01/12/2016Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 1
ftDES
PLAINES
i 1 1 i\ C i
DES PLAINES PLANNING AND ZONING BOARD MEETING
JANUARY 12, 2016
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its inaugural meeting on Tuesday, January 12, 2016, at
7 p.m. in Room 102 of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Catalano, Saletnik, Hofherr, Schell, Yi, Szabo
ABSENT: Green
ALSO PRESENT: George Sakas, AICP, D rector/Community & Economic Development
Scott Mangum, AICP, Senior Planner/Community & Economic Development
Lauren Pruss, AICP, Coordinator/Community & Economic Development
Lauren Griffin, Administrative Assistant/Community & Economic Development
Stewart Weiss, General Counsel/Holland & Knight
Gale Cerabona/Recording Secretary
Senior Planner Mangum called the meeting to order at 7:01 p.m. Roll call was conducted.
APPROVAL OF MINUTES
There were no minutes to approve.
PUBLIC COMMENT
There were no comments.
NEW BUSINESS
1. Review Calendar and Roster
Senior Planner Mangum reported the new Planning and Zoning Board (PZB) will meet on the second and
fourth Tuesdays at 7 p.m. He noted an exception in December where there is only one meeting. The new
roster/Board was referenced.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 2
2. Election of Chair and Vice Chair
Senior Planner Mangum asked for a nomination for a Chairman.
A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to nominate
Board Member Szabo as Chairman for the PZB.
AYES: Hofherr, Catalano, Szabo, Saletnik, Schell, Yi
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
Senior Planner Mangum asked for a nomination for a Vice -Chair.
A motion was made by Board Member Catalano, seconded by Board Member Szabo, to nominate
Board Member Saletnik as Vice -Chair for the PZB.
AYES: Catalano, Szabo, Hofherr, Saletnik, Schell, Yi
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
Chairman Szabo advised the audience that Planning and Zoning were previously two separate bodies and
they are now combined. He also introduced Mr. Stewart Weiss, Legal Counsel for the City of Des Plaines.
3. Review and Adoption of Rules and Procedures
Mr. Weiss advised as a combined Committee, many factors were taken into consideration. He referred to
various sections and articles. Final jurisdiction scenarios were highlighted (4 out of 7 is the majority). Mr.
Weiss stated some matters may be recommended by the PZB (and noted there will be a stricter policy on a
written decision) with final approval then moved to the City Council. He referred to Order of
Business/Agendas (where the Chair will enforce same, and the order may be altered). Mr. Weiss referred to
the Conflict of Interest section (noting personal or professional connections; where Board members may
recuse themselves for the respective agenda item). He stated if there are any questions to inquire or, he
advised these items could be read and adopted at a later date.
Chairman Szabo asked the Board if there are any questions. Board Member Yi referred to Page 8 and asked
about final determinations. Chairman Szabo and Senior Planner Mangum stated some matters would be
final.
Senior Planner Mangum advised that Director Sakas wanted to raise the information on Section 4.07, Page
3 where Attendance is addressed. Director Sakas stated this could be revised by the Chair.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 3
Chairman Szabo asked the Board if there are any questions. Board Member Saletnik complimented Staff on
how well the Rules and Procedures are written. Board Member Catalano stated four absences seems
excessive; three may be more in line.
A motion was made by Board Member Hofherr, seconded by Board Member Saletnik, to accept and
approve this document as written.
AYES: Hofherr, Saletnik, Catalano, Schell, Yi, Szabo
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
Chairman Szabo introduced Director Sakas and Senior Planner Mangum who share the goals of this Board.
4. ZoningTraining — Schedule Date for Workshop — Propose February 9 or 23
Senior Planner Mangum advised that training is being offered. He noted, based on Board feedback, the
dates of March 8th or March 22nd appear available for all; the training class will likely be 2-3 hours.
5. Addresses: 10194, 10246, & 10256 Higgins Road; 3011, 3036, 3041 Case Number: 15-082-MAP-SUB
3043, & 3045 Orchard Place
Petitioner is requesting Tentative and Final Plat Approval of the Orchard Higgins Subdivision with 3 lots;
An Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the properties from the R-1
Single Family Residential Zoning District and C-2, Limited Office Commercial Zoning District to the C-3,
General Commercial Zoning District.
PINs: 09-33-306-001-0000, 09-33-309-001-0000, 09-33-309-002-0000, 09-33-309-003-0000, 09-33-
309-004-0000, 09-33-309-005-0000, 09-33-309-010-0000, Part of 09-33-500-005-0000
Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Owner: Rosemont Park District, 6140 North Scott Street, Rosemont, IL 60018
Director Sakas introduced himself as the Director of Community & Economic Development for the City of
Des Plaines. He noted the addresses on Pages 11-15 of the Board packet. The property is currently owned by
the Rosemont Park District. Director Sakas advised the City is seeking to purchase the majority of this
property; Rosemont Park District will retain Lot 3 (50x75) including the billboard. He stated the intent is to
rezone. Director Sakas noted there is nothing on the property; is in TIF #7; development in intended.
Chairman Szabo asked if the Board has any questions. Board Member Saletnik asked about adjacent zonings.
Director Sakas responded that to the West is C-3, to the South is C-3, to the East is C-2, and to the North is
R-1, but separated from the site by the Tollway. He advised this is a simultaneous Preliminary & Final Plat.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 4
Chairman Szabo asked if the Board has any further questions. There were none. Chairman Szabo asked Staff
to summarize the Staff Report:
Issue: The petitioner is requesting Tentative and Final Plat Approval of the Orchard Higgins Subdivision with
3 lots; An Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the properties from
the R-1 Single Family Residential Zoning District and C-2, Limited Office Commercial Zoning District to the
C-3, General Commercial Zoning District.
Analysis:
Petitioner
Owner(s)
Case Number
Address
Real Estate Index
Numbers
Existing Zoning
Existing Land Use
Surrounding Zoning
Surrounding Land Use
In analyzing this request, the staff considered the following information:
General Information
City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Rosemont Park District, 6140 North Scott Street, Rosemont, IL 60018
15-082-MAP-SUB
3011, 3036, 3041, 3043 and 2045 Orchard Place & 10194, 10246, and 10256
Higgins Road
09-33-306-001-0000, 09-33-309-001-0000, 09-33-309-002-0000, 09-33-309-003-
0000, 09-33-309-004-0000, 09-33-309-005-0000, 09-33-309-010-0000, Part of 09-
33-500-005-0000
R-1, Single -Family Residential Zoning District, C-2, Limited Office Commercial
Zoning District
Vacant Land
North: I-90, Jane Addams Tollway/C-2, Limited Office Commercial District
South: Village of Rosemont (D- Commercial)
East: C-2, Limited Office Commercial District
West: C-3, General Commercial District
North
South
East:
West:
I-90, Jane Addams Tollway/Vacant Land
Office/Restaurant/Hotel (Village of Rosemont)
CN Railroad Tracks/Office
Vacant Land/Restaurant
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 5
Street Classification Orchard Place is identified as a local street in the 2007 Comprehensive Plan.
Comprehensive Plan
Entertainment is the recommended use for the land north of Higgins -Willow
Creek and Parks and Open Space is the recommended use of the property south
of Higgins -Willow Creek.
The applicant, the City of Des Plaines, and the property owner, Rosemont Park District, request approval to
reclassify the zoning of the property at the Northeast Comer of Higgins Road and Orchard Place to the C-3,
General Commercial District, and resubdivide the property into three parcels of land. The purpose of the
request is to facilitate the transfer of the majority of the property from the Rosemont Park District to the City
of Des Plaines. In addition, the request will allow proposed Lot 3, which accommodates the existing
Billboard on the site, to be retained by the Rosemont Park District, and permit the Billboard to remain on the
site. The creation of Lot 3 will also require the approval of a variance of the requirement that a lot front upon
a dedicated, public street.
The southern portion of the property is currently within the R-1, Single -Family Residential Zoning District
while the northern portion of the site is zoned C-2, Limited Office Commercial. The approximately 3.55 acre
property, comprised of eight PINS, is located East of Orchard Place, South of I-90, North of Higgins Road and
West of the Canadian National Railroad Tracks with 354.49 feet of frontage on Higgins Road and 708.44 feet of
frontage on Orchard Place. Higgins -Willow Creek bisects the property and a portion of the property on either
side of the creek is located within the Floodway.
The property was acquired by the Park District in 1999 and 2002. The majority of the property was rezoned
from the C-2, Limited Office Commercial District to the R-1 Zoning District in 2005 (Ordinance Z-11-05,
Zoning Case# 05-024-A). A Billboard that is located at the northern portion of Parcel A is scheduled to be
removed due to I-90, Jane Addams roadway construction by the Illinois Tollway Authority. A recently
approved Text Amendment to the Zoning Ordinance (Ordinance Z-15-15, Zoning Case #15-006-TA) allows
such impacted nonconforming Billboard signs to be relocated within 500-feet of the original sign location
within one-year, subject to location requirements in Table 11.6.B of the Zoning Ordinance, including that
Billboards must be located a minimum of 300-feet from a residential property line.
According to Section 7.5-1 of the Zoning Ordinance, the purpose of the C-3 District is to accommodate a variety
of businesses in locations to serve the community of Des Plaines.
Standards for a Zoning Map Amendment
To analyze this map amendment request, the standards for amendments contained in Section 3.7-5 of the Zoning
Ordinance are used. Following is a discussion of those standards:
A. Whether the proposed amendment is consistent with the goals, objectives, and policies of the
Comprehensive Plan.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 6
The 2007 City of Des Plaines Comprehensive Plan recommends an Entertainment use for the portion of the
property North of Higgins -Willow Creek and Parks and Open Space for the portion of the property South of
Higgins Creek. As defined by the Plan, Entertainment areas include entertainment establishments, such as
movie theaters, bowling alleys, casinos, indoor sports arenas, and restaurants. Parks and Open Spaces are
areas that include public parks and open spaces for active and passive recreation, including Cook County
Forest Preserve District property. The proposed C-3 General Commercial Zoning District would not allow for
the Park use contemplated by the Comprehensive Plan, but would allow for a number of Entertainment related
uses.
13. 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.
The adjacent properties to the west of the subject property are located within the C-3 Zoning District. With the
exception of McDonald's, the remaining properties are currently City -owned and subject to a Request For
Proposals to develop the properties in a commercial manner. Surrounding properties to the north, east, and south
are well buffered from the subject property as they are separated by the Tollway, Canadian National Railroad
Tracks, and Higgins Road, I-90 respectively.
C. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to the subject property.
If the zoning Map Amendment is approved, no additional expansion of public facilities or services is
anticipated at this time. However, road and water main public facilities may need to be upgraded depending
on future development of the subject property and adjacent sites. Development on the property would also
be subject to the Flood Control regulations in Title 14 of the City Code.
D. Whether the proposed amendment will have an adverse effect on the value of properties throughout
the jurisdiction.
The proposed rezoning of the site would likely increase the value of the properties on site over the existing
R-1 Zoning, particularly considering the regulations regarding Billboard relocation. It is not anticipated that
the rezoning would have a significant negative impact on other properties within the City and could provide
expanded opportunities for commercial development.
E. Whether the proposed amendment reflects responsible standards for development and growth.
The proposed map amendment to reclassify the properties to the C-3, General Commercial District would allow
for the type of development contemplated by the Comprehensive Plan on the northern portion of the site
(Entertainment), but not on the southem portion (Parks and Open Space).
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 7
Standards for a Variation from the Subdivision Regulations
To analyze this map amendment request, the standards for amendments contained in Section 2-6 C. of the
Subdivision Regulations are used. Following is a discussion of those standards:
1. That there are no special circumstances or conditions affecting said property such that the strict
application of the provisions of this title would deprive the applicant of the reasonable use of his land.
Lot 3 is being created to allow the transfer of the majority of the Site to the City, while still permitting the
Rosemont Park District the right to own Lot 3, the Billboard Parcel. Access easements will be provided to the
Rosemont Park District to allow the continued access to the site and the ability to maintain the sign.
2. That the variance is necessary for the preservation and enjoyment of a substantial property right
of the petitioner.
The Rosemont Park District currently receives income from the owner of the billboard. The variance will allow
the continued use of Lot 3 for the billboard while facilitating the transfer of the remainder of the site to the City.
3. That the granting of the variance will not be detrimental to the public welfare or injurious to
other property in the territory in which said property is situated.
Because access easements to Lot 3 will be provided to the Rosemont Park District, the granting of the requested
variance will not be detrimental to the public welfare or injurious to other property in the territory in which said
property is situated.
Recommendation: Based on the above analysis, the Community Development Depaikuent recommends
approval of the requested zoning map amendment to change the zoning classification to C-3, General Commercial
District, the requested variance from the Subdivision Regulations, and the requested Tentative and Final Plat of
Subdivision. The proposed zoning classification is compatible with the land use designation for the northern
portions of the site expressed in the 2007 Comprehensive Plan and would also be compatible with the existing
Zoning classification to the west. While the natural feature on the site, Higgins -Willow Creek, could be used as
part of a Park or Open Space, that use is not ideal because the site is cut off from residential areas by major
roadways and railroad tracks.
Planning Commission Procedure: Under Section 3.7-4-C of the Zoning Ordinance (Amendments) the Plan
Commission has the authority to make a recommendation for approval, approval with modification, or
disapproval of the above -mentioned map amendment. The City Council has the final authority on the proposal.
Chairman Szabo asked if anyone in the audience is in favor or objects to this proposal. No one responded.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 8
Chairman Szabo swore in Terrance D. McCabe, Attomey, Ryan and Ryan, 9501 W. Devon, Rosemont, IL
who is representing the Rosemont Park District. Mr. McCabe introduced Rosemont Park District staff Rick
Drenobl, President, and Karen Stephens, Director of Parks and Recreation, and stated he concurs with the
City of Des Plaines.
A motion was made by Board Member Schell, seconded by Board Member Hofherr, to grant approval
of the Tentative and Final Plat of three lots.
AYES: Schell, Hofherr, Catalano, Saletnik, Yi, Szabo
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
A motion was made by Board Member Schell, seconded by Board Member Hofherr, to approve the
reclassification of Zoning from R-1 and C-2 to C-3.
AYES: Schell, Hofherr, Catalano, Saletnik, Yi, Szabo
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
6. Addresses: 1095 Thacker Street Case Number: 15-077-V
Petitioner is requesting a standard variation to Section 12-7-2-D.4 of the 1998 City of Des Plaines Zoning
Ordinance, as amended: to authorize the reconstruction of a shed on an existing concrete pad with a rear yard
setback of approximately 2-feet, where a minimum setback of 5-feet is required within the R-1 zoning district.
PINs: 09-20-104-002-0000, 09-20-104-034-0000, 09-20-104-042-0000, 09-20-104-043-0000, 09-20
104-044-0000
Petitioner: Douglas Mitchell, 1095 Thacker Street, Des Plaines, IL 60016
Owner: The Very Rev. M.E. Eccles for St. Martin's Episcopal Church, 1095 Thacker Street, Des
Plaines, IL 60016
Chairman Szabo swore in Douglas Mitchell who introduced himself as Treasurer of St. Martin's Episcopal
Church at 1095 Thacker Street, Des Plaines, IL 60016. He advised the storage shed in the rear needs to be
replaced and is requesting a variation.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 9
Chairman Szabo asked:
• if the shed is being replaced in the exact same location. Petitioner advised — yes
• if this matter has been discussed with the neighbors. Petitioner advised — yes; they are in favor of it
Chairman Szabo asked if the Board has any questions. There were none. Chairman Szabo asked Staff to
summarize the Staff Report:
In reviewing the variation request, staff has considered the following information:
The approximately 35,747 square foot (0.82 acre) property at 1095 Thacker Street has a frontage of
approximately 243 feet on Thacker Street and approximately 152 feet on Margret Street. The site is legal
conforming with regards to both the minimum lot width (55' would be required of a new subdivision), and
lot size (6,875 square feet would be required of a new subdivision) in the R-1, Single Family Residential
Zoning District. The property is improved with a one-story church building, a one and one-half story brick
single-family residential structure, and a shed. St. Martin's Episcopal Church has requested a standard
variation to replace the existing approximately 64 square -foot shed in the same location in order to preserve
existing landscaping and the pad where the shed is located. The shed is approximately two -feet from the
south property line.
Recommendation: Staff recommends approval of the requested setback variation based on review of the
information presented by the applicant and the standards and conditions imposed by Section 12-3-6.H
(Findings of Fact for Variations) as outlined within the City of Des Plaines Zoning Ordinance. The
recommendation for approval of the rear yard setback is based on the fact that the shed is replacing a similar
structure in the same location.
Planning and Zoning Board Procedure:
Under Section 12-3-6.F of the Zoning Ordinance (Standard Variations) the Planning and Zoning Board has
the authority to approve, approve subject to conditions, or disapprove the above -mentioned variance for the
location setback of a shed within the R-1 Zoning District.
Chairman Szabo asked if anyone in the audience is in favor of the project. One audience member raised his
hand. Chairman Szabo asked if anyone objects to this proposal. No one responded.
A motion was made by Board Member Catalano, seconded by Board Member Saletnik, to grant the
variation as requested.
AYES: Catalano, Saletnik, Hofherr, Schell, Yi, Szabo
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 10
7. Addresses: 1623 Van Buren Case Number: 15-080-V
Petitioner is requesting a major variation to Section 12-8-1-C.2 of the 1998 City of Des Plaines Zoning
Ordinance, as amended: to authorize demolition and construction of a new 20' x 20' two -car garage in front
of the building line of the principal structure and minor variations to Section 12-9-6-B.3.d. to 1) construct a
driveway with a 30-foot wide garage approach that is wider than the width of the garage door(s) plus thirty
inches (30") on each side of the garage door; and 2) to maintain a driveway which is 13-feet (13') wide at
property line, where the width of driveway should not be wider than twelve feet (12') at property line.
PIN: 09-21-303-003-0000
Petitioner: WoyciechNiemiec, 1623 Van Buren, Des Plaines, IL 60018
Owner: Woren properties LLC, 1623 Van Buren, Des Plaines, IL 60018
Chairman Szabo swore in Woyciech Niemiec, 1623 Van Buren, Des Plaines, IL 60018 who stated the house
needs a lot of work. He advised there is a shared driveway, the one -car garage was demolished, and the
intention is to build a two -car garage (6 ft from property line per code) and expand the driveway.
Chairman Szabo asked if the Board has any questions
Board Member Hofherr asked:
• if the driveway that juts off will be removed. Petitioner advised— no, it will remainbutthedriveway
will be widened, and the concrete will be replaced
• if the neighbor is doing the same thing. Petitioner advised — he doesn't believe so
Chairman Szabo asked Staff to summarize the Staff Report:
Issue: The petitioner is requesting a major variation to Section 12-8-1-C.2 of the 1998 City of Des Plaines
Zoning Ordinance, as amended: to authorize demolition and construction of a new 20' x 20' two -car garage
in front of the building line of the principal structure and minor variations to Section 12-9-6-B.3.d. to 1)
construct a driveway with a 30-foot wide garage approach that is wider than the width of the garage door(s)
plus thirty inches (30") on each side of the garage door; and 2) to maintain a driveway which is 13-feet (13')
wide at property line, where the width of driveway should not be wider than twelve feet (12') at property
line.
Analysis:
Address:
PIN:
1623 Van Buren Avenue
09-21-303-003-0000
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 11
Existing Zoning: R-1, Single Family Residential District
Petitioner: WoyciechNiemiec, 1623 Van Buren, Des Plaines, IL 60018
Owner(s): Woren properties LLC, 1623 Van Buren, Des Plaines, IL 60018
In reviewing the variation requests, staff has considered the following information:
The 60-foot by approximately 169-foot (10,200 square foot) lot at 1623 Van Buren Avenue is a legal -conforming
lot that meets the minimum standards with regards to lot width (55-feet would be required of a new subdivision),
and lot size (6,875 square foot minimum). A two-story single-family residence currently exists at the rear of the
lot, set back from the front property line by approximately 128-feet. The property lacks a sufficient rear -yard, as
the distance from the back of the house to the rear lot line is approximately 7-feet. The petitioner has recently
demolished a one -car garage that was accessed via a driveway shared with the neighbor to the west, and wishes
to replace it with a two -car garage.
The proposed location of the 20-foot by 20-foot garage is approximately 75-feet from the front property line, well
outside of the required 25' front -yard setback, however, the Zoning Ordinance requires accessory structures to
be located behind the front building line of the principal structure. The proposed garage would comply with all
other accessory structure setbacks and regulations. An additional minor variation is requested to maintain the
existing driveway width at the property line of 13-feet, instead of a maximum of 12-feet allowed, and to allow a
driveway approach that is more than 30 inches wider than the garage doors. The total width of the driveway at
the front of the garage would be approximately 30-feet.
Recommendation: Staff recommends approval of the requested variations based on review of the
information presented by the applicant and the standards and conditions imposed by Section 12-3-6.H
(Findings of Fact for Variations) as outlined within the City of Des Plaines Zoning Ordinance. The
recommendation for approval is based on the existing unique configuration of the structures and pavement
on the lot, with the house located in the rear of the property.
Planning and Zoning Board Procedure:
Under Section 12-3-6.G of the Zoning Ordinance (Major Variations) the Planning and Zoning Board has the
ability to recommend that the City Council approve, approve subject to conditions, or disapprove the above -
mentioned variations for the location of an accessory structure and driveway width within the R-1 Zoning
District. The City Council has final authority over the requests.
Chairman Szabo asked if anyone in the audience is in favor of the project. One audience member raised his
hand. Chairman Szabo asked if anyone objects to this proposal. No one responded. Chairman Szabo asked if
the Board has any further questions. There was no response.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 12
A motion was made by Board Member Saletnik, seconded by Board Member Hotherr, to recommend
to City Council that the variation be approved as requested.
AYES: Schell, Hofherr, Catalano, Saletnik, Yi, Szabo
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
Chairman Szabo advised Petitioner a recommendation will be submitted to City Council.
8. Addresses: 860 Elmhurst Road Case Number: 15-083-V
Petitioner is requesting major variations to Table 12-11-6.B of the 1998 City of Des Plaines Zoning
Ordinance, as amended: to allow a wall sign on a non -street facing facade (west), to permit a canopy sign
14 inches in height rather than 12 inches in height when no canopy sign is allowed in the C-3 zoning
district.
PIN: 08-23-021-041-0000
Petitioner: Tomi Minner, 101 E. Illinois St., Aurora, IL
Owner: Wishing Well Shop Ctr., LLC
Chairman Szabo swore in Tomi Minner with J&S Electric, 101 E. Illinois St., Aurora, IL who advised she is
representing Burger King. Ms. Minner stated a wall sign and canopy sign are being requested.
Chairman Szabo noted a similar situation; Wendy's on Dempster Street. He asked if the Board has any
questions.
Board Member Hofherr asked if this is owned by Wishing Well. Petitioner advised— yes (on behalf of Burger
King).
Chairman Szabo asked if these signs are already in operation. Petitioner advised they are.
Board Member Yi asked Petitioner who made her aware since this change is so small. Petitioner responded
— Econimic Development Coordinator Pruss.
Chairman Szabo asked Staff to summarize the Staff Report; Coordinator Pruss provided same:
Issue: The petitioner is requesting major variations to Table 12-11-6.B of the 1998 City of Des Plaines
Zoning Ordinance, as amended: to allow a wall sign on a non -street facing facade (west), to permit a
canopy sign 14 inches in height rather than 12 inches in height when no canopy sign is allowed in the C-3
zoning district.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 13
Analysis:
Address: 860 Elmhurst Road
Existing Zoning: C-3, General Commercial
Petitioner: Tomi Minner, 101 E. Illinois St., Aurora, IL
Owner(s): Wishing Well Shop Ctr., LLC
PIN: 08-23-021-041-0000
The petitioner is seeking Sign Variations for wall signage at the existing Burger King facility at 860 Elmhurst
Road. The approximately 20,718 square -foot (0.499 acre) property is located on the west side of Elmhurst
Road. The subject site has frontage of approximately 110-feet on Elmhurst Road. The site includes one pole
sign along Elmhurst Road. A total of 100 square feet of wall signage is allowed and wall signs are limited to
street facing frontages per the Zoning Ordinance. Canopy signs are limited to twelve inches in height. The
petitioner requests a major variance to allow a 28.27 square foot wall sign on a non -street facing facade
(south) where no signs are allowed. In addition, the petitioner is requesting approval to place one 14" canopy
sign containing 27.79 square feet of area on the east building elevation in addition to a 28.27 square foot wall
sign, for a total of 56.06 square feet. Canopy signs may not exceed twelve inches in height and are only
permitted when there is no additional wall signage on the building.
Recommendation: Staff recommends approval of the variation for signage on a non -street facing facade
(south) and approval of the canopy sign on the east elevation based on review of the information presented
by the applicant and the standards and conditions imposed by Section 12-3-6.H (Findings of Fact for
Variations) as outlined by the City of Des Plaines Zoning Ordinance.
Although the south elevation of the building does not front on a public right-of-way, it does front on
Montgomery Street, a Village of Mount Prospect private road. If this road were an actual public street, a 100
square foot sign would be permitted on this building facade.
Although two signs are not typically permitted on this elevation, the Burger King branding requirements do
not permit the two messages to be combined into one sign. Accordingly, this provision of the code creates a
hardship for the company to properly display the branding message "The Home of the Whopper."
Additionally. the total square footage for both of the proposed signs on the east elevation is 56.06 square feet,
43.94 square feet less than that allowable by the zoning ordinance.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 14
Zoning Board of Appeals Procedure:
Under Section 12-3-6.G of the Zoning Ordinance (Major Variations) the Zoning Board of Appeals has the
authority to recommend that the City Council approve, approve subject to conditions, or disapprove the
requested wall signs. The City Council has the final authority on the project.
Chairman Szabo asked if anyone in the audience is in favor of the project. One audience member raised his
hand. Chairman Szabo asked if anyone objects to this proposal. No one responded.
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, as signage is
in scale and attractive, to recommend these requests for approval to City Council.
AYES: Saletnik, Catalano, Hofherr, Schell, Yi, Szabo
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
Chairman Szabo advised Petitioner a recommendation will be submitted to City Council.
9. Addresses: 1215 Wolf Road Case Number: 15-084-CU
Petitioner is requesting a Conditional Use permit under Section 12-7-3-F.3 of the 1998 City of Des Plaines
Zoning Ordinance, as amended, operate a Class B Restaurant with Accessory Drive -Through Facility in the
C-3 Zoning District.
PIN: 09-19-408-022-0000
Petitioner: John Berta (Architect), 303 N. Northwest Highway, Suite 305, Barrington, IL 60010
Owner: LMP Properties, 44 Park Lane, #526, Park Ridge, IL 60068
Chairman Szabo swore in John Berta, Capital Architects, 303 N. Northwest Highway, Suite 305, Barrington,
IL 60010 who advised the property has an existing 700 sq. ft. building. A new fast-food restaurant is being
developed (with a walk-up window on the side as well as parking spaces) to accommodate the local business.
Chairman Szabo asked:
• what kind of thought went into nine cars being at a drive -up window? Can people get in very rapidly?
Petitioner responded — yes, the menu is limited, lead time is small; quick tumover
• if there will be indoor dining. Petitioner advised — no, but there is an outdoor patio in the rear of the
restaurant
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 15
• if there are seven parking spaces and one handicapped. Petitioner responded — yes
Board Member Catalano asked if Petitioner is aware of Staff's five Conditions. Petitioner advised — yes.
Chairman Szabo asked Staff if landscaping is proposed. Senior Planner Mangum advised it is not.
Chairman Szabo asked Staff to summarize the Staff Report:
Issue: The petitioner is requesting a Conditional Use permit under Section 12-7-3-F.3 of the 1998 City of
Des Plaines Zoning Ordinance, as amended, operate a Class B Restaurant with Accessory Drive -Through
Facility in the C-3 Zoning District.
Analysis:
Proposed Use
Petitioner
Class B Restaurant with accessory Drive -Through Facility
John Berta (Architect), 303 N. Northwest Highway, Suite 305,
Barrington, IL 60010
Owner LMP Properties, 44 Park Lane, #526, Park Ridge, IL 60068
PIN 09-19-408-022-0000
Plan of Operation Wolf Road Hot Dogs would operate Monday through Saturday from
10:00 a.m. to 8:00 p.m.
Existing Use Vacant Building
Surrounding Land Use
North: Vacant Lot
East: Institutional (Place of Worship)
South: Single -Family Residential
West: Industrial (Juno Lighting)
Existing Zoning C-3, General Commercial
Surrounding Zoning
North: C-3, General Commercial
East: R-1, Single -Family Residential
South: R-1, Single -Family Residential
West: M-3, Special Manufacturing
Street Classification This portion of both Wolf and Algonquin Roads are identified as
collector roads according to the City's Comprehensive Plan.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 16
Comprehensive Plan The Comprehensive Plan recommends Community Commercial use for
this site.
In reviewing the variation requests, staff has considered the following information:
The applicant, John Berta for Wolf Road Hot Dogs, has requested a Conditional Use Permit to open a Class
B (Fast Food) Restaurant with Drive -Through Facility within an existing building at 1215 S. Wolf Road. The
approximately 13,875 square -foot parcel is located on the east side of Wolf Road and currently contains a
760 square -foot one-story concrete block building which has been vacant for a number of years but was
previously occupied by an ice cream shop. A recent 270 square -foot addition to the rear of the building
provides restroom facilities and storage. Additional storage would be provided by a detached accessory
structure in the rear of the property. The site is currently accessed by two curb cuts off of Wolf Road and
also has access to the adjacent alley which has a one-way flow from east to west. The proposed site plan
would allow for a one-way counter -clockwise circulation pattern around the building as well as 8 parking
spaces. The hot dog stand use is permitted by right in the C-3 Zoning District and would not provide any
interior seating.
A request to waive the traffic study requirement was granted after review by the City's Engineering Division.
Engineering comments regarding pavement marking to clarify allowed vehicular movements have been
incorporated into the recommended conditions of approval.
Conditional Use Findings: As required by Section 12-3-4.E (Standards for Conditional Uses) of the Zoning
Ordinance, the proposed development is reviewed below:
1. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning
district involved:
Comment: An accessory Drive -Through Facility is a Conditional Use in C-3, General Commercial Zoning
District, as specified in Section 12-7-3.F.3 of the 1998 City of Des Plaines Zoning Ordinance, as amended.
2. The proposed Conditional Use is in accordance with the objectives of the City's Comprehensive
Plan:
Comment: The 2007 Comprehensive Plan recommends a Community Commercial use for the site.
3. 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 proposed Class B Restaurant with accessory Drive -Through Facility is located on Wolf Road,
a collector road that currently has an auto -oriented character at the Wolf Road and Algonquin Road
intersection.
4. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 17
Comment: With proposed conditions of approval relating to lighting, noise, and hours of operation, none of
the functions of the Class B Restaurant with Drive -Through Facility are anticipated to be hazardous or
disturbing to the surrounding neighborhood.
5. 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: After reviewing the petitioner's plans, the proposed Conditional Use would be served adequately
by essential public facilities and it would not overburden existing public services.
6. 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 Conditional Use would appear to have adequate public facilities; it would not
create a burden on public facilities nor would it be a detriment to the economic well-being of the community.
7. 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: With proposed conditions of approval relating to lighting, noise, and hours of operation, the
proposed Drive -Through Facility is not anticipated to create additional traffic, noise, or odors that could be
detrimental to surrounding land uses.
8. 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 project would utilize the existing curb cuts on Wolf Road for access. The Illinois
Department of Transportation has jurisdiction over the adjacent section of Wolf Road. Based on an evaluation
of the existing conditions and plans provided, staff does not find any evidence for potential interference with
traffic patterns.
9. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic,
or historic features of major importance:
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 18
Comment: Remodeling of the existing building is proposed and a recent addition has been completed. The
proposed plan would not cause the destruction, loss, or damage of any natural, scenic or historic features of
major importance.
10. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance
specific to the Conditional Use requested:
Comment: It appears that the proposed conditional use complies with all additional regulations within the
Zoning Ordinance.
Recommendation: The Community Development Department recommends approval of the Conditional Use
Permit for the establishment of a Class B Restaurant with accessory Drive -Through Facility, 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, subject to conditions of
approval:
1. Prior to issuance of the Conditional Use Permit, the applicant shall submit a photometric plan in
compliance with Sections 12-9-6.G and 12-12-10 of the Zoning Ordinance.
2. Prior to issuance of the Conditional Use Permit, the applicant shall submit a signage and pavement
marking plan to the satisfaction of the Director of Public Works and Engineering that delineates the
property boundary at the alley and the drive -through lane, has directional arrows to reinforce the
counterclockwise vehicular flow, and includes a stop -bar and stop sign at the northern driveway
exit.
3. Prior to issuance of the Conditional Use Permit, the applicant shall complete the improvements
reflected on the approved pavement marking and signage plan and install two bike racks.
4. Hours of operation shall be limited to 10:00 a.m. to 8:00 p.m.
5. Noise from the drive -through speaker shall not be audible at the residential property lines to the
south.
The proposed use is a reuse of the site and an evaluation of the proposed plans and existing traffic conditions
indicates that it will not introduce any new adverse impacts with recommended conditions of approval.
Planning and Zoning Board Procedure: Under Sections 12-3-4.D (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 the establishment of
a Class B Restaurant with accessory Drive -Through Facility in the C-3 zoning district. The City Council has
the final authority on the project
Board Member Saletnik asked Staff where the 10 a.m.-8 p.m. hours of operation came from. Senior Planner
Mangum advised — that is what the Applicant proposed. Mr. Berta stated those hours are for Monday -
Saturday and closed on Sunday.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 19
Chairman Szabo asked about the direction of the alley adjacent to the property. Senior Planner Mangum
stated that the alley is one-way from east to west.
Board Member Hofherr asked when the opening date is. Mr. Berta advised — April.
Chairman Szabo asked if anyone in the audience is in favor of the project. Four audience members raised
their hands. Chairman Szabo asked if anyone objects to this proposal. One audience member came forward:
• Dennis Ingersall was swom in, advised he represents Trinity Lutheran Church at 675 E. Algonquin,
stated he welcomes the Petitioner, and is in favor of what they are doing. He stated the one-way
signage in the alley is adequate, but that the one-way direction should be maintained.
A motion was made by Board Member Hofherr, seconded by Board Member Yi, to approve the
Conditional Use Permit with five Conditions as recommended by Staff.
AYES: Hofherr, Yi, Catalano, Saletnik, Schell, Szabo
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
Chairman Szabo advised Petitioner a recommendation will be submitted to City Council.
10. Addresses: 1550 S. Mt. Prospect Road Case Number: 15-085-MAP
Petitioner is requesting a an Amendment to the Official Des Plaines Zoning Map, as amended, under Section
12-3-7 of the 1998 City of Des Plaines Zoning Ordinance, as amended, to reclassify the property from the C-
3 General Commercial Zoning District to the I-1 Institutional Zoning District, and a Major Variation to
Section 12-9-7 to provide 19 parking spaces where approximately 66 parking spaces would be required for a
Place of Worship.
PIN: 08-24-403-027-0000
Petitioner: RCCG Fountain of Life, 1645 S. Des Plaines River Road, Suite 15, Des Plaines, IL 60018
Owner: Mohammed Subhani, 1550 S. Mt Prospect Road, Des Plaines, IL 60018
Chairman Szabo swore in Rolly Adedara and Bayo Adeyemo. Ms. Adedara stated they are requesting a Map
Amendment to reclassify the property from C-3 to I-1 for a non-profit Place of Worship.
Board Member Hofherr asked/complimented:
• if the Petitioners are related. Mr. Adeyemo advised he is the realtor
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 20
• what RCCG means. Ms. Adedara advised — Redeemed Christian Church of God; a non-
denominational organization
• if they plan to buy the building. Mr. Adeyemo advised — yes
• verified if the congregation is 60 adults, 25 children though seating for 408. Ms. Adedara advised —
over the years, we are anticipating growth
• if they are currently negotiating with the Union. Ms. Adedara advised — we are still negotiating
• Staff how many parking spaces are at the Union Hall. Senior Planner Mangum advised — in excess
of 100
• how many people will be in the building when there are no services. Ms. Adedara advised — four
Administrative Staff
• if remaining space in the building will accommodate other activities. Ms. Adedara advised — we
plan to have a Food Pantry, Food Kitchen, Counseling Services consisting of 60%, and 40% devoted
to Worship Services
• Petitioner for the services they will be providing
Chairman Szabo asked where the Worship Services are held now. Ms. Adedara advised — we are renting at
1645 S. River Road (at Oakton).
Board Member Hotherr asked/advised:
• if anyone will be staying ovemight. Ms. Adedara advised — no
• he is concerned about parking and noted another church with tremendous growth had to secure two
subsequent additional parking lots. Mr. Adeyemo advised — the Union or U-Haul company may
end up selling. Board Members Hotherr & Saletnik suggested parking perhaps across the street at
SAMS Club. Mr. Adeyemo advised he is planning to contact their staff.
Chairman Szabo asked how far along the Petitioner is with the Union. Ms. Adedara advised — the Union is
having a Board Meeting next week to discuss this; we anticipate a favorable decision.
Board Member Catalano asked Staff if the parking numbers are correct. Senior Planner Mangum advised
they are; 66 spaces are required based on the size of the sanctuary area.
Chairman Szabo asked Staff to summarize the Staff Report:
Issue: The petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as amended,
under Section 12-3-7 of the 1998 City of Des Plaines Zoning Ordinance, as amended, to reclassify the
property from the C-3 General Commercial Zoning District to the I-1 Institutional Zoning District, and a
Major Variation to Section 12-9-7 to provide 19 parking spaces where approximately 66 parking spaces
would be required for a Place of Worship.
Analysis:
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 21
Petitioner RCCG Fountain of Life, 1645 S. Des Plaines River Road, Suite 15, Des
Plaines, IL 60018
Owner Mohammed Subhani, 1550 S. Mt Prospect Road, Des Plaines, IL 60018
PIN 08-24-403-027-0000
Proposed Use Place of Worship
Existing Use Vacant Building
Surrounding Land Use North: Multi -Family Residential
East: Industrial
South: Commercial
West: Commercial/Multi-family Residential
Existing Zoning C-3, General Commercial
Surrounding Zoning North: R-3, Townhouse Residential
East: M-2 General Manufacturing
South: C-3, General Commercial
West: R-3, Townhouse Residential /C-3, General Commercial
Street Classification The adjacent section of Mount Prospect Road is listed as a collector
road in the Comprehensive Plan.
Comprehensive Plan The Comprehensive Plan recommends Community Commercial use for
this site.
In reviewing the map amendments and variation requests, staff has considered the following information:
The RCCG Fountain of Life Church has requested that the subject property at 1550 S. Mount Prospect Road
be reclassified from the C-3, General Commercial Zoning District to the I-1 Institutional District. The
irregularly shaped approximately 25,037 square foot lot (0.57 acres) is located on the West side of Mount
Prospect Road, approximately 300 feet north of Oakton Street. An approximately 12,000 square -foot, one
story, brick commercial building with 19 parking spaces is present. The property has 157-feet of frontage on
Mount Prospect Road with one curb cut accessing approximately 19 parking spaces. The site is now vacant,
with the most recent occupant a wholesale goods establishment.
The applicant proposes to renovate the interior of the building and to use the 3,952 square -foot front portion
of the building as a sanctuary without fixed seating. The rear portion of the building would be used for
storage, offices, and restrooms. The sanctuary space would primarily be used on Sunday momings and
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 22
Wednesday evenings. A total of 66 parking spaces would be required based on the ratio of one parking space
per 60 square feet of floor area in the sanctuary. A Major Variation is requested to allow the use with the 19
onsite parking spaces. The petitioner has indicated that they are working toward an agreement to provide off -
site parking at the adjacent property located at 50 W. Oakton Street which is owned and occupied by the
Intemational Association of Machinists and Aerospace Workers. Suggested Conditions of Approval address
the form and duration of a potential agreement as well as the need for a signage, circulation and pavement
marking plan.
According to Section 12-7-5.A of the Zoning Ordinance, the purpose of the I-1 Institutional District is to
recognize the public or semipublic nature of the Institutional District and to provide guidelines for its
continued use and future development. The I-1 Institutional District shall provide protection for existing
institutional facilities by prohibiting the encroachment of non -compatible uses. A Place of Worship is a
permitted use in the Institutional Zoning District, where it is not a permitted use in the General Commercial
District. The existing building would not be in compliance with the more extensive I-1 setbacks, and the
property would not meet the minimum lot size of 2 acres.
A request to waive the traffic study requirement was granted after review by the City's Engineering Division.
Engineering comments regarding signage, circulation, and pavement marking to facilitate safe and efficient
pedestrian and vehicular movement between the subject property and off -site parking have been incorporated
into conditions of approval.
Standards for a Zoning Map Amendment
To analyze this map amendment request, the standards for amendments contained in Section 12-3-7.E of the
Zoning Ordinance are used. Following is a discussion of those standards:
1. Whether the proposed amendment is consistent with the goals, objectives, and policies of the
Comprehensive Plan.
The 2007 City of Des Plaines Comprehensive Plan recommends Community Commercial for this site.
However, the site is located at the edge of a commercial area and is adjacent to a multi -family residential (R-
3) Zoning District where Places of Worship are a permitted use. Additionally, the building was previously
used for a noncommercial assembly use (Union Hall) and is adjacent to an existing noncommercial assembly
use (Union Hall).
2. 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.
The current conditions around the facility include a mix of industrial, commercial, noncommercial assembly,
and multi -family residential uses. The Place of Worship use is similar to adjacent the noncommercial use
(Union Hall). The amount of onsite parking provided does not meet Zoning Ordinance requirements or
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 23
potential future parking demands. The compatibility of the use may depend on the ability to maintain and
effectively manage off -site parking.
3. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to the subject property.
The public facilities and the public services provided by the City of Des Plaines are expected to be adequate.
If the zoning amendment is approved, no expansion of public facilities or services is anticipated.
4. Whether the proposed amendment will have an adverse effect on the value of properties throughout
the jurisdiction.
The proposed use of the site would change from a commercial use to a noncommercial Place of Worship
where surrounding properties are a mix of residential, commercial, noncommercial assembly and industrial.
5. Whether the proposed amendment reflects responsible standards for development and growth.
The proposed map amendment to reclassify the properties to I-1, Institutional does not directly reflect the
proposed future land use of the area as Community Commercial, however, the location of the proposed use
could act as a transition between a commercial and residential area and would be similar to an adjacent
noncommercial assembly use.
Recommendation: The Community Development Department recommends consideration of the Map
Amendment, based on review of the information presented by the applicant and the findings made above, as
specified in Section 12-3-7.E (Standards for Amendments) of the City of Des Plaines Zoning Ordinance.
Staff also recommends consideration of the Major Variation request based on review of the information
presented by the applicant and the standards and conditions imposed by Section 12-3-6.H (Findings of Fact
for Variations) as outlined within the City of Des Plaines Zoning Ordinance, subject to conditions of
approval:
1. Prior to issuance of building permits the petitioner shall submit a long-term (5-year minimum) off -
site parking agreement for a minimum of 50 parking spaces within 500-feet of the property that has
been executed and recorded with the Cook County Recorder of Deeds. The agreement shall stipulate
that off -site parking spaces shall be made available to the Place of Worship at any time it is in
operation.
2. Prior to issuance of building permits the petitioner shall submit a signage, pavement marking, and
circulation plan to the satisfaction of the Director of Public Works and Engineering. The plan shall
provide for adequate pick-up and drop-off areas and shall direct visitors to the location of off -site
parking.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 24
3. The parking Variation allowing operation of the Place of Worship use shall only be valid while an
agreement for a minimum of 50 off -site parking spaces located within 500-feet of the subject
property is in effect.
Planning and Zoning Board Procedure
Under Sections 12-3-7.D.3 of the Zoning Ordinance (Amendments) and 12-3-6.G (Major Variations) the
Planning and Zoning Board has the authority to make recommendations for approval, approval with
modifications, or disapproval of the above -mentioned Map Amendment and Major Variation. The City
Council has the final authority on the proposal.
Chairman Szabo asked if the Board has any further questions. There were none. Chairman Szabo asked if
anyone in the audience is in favor of the project. Six audience members raised their hands. Chairman Szabo
asked if anyone objects to this proposal. Two audience members raised their hands, were swom in, and came
forward:
• Daniella Muich, 61 Dover Drive
Ms. Muich stated, on the other side, there are multi -family residences and already parking issues;
it's like Wrigleyville
• Victor Dula, 1640 Whitcomb
Mr. Dula asked:
o if there is an ovemight parking restriction. Senior Planner Mangum responded — citywide,
there is not
o how many parking spaces are at the current location? Chairman Szabo stated there are 19
at the new location. He noted a Condition would apply to secure a parking agreement.
Ms. Adedara advised they currently are working on an agreement to have 50 additional
spaces.
Chairman Szabo asked what time the Wednesday night services are. Ms. Adedara advised — 6-9 p.m.
Board Member Saletnik stated an agreement with the Union Hall would be required if the Congregation
grows. He asked how rapid the growth would be and cited a similar instance. Board Member Saletnik
suggested parking at SAMS Club (at the North end). Senior Planner Mangum noted there are 175 parking
spaces on the adjacent Union property which is underutilized. Chairman Szabo stated the previous Union
seemed to be larger than this one.
Board Member Saletnik asked who the fence belongs to. Ms. Adedara responded — the current owner. Board
Member Saletnik suggested if the Union Hall offers parking, the fence could be removed.
Case #15-082-MAP-SUB-10194, 10246, & 10256 Higgins Road;
3011, 3036, 3041, 3043, & 3045 Orchard Place -Tentative and Final Plat
of Subdivision and a Zoning Map Amendment
Case #15-077-V-1095 Thacker Street -Variance Request
Case #15-080-V-1623 Van Buren -Variance Request
Case #15-083-V- 860 Elmhurst Road -Variance Requests
Case #15-084-CU-1215 Wolf Road -Conditional Use Permit
Case #15-085-MAP-1550 S. Mt. Prospect Road -Map Amendment & Major
Parking Variation
January 12, 2016
Page 25
A motion was made by Board Member Hotherr, seconded by Board Member Schell, to recommend a
continuance to February 9th pending a parking agreement.
AYES: Hofherr, Schell, Catalano, Saletnik, Yi, Szabo
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
OLD BUSINESS
There was no Old Business
ADJOURNMENT
A motion was made by Board Member Hotherr, seconded by Board Member Schell, to adjourn the
meeting at 8:38 p.m. On a voice vote, the motion carried unanimously.
Sincerely,
Gale Cerabona
Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners