09/29/2015Case #15 -064-CU-V 959-971 Lee Street -Conditional Use Permit & Maj or Variation for an Assisted Living Facility
Case #15 -046-V 1225 Forest Avenue
September 29, 2015
Page 1
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ILLINOIS
DES PLAINES ZONING BOARD MF.FTING
SEPTEMBER 29, 2015
MINUTES
The Des Plaines Zoning Board Meeting held its regularly scheduled meeting on Tuesday, September 29, 2015, at
7:30 p.m. in Room 102 of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Catalano Saletnik, Hofherr, Schell, Green, Szabo
ALSO PRESENT: George Sakas, AICP, Director/Community & Economic Development
Davorka Kirincic, Associate Planner/Community & Economic Development
Scott Mangum, Senior Planner, Department of Community & Economic Development
Gale Cerabona, Recording Secretary
Acting Chair Szabo called the meeting to order at 7:30 p.m. & read this evening's cases.
APPROVAL OF MINUTES:
A motion was made by Board Member Hofherr, seconded by Board Member Green, to approve the meeting
minutes of September 8, 2015, as amended.
AYES: Hofhezr, Green, Schell, Szabo
NAYES: None
ABSTAIN: Catalano, Saletnik
***MOTION CARRIED 4-0***
Acting Chair Szabo noted that the case schedul eci for Old Business will be first this evening.
OLD BUSINESS
1. Address: 1225 Forest Avenue Case Number: 15-046-V
Petitioner is requesting a Standard Variation to Section 12-9-7 the 1998 City of Des Plaines Zoning
Ordinance, as amended, to expand the restaurant portion of a building in the C-3 Zoning District with 56
parking spaces, instead of not less than 75.
PIN: 09-20-400-025-0000,09-20-400-030-0000
Petitioner: Louis Psihogios for Boston Fish Market, 1225 Forest Avenue, Des Plaines, IL 60018
Case #15 -064 -CU -V 959-971 Lee Street -Conditional Use Permit & Major Variation for an Assisted Living Facility
Case #15-046-V 1225 Forest Avenue
September 29, 2015
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Owner: Louis Psihogios for Boston Fish Market, 1225 Forest Avenue, Des Plaines, IL 60018
Acting Chair Szabo swore in Louis Psihogios for Boston Fish Market, 1225 Forest Avenue, Des Plaines, IL
& Michael W. Hartel, Designhaus Inc., 1020 Elk Grove Town Center, Elk Grove Village, IL.
Mr. Hartel advised that Staff recommended Petitioner receive an agreement for expansion of his parking lot.
He noted and referred to Aldi's letter/parking agreement (noting an additional 25 parking spaces with 59
parking spaces on site at the restaurant). It was noted this is a one-year agreement with renewal if business
prospers.
Board Member Hofherr asked, per the addendum, Aldi's letter, with spaces at the West end, if the additional
parking is at the South end of the building. Mr. Psihogios advised — yes.
Board Member Green asked if signage noting additional parking will be placed at the Aldi's parking lot. Mr.
Psihogios advised — yes.
Acting Chair Szabo asked Staff to summarize the Staff Report.
Issue:
Analysis
Address:
The petitioner is requesting a Standard Variation to Section 12-9-7 the 1998 City
of Des Plaines Zoning Ordinance, as amended, to expand the restaurant portion
of a building in the C-3 Zoning District with 56 parking spaces, instead of not less
than 75.
1225 Forest Avenue PIN: 09-20-400-025-0000, 09-20-400-030-0000
Existing Zoning: C-3, General Commercial Zoning District
Petitioner: Louis Psihogios for Boston Fish Market, 1225 Forest Avenue, Des Plaines, IL
60018
Owner(s):
Louis Psihogios for Boston Fish Market, 1225 Forest Avenue, Des Plaines, IL
60018
In reviewing this variation request, staff has considered the following information:
Boston Fish Market has requested a parking variation to allow for a 2,400 square foot restaurant addition and
an outside patio.
In 2011 Boston Fish Market was granted a Conditional Use Permit to operate a Wholesale Goods
Establishment with Limited Accessory Retail Sales at 1225 Forest Avenue within the M-1, Limited
Manufacturing Zoning District. In addition to the wholesale and retail sales of fish products, a restaurant was
operating at the location. Restaurants are not a permitted use in the M-1 Zoning District, but are permitted
by right within the C-3 Zoning District. In 2013 the 1.5 -acre parcel at 1225 Forest Avenue, was reclassified
from the M-1, Limited Manufacturing Zoning District to the C3, General Commercial District to allow for
the legalization of a 560 square foot dining area within the facility. At the time 50 parking spaces were shown
on the approved plans.
The existing floor plan within the 28,683 square foot building includes warehouse and food processing areas,
refrigeration and freezer areas, as well as shipping and receiving and office areas adjacent to the interior truck
dock. An additional 2,400 square -foot dining area is proposed in front of the retail counter. There are 56
parking spaces shown on the proposed site plan, where 75 parking spaces are required for the proposed office,
Case #15 -064 -CU -V 959-971 Lee Street -Conditional Use Permit & Major Variation for an Assisted Living Facility
Case #15-046-V 1225 Forest Avenue
September 29, 2015
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food processing, and interior restaurant operations. Per Department policy the seasonal outdoor dining areas
do not require additional parking spaces.
A traffic study was prepared by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) in October 2010 with
an addendum to include the retail sales use completed in October 2011. The initial study concluded: that the
facility was projected to generate a very limited volume of traffic, especially during the critical morning and
evening peak hours; generate less traffic than other uses that could occupy the site; that the existing three
access drives will be sufficient to ensure efficient and orderly access with limited impact on Forest Avenue;
and that the proposed facility would have a limited impact on the operation of the Lee Street/Forest Avenue
intersection. The addendum found that the low volume of additional traffic to be generated by the retail space
would have limited, if any, impact on the operation of the roadway system.
The Mannheim Road/Forest Avenue intersection is scheduled to be improved to provide (1) a traffic signal,
(2) a separate left -turn lane, a through lane and a shared through/right-turn lane on both approaches
of Mannheim Road and (3) a separate left -tum lane and a shared through/right turn lane on both
approaches of Forest Avenue.
A second addendum to the traffic study was prepared in August of this year to address the proposed expansion
of the restaurant use. The addendum evaluated the traffic volumes, loading dock operations, and parking.
The addendum noted that while the area for indoor seating would increase, the area of outdoor seating shown
on the plans would decrease from existing conditions. The addendum also notes that "With a total of 56
parking spaces, it can be seen that the parking to be provided with the expansion may not meet the peak
parking demand of the expanded facility. However, the owner of the facility has indicated that he will
obtain an agreement with one of the neighboring property owners to use their parking lot for overflow
parking. If necessary, the owner has also indicated that he may use valet parking to increase the number of
vehicles that could be accommodated within the facility's parking lot."
The requested variation of 19 parking spaces is 25% of the 75 required spaces. Per Section 12-3-6.F of the
Zoning Ordinance, a parking variation of up to 30 percent may be approved by the Zoning Board of Appeals
as a standard variation.
Recommendation: Staff does not recommend approval of the above -requested parking variation at this time
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.
Staff believes that the Zoning Board of Appeals should not approve a variation without an executed off-site
parking agreement for a minimum of 19 parking spaces. The Zoning Board may deny the application or
continue the case until an agreement is brought before the board. If the applicant obtains a long-term (5 -year
minimum) off-site parking agreement within 500 feet of the property that is executed and recorded with the
Cook County Recorder of Deeds, staff would recommend the following conditions of approval:
1. Fencing and gate shall be removed from the entrance to the West Parking lot. A minimum of
21 spaces shall be located outside of a gated area.
2. Petitioner shall install signage to indicate the location of customer and employee parking areas.
3. Petitioner shall install signage to direct customers to the location of off-site parking.
4. All parking spaces shown on the Site Plan (Exhibit B) shall be accessible for the parking of
vehicles and kept clear of debris.
Case #15 -064 -CU -V 959-971 Lee Street -Conditional Use Permit & Major Variation for an Assisted Living Facility
Case #15-046-V 1225 Forest Avenue
September 29, 2015
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Zoning Board of Appeals Procedure
Under Section 12-3-6.F of the Zoning Ordinance (Variations) the Zoning Board of Appeals has the authority
to approve, approve subject to conditions, or deny the above-mentioned variance for a reduction in parking
in the C-3 zoning district.
Board Member Green asked exactly where the gate is being moved to the South. Mr. Mangum advised —
the proposed location would be in line with the building.
Board Member Catalano asked why the agreement isn't longer than one year. Mr. Hartel advised — Aldi staff
and Petitioner agree and prefer a one-year agreement. Mr. Mangum advised — it is preferred to obtain a long-
term agreement now.
Mr. Hartel stated, by moving the gate back, only a swing gate would be appropriate, and that would take up
parking spaces. He noted that clear signage would indicate customer parking is available. Now patrons are
parking in the street.
Board Member Schell asked if this agreement would be renewed annually. Mr. Mangum advised — a longer-
term agreement is preferable.
Board Member Hofherr asked if the gate can be removed. Mr. Psihogios advised — the fence provides security
(for partner contracts; shipping requests). He noted the gate could be open during business hours and closed
at night.
Board Member Schell asked if it would be workable if the gate is moved forward. Mr. Hartel advised — it
would affect the maneuverability; fence would get hit.
Board Member Green stated:
• per the site plan, the current location of the gate is prohibitive for customer parking, the gate would
have to moved back to allow more customer spaces outside the gate. Mr. Mangum concurred,
stating that patrons wouldn't have to walk around the gate. Mr. Hartel noted with the gate being
opened full-time, there is accessibility via the sidewalk.
• no patrons are parking in adjacent area. He stressed that signage is required. Petitioner concurred.
Acting Chair Szabo asked if anyone is in favor of this project. No one responded. He asked if anyone objects
to this proposal. The following came forward:
• Douglas M. Bames
Alarm Security, 1245 Forest Avenue, Unit 12
Mr. Bames advised, per his previous comments, his office is East of the restaurant. He noted the
sign has not yet been placed. There are 11 parking spaces in front with no handicapped spaces. Mr.
Bames noted he placed $300 worth of signage to deter restaurant patrons from parking in the lot
east of the restaurant. He stated he doesn't know where the parking spaces will be obtained.
Acting Chair Szabo stated he believes a lease is appropriate rather than a letter (denoting a signature with no
title under it).
Acting Chair Szabo asked if the Board has any questions.
Board Member Hofherr stated he is concemed with:
• debris which blocks what could be employee parking
Case #15 -064 -CU -V 959-971 Lee Street -Conditional Use Permit & Major Variation for an Assisted Living Facility
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September 29, 2015
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• a one-year time frame for the parking agreement
Board Member Hofherr stated he would like to recommend a postponement until Petitioner obtains a longer-
term agreement.
Board Member Saletnik stated that not having a long-term agreement is not prudent. He stated the gate should
be relocated because patrons are not aware there is parking on the opposite side of the gate. Mr. Psihogios
advised — as long as we are doing a wholesale business with Aldi staff, they are requesting an annual
agreement. He referred to Mr. Bames' comments and noted the owner of the neighboring building has not
commented. Mr. Psihogios advised that patrons of this neighbor are also parking on the street. Mr. Psihogios
stated a sign will be placed by the gate. He noted the area on the opposite side of the gate is a safety issue
(due to policies/regulations of shipping seafood).
Board Member Hofherr asked about the debris. Mr. Psihogios advised — the waste cans can be moved further
back which will allow 15 parking spaces for employees.
Board Member Saletnik asked, since the Aldi's parking lot is never packed, what the City's policy is to
assisting in contacting Aldi staff Mr. Mangum stated ideally parking within 500 ft. is preferable, and a private
agreement is preferred. Mr. Psihogios advised that staff from Aldi Corporate Office is requesting an annual
agreement.
Board Member Green stated that typical parking agreements are recorded documents (3-5 years) with a site
plan designating parking spaces. Mr. Hartel stated a request could be posed to Aldi staff for a longer-term
agreement.
Acting Chair Szabo stated the letter (from Aldi) is not sufficient; a legal document is preferred. Mr. Sakas
stated the ZBA could suggest the number of years for a more appropriate agreement. Board Member Schell
concurred and suggested the number of years is acceptable, but a legal document in writing is preferable.
Board Member Saletnik stated a site -plan drawing is required as a part of an agreement.
Board Member Hofherr suggested:
• conditions stated by Staff/City of Des Plaines be presented to Aldi staff
• perhaps the South part of the Aldi lot could be sold to Petitioner
Mr. Psihogios stated that this business was developed 5 years ago. He noted an agreement with Aldi staff is
in process to pave the vacant outlot to the West as a parking lot for Boston Fish Market; that's why there is
a current annual agreement.
A motion was made by Board Member Hofherr to approve with Conditions as noted by Staff and
review of an actual document. Acting Chair Szabo suggested the document be obtained beforehand.
Board Member Hofherr therefore withdrew his motion.
A motion was made by Board Member Green, seconded by Board Member Saletnik, to postpone this
matter until October 13, 2015, so the Petitioner can obtain a recorded document/lease of a five-year or
less agreement with a site plan designating parking spaces.
AYES: Green, Saletnik, Catalano, Hofherr, Schell, Szabo
NAYES: None
"""MOTION CARRIED UNANIMOUSLY*
Case #15 -064 -CU -V 959-971 Lee Street -Conditional Use Permit & Major Variation for an Assisted Living Facility
Case #15-046-V 1225 Forest Avenue
September 29, 2015
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NEW BUSINESS
1. Address: 959-971 Lee Street Case Number: 15 -064 -CU -V
Petitioner is requesting a Conditional Use permit under Section 12-7.3-F-3 and a major variation to Section
12-7-3-F-4 of the 1998 City of Des Plaines Zoning Ordinance, as amended: to construct an assisted living
facility with a building height of approximately 60'- 6" to the midpoint of roof, instead of not higher than
45' in the C-3 Zoning District.
PIN: 09 -20 -208 -003 -0000,09-20-208-004-0000,09-20-208-025-0000,09-20-208-026-0000
Petitioner: Edward Soski, 959 Lee Street, Des Plaines, IL 60016
Owner: 959 Lee Street LLC, 959 Lee Street, Des Plaines, IL 60016
Acting Chair Szabo swore in Edward Soski, 959 Lee Street, Des Plaines, IL 60016 & Ronald G. Billy, Jr.,
AIA, LEED AP BD+C, President, Tyson and Billy Architects, P.C., 4000 Morsay Drive, Rockford, IL 61107.
Mr. Billy reminded they were here a couple of years ago and have now returned. He explained the project:
• five -story building
• 68 units
• Assisted Living/Memory Care
• rendering was displayed
Board Member Green asked about the history on this project. Acting Chair Szabo stated there has been
significant changes. Mr. Mangum shared that in 2012, the project was approved. With a Conditional Use
Permit and a variance, the one-year time period has lapsed. The only changes that occurred following the last
ZBA meeting was architectural revisions.
Acting Chair Szabo asked:
• if the use has changed at all. Petitioner advised — no
• if patrons will all be residents. Mr. Billy advised — yes
Board Member Hofherr asked why the project didn't proceed. Mr. Soski advised — due to financing; a new
application for financing has been submitted.
Board Member Schell asked why the building is higher now. Mr. Billy advised — same height as before,
variance request due to units, economics, and parking.
Acting Chair Szabo asked if in 2012, 60 ft. 6 inches was proposed. Mr. Mangum advised — it was a five -story
building with the same floor plan, but with a different roof type based on the architectural revisions.
Board Member Saletnik asked/stated:
• if the major changes are gables and parapets. Mr. Billy advised — this is exactly what was approved
in 2012. Mr. Mangum advised — the design was refined after the ZBA approved it.
• he is concerned about height however with gables, it appears lower; still a huge building for the site
Case #15 -064 -CU -V 959-971 Lee Street -Conditional Use Permit & Major Variation for an Assisted Living Facility
Case #15-046-V 1225 Forest Avenue
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Acting Chair Szabo asked if the Board has any further questions.
Acting Chair Szabo asked Staff to summarize the Staff report
Issue: The petitioner is requesting a Conditional Use permit under Section 12-
7.3-F-3 and a major variation to Section 12-7-3-F-4 of the 1998 City of
Des Plaines Zoning Ordinance, as amended: to construct an assisted
living facility with a building height of approximately 60'-6" to the
midpoint of roof, instead of not higher than 45' in the C-3 Zoning
District.
Analysis:
Proposed Use Assisted Living Facility
Petitioner Edward Soski, 959 Lee Street, Des Plaines, IL 60016
Owner 959 Lee Street LLC, 959 Lee Street, Des Plaines, IL 60016
PIN 09 -20 -208 -003 -0000,09-20-208-004-0000,09-20-208-025-0000,09-
20-208-026-0000
Plan of Operation Twenty-four hour assisted living facility providing 68 units (51 assisted
living, 17 memory care) with a maximum of 21 employees per shift.
Existing Use Printing Company, Auto Repair Service and Tire Shop, Hot Dog
Stand
Surrounding Land Use North: Multi -Family Residential (Henrich House — Senior Housing)
East: Institutional/Commercial (Des Plaines Park District
Maintenance)
South: Commercial (Auto Body Repair)
West: Commercial (Office, Trade Contractor)
Existing Zoning C-3, General Commercial
Surrounding Zoning North: R-4, Central Core Residential
East: C-3, General Commercial
South: C-3, General Commercial
West: C-3, General Commercial
Street Classification Lee Street is classified as an arterial street and Oakwood Avenue as a
local street according to the City's Comprehensive Plan.
Comprehensive Plan The Comprehensive Plan recommends low density multi -family
residential for most of the site and office for the remainder.
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Case #15-046-V 1225 Forest Avenue
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The applicant, Edward Soski, has applied for a Conditional Use Permit and Major Variation to construct an
Assisted Living Facility at 959-997 Lee Street. A similar proposal was approved in 2012 as Case #12 -042 -
CU -V (Ordinance Z-27-12), but those entitlements have since expired.
The site is located at the northeast comer of Lee Street and Oakwood Avenue and consists of four lots totaling
36,281 square -feet. The site currently contains eight structures and four businesses. Printing and graphics
businesses are located within a 4,260 square foot building at the northern edge of the site. An automotive
repair and tire shop are located within the attached structures at the southern end of the site. The property is
currently accessed by three curb cuts on Lee Street, two on Oakwood Avenue, and two off the public alley
to the east. A five story, 65,308 square -foot, 68 -unit Assisted Living Facility is proposed. A major variation
is sought because proposed height of the building is approximately 60'-6" to the midpoint of the roof, instead
of not higher than 45'.
Revere Healthcare, Ltd, proposes to manage an Illinois licensed assisted living facility providing housing
and assistance to seniors. The facility will be in operation twenty-four hours a day seven days a week with a
peak of 21 staff members during the moming shift. The facility would contain 51 assisted living units and 17
memory care units. Additional resident services provided on site would include food service, with a first floor
kitchen and dining room, administrative and health professional offices, a chapel, housekeeping, and
maintenance.
The masonry -clad building would be oriented towards Lee Street with the main entrance, gift shop, and other
active uses occupying the street frontage. An additional entrance at the rear of the building would provide
access to the 28 -space parking lot with drop-off and loading areas. The proposed amount of parking would
meet the Zoning Ordinance requirement of one space per 5 beds (68/5=14) plus two spaces per three
employees (2/3 x 21=14). The parking lot would be accessed by one curb cut on Oakwood Avenue and two
drive entrances from the adjacent alley.
The attached traffic study, which was reviewed by the City's Engineering Division, found that:
• The volume of traffic generated by the development is minimal (10 to 15 vehicles per hour) due to
the nature of the use.
• The net change in area traffic volumes is positive because the project replaces four higher traffic
generating uses.
• Three existing driveways along Lee Street will be removed which reduces both vehicular and
pedestrian conflicts points and allows the creation of five on -street parking spaces.
• The proposed driveway on Oakwood Avenue will be narrower than the existing driveway creating
more room for on -street parking east of the drive.
• An on-site loading space is provided with access to the alley for truck maneuvers.
• The proposed project will also reduce the volume of trucks in Downtown Des Plaines.
• The development requires and provides 28 on-site parking spaces.
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:
A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning
district involved:
Case #15 -064 -CU -V 959-971 Lee Street -Conditional Use Permit & Major Variation for an Assisted Living Facility
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September 29, 2015
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Comment: An Assisted Living Facility is a Conditional Use in C-3, General Commercial Zoning District, as
specified in Section 12-7-3 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 low density residential and office uses for this site,
however, an Assisted Living Facility is a Conditional Use in the current Zoning Ordinance.
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 Assisted Living Facility would front on Lee Street, an arterial street that is a
gateway into Downtown. While the proposed structure would be taller than is allowed in the C-3 District, the
structure would be considerably lower in height that the adjacent nine -story multi -family residential structure
to the north and would not be out of scale with other buildings in the area that surrounds Downtown.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: None of the functions of the Assisted Living Facility operation 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.
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 information provided and the traffic study, the proposed Assisted Living 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:
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Comment: The proposed project would reduce the number of existing curbs cuts. According to the traffic
study provided, there are is no evidence of potential interference with traffic patterns.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic,
or historic features of major importance:
Comment: All existing structures on the property would be demolished, however, the proposed project 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: A major variation is requested for a building height of greater than 45 -feet, otherwise 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 and Variation requests for the establishment of an Assisted Living 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 Building Permit, the existing lots shall be combined through the Subdivision
process.
2. Prior to issuance of the Building Permit, the Site Plan shall be revised to add a minimum of 3 secured
bicycle parking spaces for employees and visitors within 50' of the building entrance.
3. Prior to issuance of the Building Permit, a photometric plan shall be submitted that meets the
following requirements: a minimum of 1 -foot candle of lighting in parking areas, not to exceed 2.0 -
foot candles at commercial district property lines and 0.2 -foot candles at multiple family residential
district property lines.
Zoning Board of Appeals Procedure: Under Sections 12-3-4.D.3 of the Zoning Ordinance (Conditional
Uses) and 12-3-6.G (Major Variations) the Zoning Board of Appeals has the authority to recommend that the
City Council approve, approve subject to conditions, or disapprove the above-mentioned Conditional Use
Permit and Major Variance for the establishment of an Assisted Living Facility in the C-3 zoning district.
The City Council has the final authority on the project.
Acting Chair Szabo asked how many feet away the Heinrich House is from this property. Mr. Soski advised
— 50-75 yards and 12 stories.
Mr. Mangum noted a letter was received by Mr. & Mrs. Mensching.
Acting Chair Szabo asked if anyone in the audience is in favor of this project. No one responded. He asked
if anyone objects to this proposal. The following came forward:
• Mr. & Mrs. Mensching
1370 Oakwood
Mr. Mensching stated the Heinrich House is 9-10 stories and about 15 ft from the property line.
He stated their current home was built in 1892. Concems are:
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o 5-6 story building
o parking
o seems understaffed
o area already has non-stop traffic (a forklift currently blocks the street)
o inconceivable that an Assisted Living building will be near a railroad and the busiest
street in Des Plaines
o ambulances and emergency service vehicles impact the neighborhood
o building is too high; will not be able to see the sky
o was not aware this was approved in 2012; the posted notices are not sufficient because
the sign is only in front of the property on Lee Street, a deficiency in notifying the public
Board Member Hofherr asked if the Mensching's property is East of the project. Mr. Mensching advised —
yes. Mr. Soski stated he meets the parking requirement. He noted that as he owns another business (a
printing company), he concurs that the street is busy. As the printing company will no longer exist with this
project moving forward, all the noise and traffic goes away.
Acting Chair Szabo asked if the Board has any questions.
A motion was made by Board Member Hofherr, seconded by Board Member Green, to recommend
approval for the Conditional Use Permit and variation request for an Assisting Living facility with
Conditions as noted by Staff.
AYES: Hofherr, Green, Catalano, Saletnik, Szabo
NAYES: Schell
"""MOTION CARRIED 5-1"""
Acting Chair Szabo asked what the status is on the Plan and ZBA Commissions. Mr. Mangum advised a
City Council meeting will be held on October 5, 2015. He noted the Ordinance will likely name the
Planning and Zoning Board effective January 1, 2016. Mr. Sakas stated a Board and Chair would be
selected at that time as well. He noted membership is a Mayoral appointment.
Mr. Sakas stated a vote, per meeting, must take place for an Acting Chair.
A motion was made by Board Member Schell, seconded by Board Member Green, to propose
permanent Chairman to be Chair Szabo and Deputy/Vice Chairman as Board Member Hotherr until
January 1, 2016.
AYES: Schell, Green, Catalano, Hofherr, Szabo
NAYES: Saletnik
"""MOTION CARRIED 5-1"""
ADJOURNMENT
A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to adjourn
the meeting at 8:48 p.m.
Case #15 -064 -CU -V 959-971 Lee Street -Conditional Use Permit & Major Variation for an Assisted Living Facility
Case #15-046-V 1225 Forest Avenue
September 29, 2015
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AYES: Hofherr, Catalano, Green, Saletnik, Schell, Szabo
NAYES: None
* * *MOTION CARRIED UNANIMOUSLY* * *
Sincerely,
Gale Cerabona
Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners