05/12/2015Case #15-021-V 901 W. Oakton
Case #15 -022-CU 435 S. Des Plaines River Road
May 12, 2015
Page 1
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ILLINOIS
DES PLAINES ZONING BOARD MF.FTING
MAY 12, 2015
MINUTES
The Des Plaines Zoning Board Meeting held its regularly scheduled meeting on Tuesday, May 12, 2015, at
7:30 p.m. in Room 101 of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Seegers, Szabo, Catalano, Saletnik, Hofherr, Schell
AB SENT` Green
ALSO PRESENT: Scott Mangum, Senior Planner, Department of Community & Economic Development
Gale Cerabona, Recording Secretary
Chairman Seegers called the meeting to order at 7:33 p.m. & read this evening's cases.
APPROVAL OF MINUTES:
A motion was made by Board Member Saletnik, seconded by Board Member Hofherr, to approve the
meeting minutes of April 28, 2015, as presented.
AYES: Saletnik, Hofherr, Catalano, Szabo, Schell, Seegers
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
NEW BUSINESS
1. Address: 901 W. Oakton Case Number: 15-021-V
Petitioner is requesting Variations to Table 11.6.B of the 1998 City of Des Plaines Zoning Ordinance, as
amended (1) to allow more than one wall sign per facade; (2) to allow seven freestanding signs on the
property, instead of not more than three; and (3) to allow approximately 672 square feet of freestanding
signage, where a maximum of 550 square feet is allowed.
PINs: 08-26-201-025-0000,08-26-204-013-0000
Petitioner: Steve Waters for M&K Truck Center, 2090 N. Mannheim Road, Melrose Park, IL 60160
Owner: Space Center Inc., 19 E. First Street, Suite B, Hinsdale, IL 60521
Case #15-021-V 901 W. Oakton
Case #15 -022 -CU 435 S. Des Plaines River Road
May 12, 2015
Page 2
Chairman Seegers swore in Steve Waters, General Manager, M&K Truck Center, 2090 N. Mannheim
Road, Melrose Park, IL 60160 who offered a presentation:
• Representing Volvo dealership, MACK trucks, & M&K
• M&K has 10 distribution locations in 3 states (IvH, IL, & IN)
• Awarded American Truck Dealer of the Year in 2014
• Brand standards were referenced
• 8 signs (750 sq. ft); need visible access
o A Volvo pylon sign (25 ft.); adjacent to the toll way on Western side
o B Mack pylon sign (28 ft); facing I-90
o C Exit sign (14 ft); at Weiler & Jameson
o D Entrance sign (19 ft.); off private drive
o E Volvo sign; on front/West elevation
o F M&K sign; on front/West elevation
o G MACK sign; on front/West elevation
o F2 M&K sign; on South elevation
Chairman Seegers asked:
• if signs E, F, & G are backlit. Mr. Waters advised — yes
• if there is signage on other facades. Mr. Waters advised — no, just on West & South elevations
Board Member Catalano noted 7 signs totaling 764.4 ft. Mr. Mangum advised there are 2 regular wall signs
and 7 pole signs. The square footage referenced in the staff report includes all freestanding signs on the
site, including the 3 existing Dentsply signs.
Board Member Hofherr asked/stated:
• if there will be vehicles in the left parking lot. Mr. Waters advised — yes
• if more or less vehicles will be sold. Mr. Waters advised — in Illinois, 1,000 Volvo trucks were
sold; in Indiana, 500 MACK trucks were sold. He stated that this location will represent 1/3 of
sales in Illinois. Mr. Waters noted that this store has 37 service bays and 130 employees (in 3
shifts).
• this should have a significant tax revenue for Des Plaines. Mr. Waters advised that their sister
locations are estimating $75 million in sales.
Chairman Seegers asked if this is a new facility. Mr. Waters responded — yes.
Chairman Seegers asked Staff to provide the summary report.
Issue: The petitioner is requesting Variations to Table 11.6.B of the 1998 City of Des Plaines Zoning
Ordinance, as amended: (1) to allow more than one wall sign per facade; (2) to allow seven freestanding
signs on the property, instead of not more than three; and (3) to allow approximately 672 square feet of
freestanding signage, where a maximum of 550 square feet is allowed.
Analysis:
Address: 901 W. Oakton Street
PINs: 08-26-201-025-0000,08-26-204-013-0000
Existing Zoning: M-2, General Manufacturing District
Case #15-021-V 901 W. Oakton
Case #15 -022 -CU 435 S. Des Plaines River Road
May 12, 2015
Page 3
Petitioner: Steve Waters for M&K Truck Center, 2090 N. Mannheim Road, Melrose Park,
IL 60160
Owner(s): Space Center Inc., 19 E. First Street, Suite B, Hinsdale, IL 60521
In reviewing this variation request, staff has considered the following information:
M&K Truck Center is requesting variations to install wall and pole signs at 901 W. Oakton Street. The
approximately 18.8 -acre property contains a 170,235 square foot building. The eastern 100,000 square foot
portion of the building is currently occupied by Denstply, a manufacturing use, while M&K will operate a
truck sales use out of the westem 70,000 square feet of the building. Dentsply has three existing freestanding
signs totaling 210 square feet. The property has frontage on the Jane Addams I-90 Toll way, Oakton Street,
and Hamilton Road/Weiler Road. A property of more than 5 acres in size and with more than 300 feet of
street frontage is allowed a maximum of 3 pole signs, not to exceed 550 square feet in size, with no more
than 200 square feet per pole sign. The applicant is proposing to add four pole signs of 461 square feet to the
site creating a total of seven freestanding signs of 672 square feet. Variations are requested for the aggregate
square footage and number freestanding signs on the property.
Additionally, the principal tenant for a property with frontage on the Toll way is allowed one Interstate
Highway Wall Sign of up to 150 square feet on each elevation that is visible from the Interstate Highway, or
in this case 2 total Interstate Highway Wall Signs. One wall sign is also allowed per street facing facade, the
total not to exceed 100 square feet. The requested wall signage is within the total square footage allowed, but
the number of regular wall signs on the West facade, two, exceeds the allowable limit of one wall sign.
Applicant sites the branding requirements of the Volvo and Mack Trucks as reasons for additional signage.
The requests are major variances, as the sizes requested are more than 10% greater than allowed by code.
Recommendation: Staff recommends approval of the requested pole and wall sign variations based on
review of the information presented by the applicant and the standards and conditions imposed by Section
3.6-8 (Findings of Fact for Variations) as outlined by the City of Des Plaines Zoning Ordinance. The large
size of the site, large setbacks from the public rights of way, multiple access points, and multiple dealership
brand requirements are contributing factors in the recommendation.
Zoning Board of Appeals Procedure:
Under Section 3.6-7 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 deny the variances
for wall and pole signs. The City Council has the final authority on the project.
Chairman Seegers asked if the Board has any questions. There were none. Chairman Seegers asked if
anyone in the audience is in favor of this project. One gentleman (the next Petitioner) responded he is.
A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to recommend
approval to City Council for the signage as requested.
AYES: Hofherr, Catalano, Szabo, Saletnik, Schell, Seegers
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
Case #15-021-V 901 W. Oakton
Case #15 -022 -CU 435 S. Des Plaines River Road
May 12, 2015
Page 4
2. Address: 435 S. Des Plaines River Road Case Number: 15 -022 -CU
Petitioner is requesting a Conditional Use permit under Section 7.3-6.0 of the 1998 City of Des Plaines
Zoning Ordinance, as amended, to operate a Class B Restaurant with Accessory Drive -Through Facility in
the C-3 Zoning District.
PIN: 09-17-404-030-0000
Petitioner: I.A. Gilani d/b/a Des Plaines Chicken, LLC, 100 Menlo Park Drive, Suite 500, Edison, NJ
08837
Owner: White Castle Management Co., 555 W. Goodale Street, Columbus, OH 43215
Chairman Seegers swore in Thomas V. Scesniak, Architect, Thomas V. Scesniak Associates, Inc., 1754 W.
Wise Road, Schaumburg, IL 60193 who offered a presentation:
• Reuse/recycling of existing building
• Will be a Popeyes Louisiana Chicken fast food restaurant
• Same size/footprint; canopy added
• Revised plans were distributed
• Moving handicap access ramp
• Relocated handicap parking; in compliance
• Eliminating barrier curb; may place a speed bump at Eastern end
• Right-of-way is moved 9.9 ft.; signage will encroach over property line
• Tum lanes will be marked
• Adding bike rack
Board Member Catalano stated he is glad to see Popeyes moving in to improve the site; likes the speed
bump suggestion.
Chairman Seegers identified there aren't drawings of the facade. He asked if there will be awnings and a
sign. Mr. Scesniak advised that shared sign needs to be worked out. He stated they may potentially erect a
monument sign at the North.
Mr. Scesniak concluded that this store should generate $2.5 million (in revenue). He advised there will be 7
employees.
Chairman Seegers asked:
• what the hours of operation are. Mr. Scesniak advised — 10 a.m.-10 p.m.
• if the operation will be 7 days per week. Mr. Scesniak advised -- yes
Chairman Seegers asked Staff to provide the summary report.
Issue: The petitioner is requesting a Conditional Use permit under Section 7.3-6.0 of the 1998 City of Des
Plaines Zoning Ordinance, as amended, to operate a Class B Restaurant with Accessory Drive -Through
Facility in the C-3 Zoning District.
Analysis:
Proposed Use Class B Restaurant with accessory Drive -Through Facility
Case #15-021-V 901 W. Oakton
Case #15 -022 -CU 435 S. Des Plaines River Road
May 12, 2015
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Petitioner
Owner
PIN
Plan of Operation
Existing Use
Surrounding Land Use
Existing Zoning
Surrounding Zoning
Street Classification
Comprehensive Plan
I.A. Gilani d/b/a Des Plaines Chicken, LLC, 100 Menlo Park Drive,
Suite 500, Edison, NJ 08837
White Castle Management Co., 555 W. Goodale Street, Columbus, OH
43215
09-17-404-030-0000
Popeyes Louisiana Kitchen would average 10-15 workers per shift and
would operate 7 days per week from 10:00 a.m. to 10:00 p.m.
Class B Restaurant with accessory Drive -Through Facility
North: Institutional (Fire Station)
East: Commercial (Convenience Mart Fueling Station
South: Commercial (Auto Repair)
West: Commercial (Class B Restaurant with Drive -Through)
C-3, General Commercial
North: C-3, General Commercial
East: C-3, General Commercial
South: C-3, General Commercial
West: C-3, General Commercial
This portion of Des Plaines River Road is identified as a collector road
according to the City's Comprehensive Plan.
The Comprehensive Plan recommends Community Commercial use for
this site.
The applicant, I.A. Gilani d/b/a Des Plaines Chicken, LLC, has requested a Conditional Use Permit to open
a Popeyes Louisiana Kitchen Class B (Fast Food) Restaurant with Drive -Through Facility within an existing
building at 435 S. Des Plaines River Road. The 36,794 square -foot parcel is located on the east side of Des
Plaines River Road and currently contains a 2,520 square -foot one-story concrete block building which was
previously occupied by White Castle. A Planned Unit Development and Conditional Use Permit was obtained
in 1999 to operate the White Castle Class B Restaurant with accessory Drive -Through, however, because the
property has been vacant for more than one year a new Conditional Use Permit is required. The site is
currently accessed by one curb cut off of Des Plaines River Road and also has access to Rand Road through
a reciprocal access easement with the adjacent parcel which contains a convenience mart fueling station, car
wash, and retail space. The proposed site plan would maintain the same one-way counter -clockwise
circulation pattern around the building as well as 34 parking spaces.
A request to waive the traffic study requirement was granted after review by the City's Engineering Division.
Engineering comments regarding pedestrian access to the site have been incorporated into the site plan.
Case #15-021-V 901 W. Oakton
Case #15 -022 -CU 435 S. Des Plaines River Road
May 12, 2015
Page 6
Conditional Use Findings: As required by Section 3.4-5 (Standards for Conditional Uses) of the Zoning
Ordinance, the proposed development is reviewed below:
A. 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 7.3-6.0 of the 1998 City of Des Plaines Zoning Ordinance, as amended.
B. The proposed Conditional Use is in accordance with the objectives of the City's Comprehensive
Plan:
Comment: The 2007 Comprehensive Plan recommends a Community Commercial use for the site.
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 proposed Class B Restaurant with accessory Drive -Through Facility is located on Des Plaines
River Road, a collector road that currently has an auto -oriented character in this area.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: Based on the previous use and plans submitted, none of the functions of the Drive -Through
Facility are anticipated to be hazardous or disturbing to the surrounding neighborhood.
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: 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.
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 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 wellbeing of the community.
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: Based on the existing use and plans submitted, the proposed Drive -Through Facility is not
anticipated to create additional traffic, noise, or odors that could be detrimental to surrounding land uses.
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:
Case #15-021-V 901 W. Oakton
Case #15 -022 -CU 435 S. Des Plaines River Road
May 12, 2015
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Comment: The proposed project would utilize the existing curb cut on Des Plaines River Road for access.
The Illinois Department of Transportation has jurisdiction over the adjacent section of Des Plaines River
Road. Based on an evaluation of the existing conditions and plans provided, staff does not find any evidence
for potential interference with traffic pattems.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic,
or historic features of major importance:
Comment: Reuse of the existing building is proposed. The proposed plan would not cause the destruction,
loss, or damage of any natural, scenic or historic features of major importance.
J. 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 3.4-5
(Standards for Conditional Uses) of the City of Des Plaines Zoning Ordinance, subject to conditions of
approval:
1. Prior to occupancy, the applicant shall complete site improvements as indicated on the Site and
Landscape Plans.
2. All landscaping materials shall be maintained in good condition so as to present a healthy and
orderly appearance, and plant material not in this condition shall be replaced when necessary and
shall be kept free of refuse and debris.
3. All parking areas shall be surfaced and striped to meet all applicable Building Code hard surface
requirements.
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 upon the surrounding transportation network.
Zoning Board of Appeals Procedure: Under Sections 3.4-4-C (Conditional Uses) of the Zoning Ordinance
the Zoning Board of Appeals 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
Chairman Seegers asked if anyone in the audience is in favor of this project. One gentleman (the previous
Petitioner) responded he is.
Board Member Catalano asked Petitioner if he is aware of the 3 Conditions. Mr. Scesniak advised he is.
Case #15-021-V 901 W. Oakton
Case #15 -022 -CU 435 S. Des Plaines River Road
May 12, 2015
Page 8
A motion was made by Board Member Hofherr, seconded by Board Member Szabo, to recommend
approval for the Conditional Use Permit subject to the 3 Conditions in the staff report.
AYES: Hotherr, Szabo, Catalano, Saletnik, Schell, Seegers
NAYES: None
"""MOTION CARRIED UNANIMOUSLY* * *
ADJOURNMENT
A motion was made by Board Member Schell, seconded by Board Member Catalano, to adjourn the
meeting at 8:06 p.m. On a voice vote, the motion carried unanimously.
Sincerely,
Gale Cerabona
Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners