than the current monument signs. The
signage will also visually enhance the area by blending with the natural surroundings.
E. The proposed Conditional Use is to be served adequately by essential public facilities and services,
such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and
sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide
adequately any such services:
Comment: The proposed monument signs will have no effect on essential public facilities and services.
F. The proposed Conditional Use does not create excessive additional requirements at public expense
for public facilities and services and will not be detrimental to the economic well-being of the entire
community:
Comment: The proposed monument signs would not create a burden on public facilities nor would they be
a detriment to the economic well-being of the community. The signs have been designed to last 30-50 years
with minimal maintenance and the concrete and steel with harden and develop a stronger protective patina
over time.
G. The proposed Conditional Use does not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons, property, or the general
welfare by reason of excessive production of traffic, noise, smoke fumes, glare or odors:
Comment: The proposed monument signs are not anticipated to create additional traffic or noise that could
be detrimental to surrounding land uses. The signs are intended to help students, teachers, staff and visitors
safely identify and access the site.
H. The proposed Conditional Use provides vehicular access to the property designed so that it does not
create an interference with traffic on surrounding public thoroughfares:
Comment: The proposed wall signs will not create an interference with traffic on surrounding public
thoroughfares.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic,
or historic features of major importance:
Case #17-020-V – 1600 E. Golf - Conditional Use for a Localized
Alternative Sign Regulation
Case #17-022-V – 77 Rand - Variation
Case #17-016-FPUD-FSUB -1450 Touhy - Continuance of Preliminary
PUD and Tentative Plat of Subdivision
March 28, 2017
Page 6
Comment: The proposed wall signs would not cause the destruction, loss, or damage of any natural, scenic
or historic features of major importance. The wall signs will have new landscaping surrounding them that
utilizes native and adapted species to the local area.
J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance
specific to the Conditional Use requested:
Comment: Approval of the proposed Conditional Use for a Localized Alternative Sign Regulation will allow
the petitioner to exceed the maximum allowed height and area for the proposed monument signs.
Recommendation: I recommend approval of the Conditional Use Permit for a Localized Alternative Sign
Regulation in order to install three monument signs that exceed the height and size requirements for this
zoning district, based on review of the information presented by the applicant and the findings made above,
as specified in Section 12-3-4(E) (Standards for Conditional Uses) of the City of Des Plaines Zoning
Ordinance. The size of the campus warrants larger signage and the monument signs proposed are not out of
proportion compared to the site.
Planning and Zoning Board Procedure: Under Section 12-3-4(D) (Procedure for Review and Decision for
Conditional Uses) of the Zoning Ordinance, the Planning and Zoning Board has the authority to recommend
that the City Council approve, approve subject to conditions, or deny the above-mentioned Conditional Use
Permit for a Localized Alternative Sign Regulation in the I-1 Institutional District. The City Council has the
final authority on the proposal.
Chairman Szabo asked if anyone is in favor or against this proposal – no one responded.
Chairman Szabo asked if the Board has further questions.
Board Member Hofherr asked, regarding signage at Circle Drive, if there would be identification for where
certain buildings and rooms are located. Mr. Wilcox advised – current sign is a wayfinding directional sign.
The new sign would just be decorative and there will be additional wayfinding signs throughout the site.
Board Member Hofherr shared that signage was lacking when he recently attended a lecture on the campus.
Mr. Wilcox concurred and referenced O’Hare as proper and early-indicated signage. Board Member
Hofherr suggested potentially adding room numbers. Mr. Wilcox stated he appreciates the feedback.
Chairman Szabo asked if the Board has further questions. There was none.
A motion was made by Board Member Saletnik, seconded by Board Member Hofherr, to recommend
approval to City Council. He noted Petitioner did a superb job on the design.
AYES: Saletnik, Hofherr, Catalano, Green, Bader, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be submitted to City Council.
2. Address: 77 Rand Road Case 17-022-V
Case #17-020-V – 1600 E. Golf - Conditional Use for a Localized
Alternative Sign Regulation
Case #17-022-V – 77 Rand - Variation
Case #17-016-FPUD-FSUB -1450 Touhy - Continuance of Preliminary
PUD and Tentative Plat of Subdivision
March 28, 2017
Page 7
The petitioner is requesting Major Sign Variations under Sections 12-11-6(B) and 12-11-5(C)2 of the 1998
City of Des Plaines Zoning Ordinance, as amended, to allow one monument sign to be located 0’ from the
lot line, instead of not less than 14.5’; two monument signs to be located 5’ from the lot line, instead of not
less than 8.5’; an electronic message board to be located approximately 140’ from a residence, instead of
not less than 250’; and one wall sign to extend 1.33’ past the top and 1.33’ past the end of the wall to which
the sign is attached, when wall signs are not permitted to extend past the top and end of the wall to which
the sign is attached, in the C-3 General Commercial District.
PIN: 09-07-100-035-0000
Petitioner: Bradley Mayer, 3075 Highland Parkway, Suite 600, Downers Grove, IL 60515
Owner: Advocate Health Care, 3075 Highland Parkway, Suite 600, Downers Grove, IL 60515
Chairman Szabo swore in Petitioner, Bradley Mayer, 3075 Highland Parkway, Suite 600, Downers Grove,
IL 60515.
Board Member Green advised he would recuse himself and departed the meeting at 7:23 p.m.
Mr. Mayer explained the signage is typical for the medical group. Variations are requested for the setbacks
of the three monument signs. He noted it is possible IDOT may install a turn lane along Rand Road.
Another variation is requested to have the brand cross logo go over the top and side of the building on one
wall sign and a final variation for the setback of the “Open” and “Closed” electronic message board on the
Mount Prospect Road monument sign, which is closer to a residential property than typically permitted.
Chairman Szabo asked if audience members would like to review the plan. Copies were distributed. He
asked if the Board has any questions.
Board Member Saletnik asked if the cross is illuminated. Mr. Mayer advised – yes, a light purple color.
Board Member Hofherr asked which hospital this would be associated with. Mr. Mayer advised – it is not
associated with any hospital; it is a medical group with doctors.
Chairman Szabo asked where the sign that edges off the building faces. Mr. Mayer advised – SE facing
Rand (commercial) and not any residents.
Board Member Catalano asked if it is backlit. Mr. Mayer advised – only the face; it glows facing Rand
Road.
Chairman Szabo asked Staff to provide the Staff Report which Senior Planner Bye did:
Issue: The petitioner is requesting Major Sign Variations under Sections 12-11-6(B) and 12-11-5(C)2 of the
1998 City of Des Plaines Zoning Ordinance, as amended, to allow one monument sign to be located 0 feet
from the lot line, instead of not less than 14.5 feet; two monument signs to be located 5 feet from the lot line,
instead of not less than 8.5 feet; an electronic message board to be located approximately 140 feet from a
residence, instead of not less than 250 feet; and one wall sign to extend 1.33 feet past the top and 1.33 feet
past the end of the wall to which the sign is attached, when wall signs are not permitted to extend past the
top and end of the wall to which the sign is attached, in the C-3 General Commercial District.
Analysis:
Case #17-020-V – 1600 E. Golf - Conditional Use for a Localized
Alternative Sign Regulation
Case #17-022-V – 77 Rand - Variation
Case #17-016-FPUD-FSUB -1450 Touhy - Continuance of Preliminary
PUD and Tentative Plat of Subdivision
March 28, 2017
Page 8
Address: 77 Rand Road
Owners: Advocate Health Care, 3075 Highland Parkway, Suite 600, Downers
Grove, IL 60515
Petitioner: Bradley Mayer, Advocate Health Care, 3075 Highland Parkway, Suite
600, Downers Grove, IL 60515
Case Number: 17-022-V
Real Estate Index Number: 09-07-100-035-0000
Ward: #7, Don Smith
Existing Zoning: C-3 General Commercial District
Existing Land Use: Commercial; new medical building under construction
Surrounding Zoning: North: Commercial (Village of Mount Prospect)
South: R-1 Single-Family Residential
East: C-3 General Commercial; R-1 Single-Family Residential
West: Single Family (Village of Mount Prospect)
Surrounding Land Use: North: Commercial
South: Residential
East: Commercial, Residential
West: Residential
Street Classification: Rand Road is an arterial road
Comprehensive Plan: The Comprehensive Plan designates the site as Community Commercial
The applicant, Bradley Mayer of Advocate Health Care, has requested multiple sign variations for a new
medical office building at 77 Rand Road. A one-story, glass and brick building, to be used for an Advocate
Outpatient Center, is currently under construction on the 8.18-acre site. Three access points are proposed for
the site: one off of Mount Prospect Road and two off of Rand Road.
The petitioner proposes to install three monument signs on the site, as well as two wall signs and directional
signage. Two of the proposed monument signs will be the same height, size and style and are proposed to be
located off of the Mount Prospect Road and north Rand Road entrances. These signs are permitted to be up
to 10 feet in height; however, for each foot in height above 5 feet, 3 feet of additional setback are required to
be added to the required 5 feet. The signs are proposed to be 6 feet 2 inches in height and are required to have
a setback of 8.5 feet. A 5 foot setback is proposed for both. The third monument sign, off of the south Rand
Road entrance, is 8 feet 2 inches in height and requires a 14.5 foot setback. A setback of 0 feet from the
property line is proposed.
An additional variation is requested for the monument sign along Mount Prospect Road to allow an Electronic
Message Board approximately 140 feet from a residence, when 250 feet is required. All three of the proposed
monument signs have small LED sections that will read “Open” or “Closed” depending on the time of day.
Case #17-020-V – 1600 E. Golf - Conditional Use for a Localized
Alternative Sign Regulation
Case #17-022-V – 77 Rand - Variation
Case #17-016-FPUD-FSUB -1450 Touhy - Continuance of Preliminary
PUD and Tentative Plat of Subdivision
March 28, 2017
Page 9
These LED portions of the sign cannot be altered to have any other message and are approximately 1 square
foot in size. The sign on Mount Prospect Road is the only one of the three to be located less than 250 feet
from a residence.
A final variation is requested for the wall sign located on the north elevation. The Zoning Ordinance does
not allow for wall signs to extend past the top of side of the wall they are located on. The petitioner proposes
a portion of the Advocate logo to extend 1.33 feet past the top and 1.33 feet off the side of the wall it is
located on, as per the design standards established for the medical group.
Variation Findings: Variation requests are subject to the standards set forth in Section 12-3-6(H) of the
1998 City of Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has the following
comments:
1. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant
shall establish that carrying out the strict letter of the provisions of this title would create a
particular hardship or a practical difficulty:
Comment: The petitioner has stated that the monument sign setbacks from the street are farther than
what is typical for the signs, as the public right-of-way where the signs are located ranges in width
from 17 feet to 30 feet.
2. Unique Physical Condition: The subject lot is exceptional as compared to other lots subject
to the same provision by reason of a unique physical condition, including presence of an
existing use, structure, or sign, whether conforming or nonconforming; irregular or
substandard shape or size; exceptional topographical features; or other extraordinary
physical conditions peculiar to and inherent in the subject lot that amount to more than a
mere inconvenience to the owner and that relate to or arise out of the lot rather than the
personal situation of the current owner of the lot:
Comment: The petitioner has stated that the site is located near three intersecting roads (Rand,
Mount Prospect and Central) and is only somewhat visible behind the existing Walgreens building.
The petitioner also stated that due to the nature of the intersection and surrounding built
environment, the building signage plays a key role in allowing patients and visitors to find the
building.
3. Not Self-Created: The aforesaid unique physical condition is not the result of any action or
inaction of the owner or its predecessors in title and existed at the time of the enactment of
the provisions from which a variance is sought or was created by natural forces or was the
result of governmental action, other than the adoption of this title:
Comment: The petitioner previously stated that the site location at a major intersection of three
roads, as well as the existing Walgreens building, create unique challenges for patients and visitors
identifying the new building.
4. Denied Substantial Rights: The carrying out of the strict letter of the provision from which a
variance is sought would deprive the owner of the subject lot of substantial rights commonly
enjoyed by owners of other lots subject to the same provision:
Comment: The petitioner has stated that denial of the proposed variations would create challenges
for patients and visitors safely finding the Advocate Outpatient Center.
Case #17-020-V – 1600 E. Golf - Conditional Use for a Localized
Alternative Sign Regulation
Case #17-022-V – 77 Rand - Variation
Case #17-016-FPUD-FSUB -1450 Touhy - Continuance of Preliminary
PUD and Tentative Plat of Subdivision
March 28, 2017
Page 10
5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the
inability of the owner or occupant to enjoy some special privilege or additional right not
available to owners or occupants of other lots subject to the same provision, nor merely the
inability of the owner to make more money from the use of the subject lot:
Comment: The petitioner has stated that the projecting wall sign will enhance intuitive visual
wayfinding from Rand Road. Additionally, the petitioner has stated that the monument signs located
nearer to the property lines will help drivers along Rand Road and Mount Prospect Road to find the
entry drives from a distance and better access the site.
6. Title And Plan Purposes: The variation would not result in a use or development of the
subject lot that would be not in harmony with the general and specific purposes for which
this title and the provision from which a variation is sought were enacted or the general
purpose and intent of the comprehensive plan:
Comment: The signs otherwise meets all zoning restrictions for height, size and number. The
petitioner has stated that the new structure is a relatively low-scale, one-story building and that the
proposed signage is in harmony with the site and surrounding buildings.
Recommendation: I recommend approval of the variations under Section 12-11-6(B) of the 1998 City of
Des Plaines Zoning Ordinance, as amended, to allow one monument sign to be located 0 feet from the lot
line, instead of not less than 14.5 feet; two monument signs to be located 5 feet from the lot line, instead of
not less than 8.5 feet; and an electronic message board to be located approximately 140 feet from a residence,
instead of not less than 250 feet, in the C-3 General Commercial District.
I recommend denial of the variation under Section 12-11-5(C)2 of the 1998 City of Des Plaines Zoning
Ordinance, as amended, to allow one wall sign to extend 1.33 feet past the top and 1.33 feet past the end of
the wall to which the sign is attached, when wall signs are not permitted to extend past the top and end of the
wall to which the sign is attached, in the C-3 General Commercial District. The need for the variation is based
upon the petitioner’s design standards, as opposed to those established by the City.
Plan & Zoning Board Procedure: Under Sections 12-3-6(G)2 (Procedure for Review and Decision for
Variations) of the Zoning Ordinance, the Planning & Zoning Board may vote to recommend approval,
approval with modifications, or disapproval of the proposed variations. The City Council has final authority
over the variations requested.
Chairman Szabo asked if there is a conflict between the sidewalk and Rand Road regarding visibility. Mr.
Mayer advised – no.
Chairman Szabo asked if the Board has further questions.
Chairman Szabo asked if anyone is in favor or against this proposal – no one responded.
Audience members came forward to ask questions:
Jo Ann Heyden, 699 Albany Lane, Des Plaines
o Why are the lights on the eastern portion of the site still up? They are an eyesore.
Mr. Mayer advised – the property is up for sale. A deal fell through, and the potential buyer was
going to remove them.
Case #17-020-V – 1600 E. Golf - Conditional Use for a Localized
Alternative Sign Regulation
Case #17-022-V – 77 Rand - Variation
Case #17-016-FPUD-FSUB -1450 Touhy - Continuance of Preliminary
PUD and Tentative Plat of Subdivision
March 28, 2017
Page 11
Mr. Mayer referred to B1 on sheet drawing and identified entrances.
o Are the lights digital?
Mr. Mayer advised they are not.
Ken Schmalzer, 104 South Mt. Prospect Road, Mt. Prospect
o What is the sign going to look like off of Mt. Prospect Road?
Mr. Mayer referred to B3 and noted only the cross is lit; height is 6’2”.
Mr. Mayer advised the request for the overhang on the building is also proposed on the monument sign.
Chairman Szabo and Board Member Saletnik stated the signs are well done.
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to recommend
approval to City Council.
AYES: Saletnik, Catalano, Bader, Hofherr, Schell, Szabo
NAYES: None
RECUSED: Green
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be submitted to City Council.
ADJOURNMENT
On a voice vote, Chairman Szabo adjourned the meeting at 7:40 p.m.
Sincerely,
Gale Cerabona
Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners