06/12/2018Case #18-041-CU 1665 Oakton Place – Conditional Use Permit
Case #18-044-MAP-V 1723 Busse Highway – Map Amendment &
Major Variations
June 12, 2018
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
JUNE 12, 2018
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
June 12, 2018, at 7 p.m. in Room 102 of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Bader, Fowler, Hofherr, Saletnik, Schell, Szabo
ABSENT: Catalano
ALSO PRESENT: Johanna Bye, AICP, Senior Planner/Community & Economic Development
Patrick Ainsworth, Economic Development Coordinator/Community & Economic
Development
Gale Cerabona/Recording Secretary
Chairman Szabo called the meeting to order at 7:03 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 Fowler, to approve the
minutes of May 22, 2018, as presented.
AYES: Hofherr, Fowler, Saletnik, Schell
NAYES: None
ABSTAIN: Bader, Szabo
***MOTION CARRIED 4-0***
PUBLIC COMMENT
There was no Public Comment.
PUBLIC HEARING NEW BUSINESS
1. Address: 1665 Oakton Place Case 18-041-CU
Case #18-041-CU 1665 Oakton Place – Conditional Use Permit
Case #18-044-MAP-V 1723 Busse Highway – Map Amendment &
Major Variations
June 12, 2018
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The petitioner is requesting to add Assisted Living to the existing Conditional Use Permit, currently
classified under Congregate Housing Facility, as cited in Section 12-7-3(F)3 of the 1998 Des Plaines
Zoning Ordinance, located in the C-3 General Commercial District.
PIN: 09-29-106-007-0000
Petitioner: Bart Barrish, Generations at Oakton, 1665 Oakton Place, Des Plaines, IL 60018
Owner: Generations Health Care Property of Des Plaines, LLC, 6840 N. Lincoln Avenue,
Lincolnwood, IL 60712
Chairman Szabo swore in Bart Barrish, Generations at Oakton, 1665 Oakton Place, Des Plaines, IL
& Michael R. Giannini, Principal, Generations Healthcare Network, 6840 N. Lincoln Avenue,
Lincolnwood, IL. Mr. Barrish advised they currently operate an independent living facility at the
subject property. They wish to allow an Assisted Living/Supportive Living Facility (SLF) at this
location. Payment is private pay as well as Medicare. Current residents would not be affected;
they would be able to stay at the facility even after the transition.
Mr. Giannini stated there is a substantial demand for SLF, especially dementia/Alzheimer’s care.
A certification for these extra services is pending with the state.
Chairman Szabo asked if the Board has any questions. There were none. He then asked Staff to
provide the Staff Report that Senior Planner Bye did:
Issue: The petitioner is requesting an amendment to an existing Conditional Use Permit under
Section 12-7-3(F)3 of the 1998 Des Plaines Zoning Ordinance, as amended, to add assisted living
services to a congregate housing facility in the C-3 General Commercial District.
Analysis:
Address: 1665 Oakton Place
Owners: Generations Health Care Property of Des Plaines, LLC, 6840 N.
Lincoln Avenue, Lincolnwood, IL 60712
Petitioner: Bart Barrish, Generations at Oakton, 1665 Oakton Place, Des
Plaines, IL 60018
Case Number: 18-041-CU
Real Estate Index Number: 09-29-106-007-0000
Ward: #5, Alderman Carla Brookman
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Existing Zoning: C-3 General Commercial
Existing Land Use: Independent Living Facility
Surrounding Zoning: North: C-3 General Commercial
South: R-1 Single-Family Residential
East: C-4 Regional Shopping
West: C-3 General Commercial
Surrounding Land Use: North: Commercial (retail)
South: Residential (single-family)
East: Commercial (retail)
West: Assisted Living Facility
Street Classification: Oakton Place is a local street
Comprehensive Plan: The Comprehensive Plan designates the site as Residential –
High-Density Multi-Family
Project Description: The petitioner, Bart Barrish of Generations at Oakton Arms, has
requested an amendment to an existing Conditional Use Permit
in order to add assisted living services to an existing independent
living facility at 1665 Oakton Place. In 1982, per ordinance Z-2-
82, Oakton Arms obtained a Conditional Use Permit to operate
as an independent living facility (otherwise known as congregate
housing). To better serve the community, Oakton Arms proposes
to transition the building to include assisted living as well. As the
zoning code distinguishes between independent and assisted
living, an updated Conditional Use is required.
For clarity, the Des Plaines Zoning Code defines congregate
housing/independent living and assisted living as the following:
• Congregate Housing (otherwise known as Independent
Living Facility): Rental housing which provides a living
arrangement of self-contained units that integrate
shelter, food services and other services for
independent adults who do not require twenty-hour
(24) hour oversight. Services may include meals,
laundry, transportation, housekeeping and organized
activities which create opportunities for socialization.
• Assisted Living Facility: A facility for adults in need of
some protective oversight or assistance due to
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functional limitation that provides a living arrangement
integrating shelter, food and other supportive services
to maintain a functional residential status.
At present, Oakton Arms has 98 units located on floors two
through five of the facility. If approved for assisted living, the
number of units would be reduced to 93. This would include a
combination of 73 assisted/independent living units and 20
dementia care units. With the exception of the dementia care
unit, remodeling will not be required in order to transition to
assisted living. The petitioner has stated in the plan of operation
that none of the current residents will be permanently displaced,
and there are a sufficient number of vacant units to allow them
to relocate current second floor residents within the building
itself.
The proposed 20-bed dedicated dementia-care unit will be
contained on the second floor and provide additional supportive
services for residents suffering from Alzheimer’s disease or
cognitive loss. The unit will include a resident lounge and
dedicated dining room, though meals will be prepared in the
central kitchen located in the basement. While the dementia unit
will be physically separated from the rest of the facility to limit
wandering, dementia care residents will retain access to Oakton
Arms’ common areas, appropriate activities, and amenities with
a staff escort.
As an independent living facility, Oakton Arms currently
coordinates some services for tenants, but all are provided off-
site. According to the petitioner, most current residents receive
some home healthcare services at their own expense. If
transitioned to include assisted living, the following services will
be provided on-site:
• Assistance with personal care (bathing, dressing, walking
personal grooming and hygiene);
• Medication reminders;
• Three daily meals and available snacks;
• Therapeutic diets if physician prescribed;
• Weekly housekeeping and laundry services;
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• A variety of scheduled programs and events;
• Heather promotion programs, assistance with
transportation needs;
• 24-hour staffing with an emergency response system;
• On-site beauty/barber services (extra fee);
• 24-hour reception desk services.
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:
The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning
district involved:
Comment: An Assisted Living Facility is a Conditional Use, as specified in Section 12-7-3(K) of the
1998 City of Des Plaines Zoning Ordinance, as amended, for properties 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 Residential – High-Density Multi-Family. These are
residential areas consisting of multi-family dwellings, generally at a density of up to 60 dwelling
units per acre. This type of residential housing is typically in structures that are over four stories
in overall height and includes physical characteristics such as shared lobbies and centralized
parking facilities. The proposed independent/assisted living facility will have a density of 72 units
per acres (93 units on 1.29 acres) and fits within the recommended high-density residential use
category.
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 building and site have already been developed for use as an independent living
facility; no changes are proposed to the exterior of the building or the site. If the amendment to
the Conditional Use is approved, the petitioner will remodel the second floor of the building for
use as a dementia care unit only. Otherwise, the interior of the building is proposed remain as-is.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: The existing independent living facility is not hazardous or disturbing to the
neighboring uses, nor would an assisted living facility be hazardous or disturbing. No changes to
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the site or building are proposed as part of the transition to assisted living; only the second floor
of the building will be remodeled for use as a dementia care unit. As the number of residential
units would decrease from 98 to 93, the number of residents would decrease as well. It should
also be noted that just west of Oakton Arms is Generations at Oakton Pavilion, a skilled nursing
home.
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 current independent living facility is adequately served by essential public facilities
and services. No changes are required for the facility to transition to include assisted living.
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 independent/assisted living facility would not create a burden on public
facilities nor would it be a detriment to the economic well-being of the community. There is no
anticipated increase in demand for public facilities as a result of the transition to include assisted
living.
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 assisted living use is not anticipated to create additional traffic compared
to the existing independent living facility. The subject property is located at the end of a local
commercial street utilized by four additional small commercial developments.
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 independent/assisted living facility will not create an interference with
traffic on surrounding public thoroughfares. There will be no increased vehicular activity
compared to that which currently exists for the independent living facility.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural,
scenic, or historic features of major importance:
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Comment: The proposed independent/assisted living facility would not cause the destruction,
loss, or damage of any natural, scenic or historic features of major importance. The building and
site have already been developed for use as an independent living facility; no changes are
proposed to the exterior of the building or the site. If the amendment to the Conditional Use is
approved, the petitioner will remodel the second floor of the building for use as a dementia care
unit only. Otherwise, the interior of the building will remain as-is.
J. The proposed Conditional Use complies with all additional regulations in the Zoning
Ordinance specific to the Conditional Use requested:
Comment: The proposed independent/assisted living facility meets all other requirements of the
Zoning Code. No variations or additional actions are requested beyond the amended Conditional
Use Permit to allow assisted living along with independent living. Note that with 49 parking
spaces, the site has been developed with more than enough parking (per the Zoning Code and per
actual usage) for both independent and assisted living.
Recommendation: I recommend approval of the amended Conditional Use Permit to add assisted
living services to an existing independent living facility at 1665 Oakton Place, based on a 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.
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 amendment to an existing Conditional Use Permit to add assisted living services
to an existing independent living facility at 1665 Oakton Place. The City Council has final authority
on the proposal.
Chairman Szabo asked:
• if the current residents would continue to live there. Mr. Giannini advised – yes
• if the 2nd floor is for dementia/Alzheimer’s. Mr. Giannini advised – yes, a renovation
would be necessary
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 Hofherr, seconded by Board Member Bader, to recommend
approval to City Council for 2d-floor conversion per Staff Report.
AYES: Hofherr, Bader, Fowler Saletnik, Schell, Szabo
NAYES: None
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Case #18-044-MAP-V 1723 Busse Highway – Map Amendment &
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***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be submitted to City Council.
2. Address: 1723 Busse Highway Case 18-044-MAP-V
The petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as amended,
to reclassify the property from the C-3 General Commercial District to the M-2 General
Manufacturing District, in order to permit the construction and operation of a self-storage facility,
and Major Variations under Section 12-7-4(H) of the 1998 Des Plaines Zoning Ordinance, as
amended, to allow a front yard setback of 9.66’, when a minimum of 65’ is required; a side yard
setback of 16.31’, when 50’ is required; and a rear yard setback of 10’, when 50’ is required, in
the M-2 General Manufacturing District. Additionally, the petitioner is requesting a potential
parking variation to reduce the number of required off-street parking spaces.
PINs: 09-21-107-016-0000; 09-21-107-031-0000
Petitioner: Jon Jenkins, NorthPoint Development, LLC, 12977 N. Outer Forty Road, Suite 203, St.
Louis, MO 63141
Owner: Nationwide Holdings, LLC, Attn: Pratap Parekh, 1133 Fortuna Avenue, Park Ridge, IL
60068
Chairman Szabo swore in Richard F. Klawiter, DLA Pier LLP, 444 W. Lake Street, Chicago, IL; Sara
Jo Wergin, Development Coordinator, NorthPoint Development, 4825 NW 41st Street, Suite 500,
Riverside, MO; Todd Mohagen, AIA, Principal, Mohagen Hansen, 1000 Twelve Oaks Center Drive,
Suite 200, Wayzata, MN; & William L. Bohne, P.E., President, Jacob & Hefner, 1333 Butterfield
Road, Suite 300, Downers Grove, IL. Mr. Klawiter stated the Staff Report is very clear. A rendering
was shown (vacant lot); rezoning is requested for a self-storage facility. Variations are for:
• front-yard setback
• side-yard setback
• rear-yard setback
• parking (potentially; Text Amendment proposed that City Council must review)
Mr. Klawiter referred to the Staff Report and highlighted:
• Comprehensive Plan contemplates industrial site
• the design
• rezoning/variation request
A PowerPoint presentation followed.
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Ms. Wergin explained NorthPoint Development’s background/scope. She noted this:
• is a 1.8-acre site
• has developmental constraints (shape, power lines, soil conditions, in a flood plain); site
has been vacant since 2000
• currently has multiple access points; however, a new stoplight will be installed at Miner
and Busse and IDOT will only allow one site entrance/exit at the south end of the site
along Busse
• is a tax benefit to Des Plaines
Board Member Fowler asked what other locations are in the area. Ms. Wergin stated – there is
one in Arlington Heights as well as other states.
Mr. Mohagen illustrated:
• parking
• challenges
• Beyond Self Storage climate-controlled units (elevators, varying-size storage units on all
floors; office on 1st floor)
• Elevations (texture, color, materials, architectural features)
• Drop-off/pick-up is inside; no storage outside; inviting entryway
• Landscaping
• Conference room, office area, loading/unloading areas all very clean
• Other such facilities
On the southern end, a compensatory basin will be installed; water will fill when Des Plaines River
floods. A final permit from Des Plaines & Chicago Reclamation will be required. There is currently
no detention on site. In addition to the compensatory basin, the property will also contain
underground detention (under the parking lot); this will drain under the tracks into the Des Plaines
River.
Chairman Szabo asked how big the compensatory storage is. Mr. Bohne advised – the entire
length of the parking lot; 8 ft. in height. He noted this is a proven system (that has worked on two
dozen projects); made of precast concrete.
Board Member Schell read an excerpt of the history of the Des Plaines River.
Board Member Saletnik asked if Petitioner could explain exterior materials. Mr. Mohagen stated:
• Metal
• Textured metal
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• Brick at base, entry, & corner feature
• Glass
Chairman Szabo asked to identify the landscape plan. Mr. Mohagen advised – spruce and
deciduous trees. Mr. Bohne explained plant list:
• Evergreens (2 ½-inch caliper)
• Shrubs
• Native plantings on basin
Board Member Hofherr:
• raised the issue of the Des Plaines River going 2 ft. above flood level (where the building
foundation is required to be built). Mr. Bohne stated – 2 ft. is in place so the 1st floor
should never flood.
• asked, if the water reaches above the 2-ft. level, what will prevent water from entering
the 1st floor? Will there be a seal? Mr. Bohne stated – there is no seal on doors or
windows. Ms. Wergin stated renters typically buy insurance to help cover any potential
loss.
• stated he is concerned about renters’ damaged items (via water). Coordinator Ainsworth
reminded the building begins 2 ft. above the highest floodwater. Mr. Bohne stated they
are using all engineering recommendations/precautions. Ms. Wergin stated – they are
not intending to build something that will flood; would ruin their brand. Coordinator
Ainsworth stated Renter’s Insurance also covers fire and tornadoes in addition to
flooding.
Chairman Szabo asked:
• if units are steel or drywall. Mr. Mohagen advised – all steel (open ceiling), no drywall. He
explained and illustrated same. It was noted there is no fire rating by code.
• if units are painted inside or out. Mr. Mohagen advised – yes. Ms. Wergin noted no units
have outlets, renters cannot plug anything in.
• if units have a roll-up door. Mr. Mohagen stated – yes.
Board Member Fowler stated/asked:
• she likes the building design; appreciates Petitioner looking in Des Plaines
• what the plans for the river are from the City. As this is a gateway, have other locations
been considered for this project? The river is an attraction. Coordinator Ainsworth stated
– the City does contain hundreds of acres of open space, but the City and Park District are
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looking at options to expand recreational opportunities (extended bike and pedestrian
site).
• she would like to see a river walk, etc. Coordinator Ainsworth reminded – a stone knee
wall is a Condition as well as enhanced landscaping.
Chairman Szabo stated if the river floods, this is not an office or apartment building that many
people need immediate access to.
Board Member Schell:
• has the same issues about preserving and protecting the riverfront. Not sure this
building belongs here. The City should consider a park, a nature preserve. Coordinator
Ainsworth advised – the current Comprehensive Plan Future Land Use Map identifies
this property as industrial.
• noted the City of Des Plaines can raise money for a park. Coordinator Ainsworth stated
– they are working on the river trail, recreation, etc with the Des Plaines Park District
and the Cook County Forest Preserve.
• advised this is a definite site for a recreational use.
Chairman Szabo asked Staff to present the Staff Report that Senior Planner Bye did:
Issue: The petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as
amended, to reclassify the property from the C-3 General Commercial District to the M-2 General
Manufacturing District, in order to permit the construction and operation of a self-storage facility,
and Major Variations under Section 12-7-4(H) of the 1998 Des Plaines Zoning Ordinance, as
amended, to allow a front yard setback of 9.66’, when a minimum of 65’ is required; a side yard
setback of 16.31’, when 50’ is required; and a rear yard setback of 10’, when 50’ is required, in
the M-2 General Manufacturing District, and Section 12-9-7 to reduce the required number of on-
site parking spaces from 109 to 12 (if Case #18-038-TA, establishing an off-street parking
requirement for commercial storage, is not approved by the City Council).
Analysis:
Address: 1723 Busse Highway
Owners: Nationwide Holdings, LLC, Attn: Pratap Parekh, 1133 Fortuna
Avenue, Park Ridge, IL 60068
Petitioner: Jon Jenkins, Northpoint Development, LLC, 12977 N. Outer
Forty Road, Suite 203, St. Louis, MO 63141
Case Number: 18-044-MAP-V
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Real Estate Index Numbers: 09-21-107-016-0000 & 09-21-107-031-0000
Ward: #1, Alderman Mark Lysakowski
Existing Zoning C-3 General Commercial
Existing Land Use Vacant (previously commercial)
Surrounding Zoning North: C-3 General Commercial; R-1 Single-Family Residential
South: Railroad; R-1 Single-Family Residential
East: M-2 General Manufacturing; M-1 Limited Manufacturing
West: Railroad; C-5 Central Business
Surrounding Land Use North: Commercial; Open Space
South: Railroad; Open Space
East: Commercial; Light Manufacturing
West: Railroad; Multi-Family Residential
Street Classification Busse Highway is a collector street
Comprehensive Plan The Comprehensive Plan designates the site as Industrial
Project Description The petitioner, J.J. Jenkins of NorthPoint Development, proposes
to rezone 1723 Busse Highway from the C-3 General Commercial
District to the M-2 General Manufacturing District in order to
construct and operate a self-storage facility. Commercial storage
facilities are not a permitted use in the C-3 General Commercial
District; however, they are permitted in the M-2 General
Manufacturing District. In addition to the map amendment, the
petitioner is requesting setback and parking variations.
Currently, the 1.83 acre lot is vacant. The site was previously
occupied by a car dealership which left the site in the early 2000s.
The building was torn down between 2009 and 2011. The site and
buildings have not been used since the car dealership vacated the
property.
The petitioner is proposing to construct a four-story self-storage
facility that will contain 911 storage units. The majority of the
building will have an exterior of insulated metal panels, with
accent brick throughout. Staff worked with the petitioner to
ensure quality architecture and materials, as the proposed
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building is at an entrance to the City’s downtown. However, staff
would like to see more masonry, in the form of a stone kneewall,
along the northeast and northwest elevations (except where
brick is located). Staff suggests this be a condition of approval.
The proposed new building encroaches into the required front,
rear and side yards for properties located in the M-2 General
Manufacturing District. The petitioner is proposing setback
variations for the following: a front yard setback of 9.66’, when a
minimum of 65’ is required; a side yard setback of 16.31’, when
50’ is required; and a rear yard setback of 10’, when 50’ is
required.
Currently, the Zoning Code does not provide a parking ratio for
commercial storage uses, such as the proposed self-storage
facility. As a result, the “warehousing and wholesaling” parking
ratio of one parking space per 1,000 square feet of floor area
must be used. The building has 106,937.5 square feet of gross
floor area (this takes into account the area of the storage units,
not common areas such as bathrooms and hallways). Using the
warehousing and wholesaling ratio, this would result in 106
required parking spaces, plus three additional for the office space
located on the first floor of the building (870 square feet; one
parking space is required for every 250 square feet of office
space), for a total of 109 required parking spaces. Based on
general parking standards for self-storage facilities and parking
demand from similar projects by the petitioner, 12 parking
spaces are proposed, which the petitioner anticipates will be
more than enough to accommodate the use (commercial storage
facilities typically have a much lower parking requirement than
traditional warehousing). Additionally, the site plan provides
land-banked parking spaces, which can be built out should the
demand prove higher than the 12 parking spaces proposed.
As a reminder, a text amendment to add a parking ratio of one
parking space per every 75 units for commercial storage facilities
was presented to the PZB at the May 22, 2018 meeting. The PZB
recommended approval of this text amendment, which will be
heard before the City Council on June 18, 2018. Using the ratio of
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one parking space per every 75 storage units, the petitioner
would need 12 parking spaces, the exact number proposed.
Please note that while signage is shown on the building
elevations, it is not to be reviewed or approved with this
application.
Zoning Map Amendment Findings
As required, the proposed amendment is reviewed below in terms of the standards contained in
Section 12-3-7(E) of the Zoning Ordinance:
A. Whether the proposed amendment is consistent with the goals, objectives, and policies of
the Comprehensive Plan.
Comment: The 2007 City of Des Plaines Comprehensive Plan designates the site as Industrial.
The petitioner proposes to rezone the property from the C-3 General Commercial District to
the M-2 General Manufacturing District in order to construct and operate a self-storage
facility. The proposed self-storage facility is in-line with the use recommended by the
Comprehensive Plan. Reactivation of a site that has been vacant for nearly 20 years will
improve the surrounding community and serve as an entryway to the downtown.
B. Whether the proposed amendment is compatible with the current conditions and the overall
character of existing developments in the immediate vicinity of the subject property.
Comment: Currently, the subject property is vacant. It is bordered by train tracks, open space,
and the Des Plaines River to the southwest, open space to the northwest,
commercial/industrial to the northeast (a restaurant and a self-storage facility), and light
industrial to the southeast. The proposed change in zoning is compatible with the existing
light industrial uses and self-storage facility nearby. As the property has been vacant since the
early 2000s, development of the property will help improve the area.
Staff worked with the petitioner to ensure quality architecture and materials, as the proposed
building is at an entrance to the City’s downtown. However, staff would like to see more
masonry, in the form of a stone kneewall, along the northeast and northwest elevations
(except where brick is located). Staff suggests this be a condition of approval.
C. Whether the proposed amendment is appropriate considering the adequacy of public
facilities and services available to the subject property.
Comment: The petitioner has worked with the Public Works and Engineer Department to
confirm there are no issues with the provision of public facilities. There are significant
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upgrades being made to the property to make the parcel developable, which include
increasing the base elevation above flood stage and adding detention facilities. It will be the
responsibility of the petitioner to make these upgrades and improvements.
D. Whether the proposed amendment will have an adverse effect on the value of properties
throughout the jurisdiction.
Comment: The redevelopment and improvement of the site is expected to have a positive
impact on property values in the area. As previously mentioned, the property has been
unused since the early 2000s, a result of various site challenges including being located in the
floodplain and the irregular shape of the lot. The petitioner will add a climate-controlled
storage facility to the parcel which will include brick, stone and glass building materials.
Development of vacant land tends to have a positive impact on the property values nearby.
E. Whether the proposed amendment reflects responsible standards for development and
growth.
Comment: The proposed Map Amendment is consistent with the goals and recommendations
of the Comprehensive Plan. The rezoning of the site to the M-2 General Manufacturing District
would allow a long-vacant site with many development hurdles to be developed as a self-
storage facility. Staff has worked closely with the petitioner on the design of the building to
ensure that it complements not just the immediate vicinity, but the general as well.
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 a number of difficulties have prevented the
subject property from being developed, including the nearby roadway configuration,
future Illinois Department of Transportation (IDOT) plans, and proximity to the Des
Plaines River and levee.
The width of the site varies from approximately 95’ to 150’ at its widest point. The
petitioner has stated that accommodating the front and rear setbacks would completely
restrict development on much of the site and limit the development to 50’ at the widest
part of the site. Additionally, the rear yard of the site is adjacent to existing railroad tracks
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that serve as a buffer between the residential uses to the west. As a result, the 50’ setback
creates a practical difficulty for this property.
As previously mentioned, there is no parking ratio identified in the Zoning Code for
commercial storage uses. If using the warehousing and wholesaling parking ratio, 109
parking spaces would be required. Given the dimensions and configuration requirements
for parking, this would take up approximately 50% of the site. Providing the required
parking, based on the warehousing and wholesaling ratio, would severely limit the ability
to develop a viable self-storage facility on the property.
Additionally, the 109 parking spaces required by the Zoning Code far exceeds the
anticipated parking needs. The proposed self-storage facility has three interior loading
spaces, which current customers will utilize when visiting the facility. The exterior spaces
will be utilized by new customers and employees. It is anticipated that there will be one
employee on-site at a time. Not that the petitioner owns 12 other self-storage facilities.
The proposed ratio of parking spaces for the number of storage units is consistent with
the parking provided and required at comparable facilities.
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 property is irregularly shaped as a result of the road configuration to the
north and east and the railroad tracks to the west. Further, IDOT plans to signalize the
intersection of Busse Highway and Minor Street. As a result, the existing curb cut on Minor
Street can no longer be utilized and only one full access point is allowed on Busse
Highway. This further limits how the site can be developed.
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 unique lot conditions were not created by the petitioner. Additionally, the
roadways and intersection are controlled by IDOT, who must review and approve access
to and from the subject property. The shape and dimensions of the lot severely limit the
redevelopment potential of this property. The proposed variation requests allow the
applicant to make the project feasible.
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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 the site has been vacant for nearly 20 years due
to the significant development hurdles previously mentioned. The requested setback and
parking variations will allow the site to be developed with a high-quality, low-impact use
that is consistent with the surrounding area and objectives of the Comprehensive Plan.
Denial of the proposed variations would result in a project that is not viable.
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: Approval of the setback and parking variations will allow a challenging site to
be developed with a high-quality, low-impact use. Due to the narrow depth of the lot, the
standard setbacks of the M-2 General Manufacturing District cannot be met. Approval of
the setback variations will allow for optimal use of the site, while still having a buffer
between surrounding uses. By allowing less parking than required for warehousing and
wholesaling uses, the site will not be over-parked for the self-storage use.
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: Other light industrial and self-storage uses are located in the vicinity and the
requested setbacks are consistent with other properties in the area. The existing building
to the south east of the subject property has a front-yard setback of 16.5’, a side-yard
setback of 2’, and a rear yard setback of 5’. The fact that the building is bordered by streets
to the north and east, and by railroad tracks and the Des Plaines River to the west, create
addition buffers between surrounding uses. Additionally, the architectural detail of the
proposed building will complement and enhance the area.
Recommendation: I recommend approval of the Amendment to the Official Des Plaines Zoning
Map, as amended, to reclassify the property from the C-3 General Commercial District to the M-
2 General Manufacturing District, in order to permit the construction and operation of a self-
storage facility, and Major Variations under Section 12-7-4(H) of the 1998 Des Plaines Zoning
Ordinance, as amended, to allow a front yard setback of 9.66’, when a minimum of 65’ is required;
a side yard setback of 16.31’, when 50’ is required; and a rear yard setback of 10’, when 50’ is
required, in the M-2 General Manufacturing District, and Section 12-9-7 to reduce the required
number of on-site parking spaces from 109 to 12, subject to the following conditions:
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Conditions of Approval:
1. Add a stone kneewall on the northeast and northwest elevations.
2. The City Council have the right to request the land banked parking spaces be
constructed in the event that there are known concerns or issues with parking after
the building is constructed.
Plan & Zoning Board Procedure: Under Sections 12-3-6(G)2 (Procedure for Review and Decision
for Variations) and 12-3-7(D)3 (Procedure for Review and Decision for Amendments) of the Zoning
Ordinance, the Planning & Zoning Board may vote to recommend approval, approval with
modifications, or disapproval of the map amendment and variations. The City Council has final
authority over the map amendment and variations requested.
Chairman Szabo asked if anyone in the audience is in favor or against this proposal. The following
came forward and were sworn in:
• Marie Murphy 365-395 Graceland (Monteclare Condos’ Board President; also has an
office on Lee Street)
Ms. Murphy advised:
o the building looks beautiful
o there’s been more traffic congestion across the tracks on Lee Street in the last year;
is unbearable
o residents are concerned about construction projects in downtown
o there are already 3 storage facilities in town
• Dr. McKernan 1920 Andy Lane
Dr. McKernan advised:
o She is an environmentalist and has a Ph.D. She read comments about river flooding,
more concrete being lain; River Road was closed for several days
o this small patch should be landscaped with prairie plants, trees, and flagstone
walkways for enjoyment purposes; Chicago Botanic Gardens’ staff could assist
o there are other self-storage units here with one across the street
Ms. Wergin responded – regarding other self-storage facilities, the data shows a need for
more storage (with 100% climate-control); clientele is different. They wish to also
integrate native plants as recommended.
Mr. Bohne stated they know the river will flood. They are taking the best available data to ensure
water retention. This system will hold extra water than the current site.
Board Member Hofherr asked, regarding the dams, what affect would that have in Des Plaines?
Will it be removed? It was noted the dam was removed last season (perhaps due to being
dangerous).
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Mr. Bohne reminded plans have been reviewed by the Army Corps of Engineers. There is space
between the floodwall and the building. Coordinator Ainsworth noted – the rear setback was
increased.
Chairman Szabo asked if FEMA is actively involved. Coordinator Ainsworth noted the City of Des
Plaines enforces FEMA guidelines. Mr. Bohne stated there would be a remapping with FEMA.
After the City of Des Plaines approves this, it goes to the Chicago Reclamation District, then FEMA
reviews it for approval.
Board Member Hofherr asked when construction begins and how long it will last. Ms. Wergin
advised – perhaps 11-12 months; no date is in mind to begin. If they could break ground this year,
they will.
Board Member Saletnik stated:
• he is very conflicted. He appreciates Petitioner coming to Des Plaines and spending the
money to make this work. He wonders why it is so important to have this location in Des
Plaines. Ms. Wergin stated – the heat maps show there is demand; want to be near the
heart of the community.
• architecturally, the building is nice, but it is still a massive building for the gateway with
brick and steel.
• City Council needs to think hard if this is right for Des Plaines; need to pay attention to
entertainment and recreation draws.
• he commends Petitioner for making the best out of a bad situation
• City Council needs to think about Des Plaines’ long-term future
• this is the wrong place to put this type of use, as this is the gateway to Des Plaines from
the east
Chairman Szabo:
• reminded this has been a vacant lot for a long time. The Park District has plans for other
areas in Des Plaines.
• stated he can’t see another use for this site
Coordinator Ainsworth advised Miner Street is an IDOT roadway which further restricts the land
and use.
Mr. Bohne stated there would be pedestrian improvements and a stop light at the Miner and
Busse intersection. Access to the site off of Miner Street will be taken away.
Coordinator Ainsworth noted in 2016, Park District impact fees were initiated. There are 9 other
properties – M-1 or M-2 abutting or near this property. This is an industrial site. Staff has worked
hard to ensure the building has high quality architecture and building materials such as brick,
glass, landscaping, etc.
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Board Member Schell stated it is a pretty storage facility; does not mean it is a proper use for the
gateway. Other municipalities would not put a storage facility at the gateway. Board Member
Fowler concurred, stating there are not storage facilities near downtown Park Ridge, etc. Board
Member Hofherr stated there is a storage facility near The Glen but in an industrial area. Board
Member Saletnik asked where the Arlington Heights facility is located. Ms. Wergin provided the
address on Davis Street, which is near residences.
Board Member Fowler stated a river walk or restaurant would create recreation and
entertainment for the City of Des Plaines – in the gateway.
Board Member Bader advised this would camouflage the dealerships, etc. This is a beautiful
building.
Board Member Fowler stated this is a unique property; a gateway; once it’s gone, it’s gone.
A motion was made by Board Member Schell, seconded by Board Member Fowler, to recommend denial
and disapproval of this proposal to City Council as it is not the right site for this facility.
AYES: Schell, Fowler, Hofherr
NAYES: Bader, Saletnik, Szabo
***MOTION TIES 3-3***
Chairman Szabo advised a recommendation for denial would be submitted to City Council.
OLD BUSINESS
There was no Old Business.
ADJOURNMENT
Chairman Szabo adjourned the meeting at 8:32 p.m. On a voice vote, the motion carried unanimously.
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners