03/27/2018Case #18-012-CU 1750 Elmhurst – Conditional Use
March 27, 2018
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DES PLAINES PLANNING AND ZONING BOARD MEETING
MARCH 27, 2018
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
March 27, 2018, at 7 p.m. in Room 102 of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Bader, Catalano, Hofherr, Saletnik Schell, Szabo
ABSENT: Fowler
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 13, 2018, as presented.
AYES: Bader, Catalano, Hofherr, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
PUBLIC COMMENT
There was no Public Comment.
PUBLIC HEARING NEW BUSINESS
1. Address: 1750 Elmhurst Road Case 18-012-CU
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 for five (5) wall signs and three (3) monument signs for Asbury Court Retirement Community in the C-3 General Commercial District.
PINs: 08-26-201-034-0000; 08-26-201-035-0000
Case #18-012-CU 1750 Elmhurst – Conditional Use
March 27, 2018
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Petitioner: Nick Prager, Landmark Visibility Solutions Inc., 839 N. Quentin Road, Palatine, IL 60067
Owner: Kathleen Shields, Trust Officer of LaSalle Bank National Association, 29 E. Madison Street, Chicago, IL 60602; Stephen Sher, 35 Wacker Drive, Chicago, IL 60602
Chairman Szabo swore in Nick Prager, Landmark Visibility Solutions Inc., 839 N. Quentin Road,
Palatine, IL, who presented the sign package; two monument ground signs, three wall signs, and
two awnings (he referred to the packet).
Chairman Szabo asked if any signs are lit. Mr. Prager advised – yes, all but one.
Board Member Hofherr asked when the project would be completed. Mr. Prager advised – next
month; branding is to be completed first.
Board Member Catalano asked Staff if the six Conditions have been satisfied. Senior Planner Bye
asked Petitioner if he has the information. Mr. Prager stated – the total height of the pole sign is
20 ft., setbacks are 5 ft. Senior Planner Bye stated that exceptions from the zoning code could be
granted as part of the Conditional Use request.
Chairman Szabo asked if the Board has any further questions. There was none. He asked Staff to
provide the Staff Report that 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 for five
(5) wall signs and three (3) monument signs for Asbury Court Retirement Community in the C-3
General Commercial District.
Analysis:
Address: 1750 Elmhurst Road
Owners: Kathleen Shields, Trust Officer of LaSalle Bank National
Association, 29 E. Madison Street, Chicago, IL 60602; Stephen
Sher, 35 Wacker Drive, Chicago, IL 60602
Petitioner: Nick Prager, Landmark Visibility Solutions Inc., 839 N. Quentin
Road, Palatine, IL 60067
Case Number: 18-012-CU
Real Estate Index Numbers: 08-26-201-034-0000; 08-26-201-035-0000
Ward: #8, Alderman Michael Charewicz
Case #18-012-CU 1750 Elmhurst – Conditional Use
March 27, 2018
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Existing Zoning: C-3 General Commercial
Existing Land Use: Assisted Living Facility
Surrounding Zoning: North: Mount Prospect
South: M-2 General Manufacturing
East: C-3 General Commercial; M-2 General Manufacturing
West: M-2 General Manufacturing
Surrounding Land Use: North: Residential; Commercial
South: Industrial
East: Commercial; Industrial
West: Industrial
Street Classification: Elmhurst Road is an arterial road
Comprehensive Plan: The Comprehensive Plan designates the site Community Commercial
The applicant, Nick Prager, has requested a Conditional Use Permit for a Localized Alternative Sign
Regulation in order to install three monument signs and five wall signs at 1750 Elmhurst Road.
The approximately 4.55 acre site is home to Asbury Court Retirement Community and is accessed
by entrances off of Elmhurst Road and Oakton Street. Asbury Court has recently completed a
major addition to the building resulting in a larger, more modern facility. The proposed new
signage is meant to aesthetically enhance the site and make access easier for residents and
visitors. There are currently no other Asbury Court signs on the property.
The petitioner proposes to install three freestanding signs on the site. Note, two of these signs
are monument signs (signs 1 and 4) and one is a pole sign (sign 2). All signs (including the wall
signs) are shown and numbered on the site plan (attachment 5). Sign 1 is an interior monument
sign and is proposed to be 12 feet wide and 6 feet high, for a total of 72 square feet. This sign will
help direct visitors to the correct part of the facility. Sign 2 is a pole sign proposed for the Elmhurst
Road entrance to the site. This sign will also be 6 feet by 12 feet. Note, the Engineering
Department has seen plans for this sign and has confirmed that there are no issues with placing
the sign in this location (which is in the flood plain), as there was previously a sign here, and so
long as MWRD has no objections. Sign 4 on the site plan is the final monument sign and is
proposed for the Oakton Street entrance. This sign will also be 6 feet by 12 feet. Staff would like
clarification from the petitioner on the setback of signs 2 and 4 from the lot lines, as it is not clear
from the site plan provided. Additionally, staff would like clarification from the petitioner on the
total height of the pole sign (sign 2).
In total, five wall signs are proposed for the site. Three are channel letter wall signs and two are
signs on awnings. Sign 3 is proposed to be located on the western façade of the existing building
and has a dimension of 7.6 feet by 15.2 feet, for a total of 115.5 square feet. Staff would like
clarification on the location of this sign, as the rendering shows it on the corner of the building,
but the site plan points to the middle of the building. Sign 5 is proposed for the northeast corner
of the new addition, on the east facing façade that is visible to cars traveling west on Oakton
Street. This sign is proposed to be 4.7 feet by 9.4 feet, for a total of 44.2 square feet. Sign 6 is
proposed for the northwest corner of the new addition, on the west facing façade that is visible
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March 27, 2018
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to cars traveling east on Oakton Street. This sign is also proposed to be 4.7 feet by 9.4 feet, for a
total of 44.2 square feet. Finally, two new awnings over the entrances to the existing portion of
the building are proposed. Staff would like clarification on the dimensions of these signs.
As a summary, the chart below lists the eight signs proposed. All signs are located on the site plan
(attachment 5) provided by the petitioner, except for the awning signs. Information that is missing
and required to be provided by the petitioner has been bolded and highlighted.
Sign Type Dimensions Area Height
1 Freestanding: Monument 6’ x 12’ 72 sf 6’
2 Freestanding: Pole 6’ x 12’ 72 sf N/A
3 Wall 7.6’ x 15.2’ 115.5 sf -
4 Freestanding: Monument 6’ x 12’ 72 sf 6’
5 Wall 4.7’ x 9.4’ 44.2 sf -
6 Wall 4.7’ x 9.4’ 44.2 sf -
7 Awning N/A N/A -
8 Awning N/A N/A -
The following exceptions to the zoning code are requested as part of this Conditional Use for a
Localized Alternative Sign Regulation:
• Three freestanding signs, when only one is permitted per code. The total size of the lot
and the amount of street frontage only allows one freestanding sign for the site.
• Monument signs that are taller than five feet.
• Wall signs totaling 203.9 in area, when 125 is permitted per business occupancy. This total
area does not include the area of the two awnings, as those dimensions have not been
provided.
• Setbacks of signs 2 and 4, if they are closer than 5’ from the lots lines.
Staff is requesting the following information to help clarify the sign plan:
• The total height of the pole sign off of Elmhurst Road.
• The setback from the property line of the closest edge of the pole sign off of Elmhurst
Road (sign 2).
• The setback from the property line of the monument sign at the Oakton Street entrance
(sign 4).
• Clarification of the exact location of sign 3; the rendering shows it on the corner of the
building, though the site plan points to the middle of the building.
• The dimensions of the awning signs.
• A landscape plan for the base of sign 1.
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:
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March 27, 2018
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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, in the C-3 General Commercial
District.
B. The proposed Conditional Use is in accordance with the objectives of the City’s
Comprehensive Plan:
Comment: The proposed use of the site is Community Commercial. Community Commercial
includes commercial areas providing neighborhood- and community-based retail goods and
services located at major intersections in commercial districts. These commercial areas serve
surrounding neighborhood residents as well as consumers from outside the City. Asbury Court is
not a commercial use; however, it’s presence near (but not at) the Elmhurst Road and Oakton
Street intersection, where other commercial uses exist, can help to support these business by
housing hundreds of residents nearby. The proposed new signage for the site will help properly
identify the assisted living facility to ensure its success and that it can easily be accessed by visitors
and potential residents.
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 signage enhances and complements the existing and new facilities at Asbury Court
and is proportionate to the size of the site and building. The new signs help to brand the assisted
living facility, but also direct residents, potential residents, and visitors to the site. The signage is
compatible with other signs located along the Elmhurst Road and Oakton Street corridors.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: The signage is not hazardous or disturbing to the existing neighboring uses. The signage
complements the existing and new facilities and is proportionate to the size of the site and
building.
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 signs 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 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 will enhance the site and
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March 27, 2018
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help to properly identify the assisted living facility to ensure its success. The enhancement of the
site can help to improve not just that site, but surrounding areas as well.
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 residents 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. The purpose of the new signs is to provide proper identification of the site
so that residents, potential residents, and visitors can easily find their way to the building.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural,
scenic, or historic features of major importance:
Comment: The proposed signs would not cause the destruction, loss, or damage of any natural,
scenic or historic features of major importance. The signs will be installed on a site that has already
been developed; they will simply enhance the site and buildings.
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 allowable area for wall signs and install more
freestanding signs than permitted by code. However, the size of the site (4.55 acres), the unique
shape of the site, and the frontage on two major thoroughfares (while not being a corner lot)
warrant additional signage (number and size) not permitted by code. The point of a Localized
Alternative Sign Regulation is to allow a sign package for larger, more complex sites such as Asbury
Court.
Recommendation: I recommend approval of the Conditional Use Permit for a Localized
Alternative Sign Regulation in order to install three freestanding signs and five wall signs at Asbury
Court, 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
Case #18-012-CU 1750 Elmhurst – Conditional Use
March 27, 2018
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Zoning Ordinance, subject to the conditions listed below. The size of the development and
multiple entrances off of major roads warrants more signage than typically permitted.
Conditions of Approval: The information requested by staff in the Project Description be
provided by the petitioner prior to going to City Council. This information includes:
1) The total height of the pole sign off of Elmhurst Road.
2) The setback from the property line of the closest edge of the pole sign off of
Elmhurst Road (sign 2).
3) The setback from the property line of the monument sign at the Oakton Street
entrance (sign 4)
4) Clarification of the exact location of sign 3.
5) The dimensions of the awning signs.
6) A landscape plan for the base of sign 1.
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 at 1750
Elmhurst Road. The City Council has final authority on the proposal.
Senior Planner Bye asked Petitioner:
• for dimensions of awnings. Mr. Prager stated – 6 ft. wide with one logo (perhaps 1 ft. x 2
ft.). He advised he would provide exact dimensions.
• about clarification on Sign 3. Mr. Prager confirmed – it is on the south wall visible from
I-90 and is the largest sign. Board Member Hofherr referred the group to Page 20.
Chairman Szabo asked if anyone in the audience is in favor or opposed to this proposal. No one
responded.
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to recommend
approval to City Council with six Conditions as suggested by Staff.
AYES: Bader, Catalano, Hofherr, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be submitted to City Council.
OLD BUSINESS
There was no Old Business.
Case #18-012-CU 1750 Elmhurst – Conditional Use
March 27, 2018
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ADJOURNMENT
Chairman Szabo adjourned the meeting at 7:14 p.m. On a voice vote, the motion carried unanimously.
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners