05/28/2013Case # 13-020-V — 725 W. Golf Road
Case # 13 -009 -CU — 88 Broadway Street
May 28, 2013
Page 1
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CITY OF
11
DES PLAINES J
ILLINOIS
DES PLAINES ZONING BOARD MEETING
MAY 28, 2013
MINUTES
The Des Plaines Zoning Board Meeting held its regularly scheduled meeting on Tuesday, May 28, 2013 at 7:30
P.M., in Room 102, City Council Chambers, of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Seegers, Szabo, Catalano, Porada, Hofherr, Schell
ABSENT: Saletnik
Also present was Scott Mangum, Senior Planner with the Department of Community and Economic Development.
Chairman Seegers called the meeting to order at 7:30 P.M.
Roll call was conducted.
Chairman Seegers read the summary of the cases up for hearing.
NEW BUSINESS
Address: 725 W. Golf Road Case Number: 13-009-V
The petitioner is requesting a variation to Section 11.6.B of the 1998 City of Des Plaines Zoning Ordinance, as
amended: to allow one wall sign, rather than zero, on the west elevation.
PIN: 08-13-102-013-0000
Petitioner: Fred Matthias, 3277 Oak Knoll Road, Carpentersville, IL 60110
Owner(s): Chicago Exhibitor Corporation, 20 N. Martingale Road, Schaumburg, IL 60173
Chairman Seegers swore in the petitioner, Fed Matthias.
Mr. Matthias presents the case. McDonald's is allowed up to 100 square feet of wall signage on the front elevation,
but are requesting an "Arch" sign on both the front and west elevation to allow for visibility for eastbound traffic
and from the shopping center.
Chairman Seegers confirmed that the wall signage would consist of just the logo and only be located on two
elevations.
Case # 13-020-V — 725 W. Golf Road
Case # 13 -009 -CU — 88 Broadway Street
May 28, 2013
Page 2
Board Member Porada confirmed that the signs would be backlit. Mr. Matthias stated that the signs would be backlit
by means of LED.
Chairman Seegers asked Mr. Mangum to summarize the staff report.
Issue: The petitioner is requesting a variation to Section 11.6.B of the 1998 City of Des Plaines Zoning Ordinance, as
amended: to allow one wall sign, rather than zero, on the west elevation.
Analysis:
Address: 725 W. Golf Road
Existing Zoning: C-3, General Commercial
Petitioner: Fred Matthias, 3277 Oak Knoll Road, Carpentersville, IL 60110
Owner(s): Chicago Exhibitor Corporation, 20 N. Martingale Road, Schaumburg, IL 60173
PIN: 08-13-102-013-0000
In reviewing the variation requests, staff has considered the following information:
The applicant is seeking a Sign Variation for wall signage at the existing McDonald's facility at 725 W. Golf Road. The
approximately 35,259 square -foot (0.81 acre) property is located on the south side of Golf Road, approximately 650 feet
east of the Elmhurst Road. The subject site has approximately 165 -feet of frontage on Golf Road.
The 4,539 square foot one-story McDonald's Restaurant building has access from Golf Road as well as from the
Marketplace Shopping Center. A drive-through lane wraps around the building with the drive-through entrance on the
west side of the building and exit on the east side of the building. 45 parking spaces are currently located on the property.
A total of 100 square feet of wall signage is allowed for the building and wall signs are limited to street facing frontages
per the Zoning Ordinance. New signage is requested as part of a planned facade renovation. The building currently has
wall signs that display the name of the restaurant on the north and west elevations, in addition to smaller "Arch" style
signs on the east and west elevations, and a pole sign to the east of the building. The applicant has proposed to remove all
four existing wall signs and replace with two 14 square -foot "Arch" style signs, one on the north, and one on the west
elevation. The sign on the north elevation is allowed by the Zoning Ordinance, while a major variation is requested to
allow the sign on the non -street facing west elevation where no signs are allowed.
Recommendation: Staff recommends approval of the variation for signage on a non -street facing facade (west) 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 location currently has larger wall signs on both the north and the west elevations. The aggregate of the proposed wall
signage (28 square feet) is well below the 100 square feet of maximum signage that would be allowed by code, and
greatly reduced from the existing wall signage. The total number of wall signs would also be reduced from four to two.
Chairman Seegers asks if any of the board members or anyone from the audience had questions.
There were none.
Chairman Seegers asked for a motion from the board.
Case # 13-020-V — 725 W. Golf Road
Case # 13 -009 -CU — 88 Broadway Street
May 28, 2013
Page 3
A motion was made by Board Member Szabo seconded by Board Member Catalano to recommend approval
of a variation to Section 11.6.B of the 1998 City of Des Plaines Zoning Ordinance, as amended: to allow one
wall sign, rather than zero, on the west elevation.
AYES: Szabo, Catalano, Hofherr, Porada, Seegers, Schell
NAYES: None
* * *MOTION CARRIID * * * *
Chairman Seegers read the next case on the agenda.
Address: 88 Broadway Street Case Number: 13 -009 -CU
The petitioner is requesting a Conditional Use Permit under Section 7.3-6-C of the 1998 Des Plaines Zoning
Ordinance, as amended, to establish a Child Care Center in the C-3 Zoning District.
PINs: 09-18-201-025-0000, 09-18-201-026-0000, 09-18-201-027-0000
Petitioner: Share Care Daycare, 8809 W. Golf Road, Apt. 2G, Niles, IL 60714
Owner: Robert and Janet Alsteen, 10249 Quail Covey Road, Boynton Beach, FL 33436
Chairman Seegers swore in Rajaie Abu-Hashim, representative for the petitioner.
Mr. Abu-Hashim presented his case. The Child Care facility would provide services for infants and pre-school as
well as after school care for children aged 6-12. Up to 50 children could be accommodates with initial staffing levels
limited to three staff plus a book keeper. Hours would be from 7:00 a.m. to 6:00 p.m.
Chairman Seegers confirmed that the petitioner would utilize the entire building and that renovations were planned
for the interior and exterior.
Board Member Hofherr asked if the applicant was aware of State regulations for the number of employees. Mr.
Abu-Hashim stated that they were in contact with the State and would provide the appropriate staffing ratio per the
State regulations.
Chairman Seegers asked the board members for any questions.
Chairman Seegers asked Mr. Mangum to summarize the staff report.
Case # 13-020-V — 725 W. Golf Road
Case # 13 -009 -CU — 88 Broadway Street
May 28, 2013
Page 4
Issue: The petitioner is requesting a Conditional Use Permit under Section 7.3-6-C of the 1998 Des Plaines Zoning
Ordinance, as amended, to establish a Child Care Center in the C-3 Zoning District.
Analysis:
Proposed Use
Petitioner
Owner
PINs
Plan of Operation
Existing Use
Surrounding Land Use
Existing Zoning
Surrounding Zoning
Street Classification
Comprehensive Plan
Child Care Center
Share Care Daycare, 8809 W. Golf Road, Apt. 2G, Niles, IL 60714
Robert and Janet Alsteen, 10249 Quail Covey Road, Boynton Beach, FL 33436
09-18-201-025-0000, 09-18-201-026-0000, 09-18-201-027-0000
Share Care Day Care will offer day care services for infants through preschool as well as
after school care for ages 6 through 12 in a 4,500 square foot facility with a capacity for
50 children. Share Care will employ a staff of three full-time staff to start and one part-
time bookkeeper and will be open from 7 A.M. to 6 P.M Monday through Friday.
Vacant Office building
North: Residential
East: Commercial
South: Commercial
West: Commercial
C-3, General Commercial
North: R-1, Single Family Residential
East: C-3, General Commercial
South: C-3, General Commercial
West: C-3, General Commercial
Broadway Street is a local street. Golf and Wolf Roads are arterial streets according to
the City's Comprehensive Plan.
The Comprehensive Plan recommends Low Density Mixed -Use for the site.
Share Care Day Care has requested a Conditional Use Permit to occupy a 4,500 square -foot commercial building
within the C-3 Zoning District. The approximately 11,650 square -foot triangularly shaped lot has of 163 -feet of
frontage on both Broadway Street and Golf Road.
The proposed plan of operation would allow a maximum of 50 children and 7 employees. Three classroom areas
totaling 1,875 square feet are proposed, in addition to a preparation area, restrooms, and administrative offices.
Based on the parking requirements in the Zoning Ordinance of 1 space per 15 children and one space per employee,
11 parking spaces are required, where 12 spaces are provided on site. An enclosed outdoor play area, totaling 1,200
square feet, is proposed along the west property line.
The applicant proposes to demolish the existing approximately 1,000 square -foot office building at 84 Broadway
Street in order to add on-site parking and create two-way drive access the south parking area. The three parking
spaces accessed off of Golf Road in the northern parking lot would be used by staff, while parents would use the
south parking lot to park and drop-off children.
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Case # 13 -009 -CU — 88 Broadway Street
May 28, 2013
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The traffic impact study concluded that "adequate parking is provided on the proposed site plan for the facility.
Projected site generated traffic during the peak hours on the adjacent streets is fairly low and since most of the site
generated traffic will be accessing the site via Broadway Street there will be adequate gaps for vehicles entering and
exiting the site to safely make their movements. We do not anticipate any significant impact on the existing traffic
flow along Golf Road, Wolf Road or State Street by the proposed facility." The City's Engineering Division has
reviewed the traffic study and found it to be adequate.
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: Child Care Centers are a Conditional Use in C-3, General Commercial Zoning District, as specified in
Section 7.3-6-C 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 Child Care Center use generally complies with the 2007 Comprehensive Plan, which recommends
Low Density Mixed -Use for this site. A Child Care Center is a Conditional Use in the C-3 Zoning District.
Additionally, the location is near bus and rail mass transit which can provide a convenience for commuters.
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 Child Care Center would be located within an existing structure. No significant exterior
alterations are proposed to the structure.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: None of the functions of the child care center 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 well being 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: The proposed Child Care Center is not anticipated to create an amount of additional traffic and parking
which cannot be accommodated by the existing street network according the traffic study provided.
Case # 13-020-V — 725 W. Golf Road
Case # 13 -009 -CU — 88 Broadway Street
May 28, 2013
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H. The proposed Conditional Use provides vehicular access to the property designed so that it does not create an
interference with traffic on surrounding public thoroughfares:
Comment: The proposed project would utilize existing curb cuts on Golf Road and Broadway Street. The traffic
study did not find any evidence for 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: No exterior building alterations are proposed. The proposed plan would not add impervious surface, nor
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: The following regulations are specific to Child Care Centers:
8.7 Child Care Centers.
8.7-1 Child care centers shall in no case may the lot size or required frontage be less than that required by the zoning
district in which the facility is to be located.
There are no frontage or minimum lot size requirements in the C-3 Zoning District.
8.7-2 Front, rear, and side yard setbacks shall be the same as for other uses permitted in the district. Additionally, no
equipment may be affixed to the land within such side yards.
The existing building and proposed play equipment shall comply with the C-3 setbacks.
8.7-3 There shall be a minimum of 35 square feet of indoor activity area per child within the structure. Areas for
administrative use, bathrooms, hallways, storage and kitchen areas, shall not be counted in calculating this
requirement.
The three proposed classroom spaces, 1,875 square feet, provide for more than 35 square feet per child.
8.7-4 There shall be a minimum of 75 square feet of outdoor activity area per child that could be expected to be
outdoors at any one time. Such activity area or portions thereof shall be enclosed by a fence meeting all the
requirements of Title 6, Chapter 7 of the City Code. Up to twenty-five percent of this requirement may be waived by
the Zoning Board of Appeals upon a finding that:
A. A park or similar permanent open space, suitable for supervised outdoor play, is located within 500 feet of the
proposed facility;
B. The park or similar permanent open space, suitable for supervised outdoor play, is one (1) acre (43,560 square
feet) or larger; and
C. The park or similar permanent open space, suitable for supervised outdoor play, is accessible from the proposed
day care/child care facility location without crossing any street.
The fenced outdoor playground is 1,200 square feet, which would allow for 16 children to be outdoors at one time.
A total of up to 50 children are proposed in the existing and proposed facility. A condition of approval limits the
number of children that can be in the outdoor play area at any one time to not more than one child per 75 square feet.
8.7-5 Hours of normal operation shall be limited to 6:00 A.M. to 7:00 P.M.
Case # 13-020-V — 725 W. Golf Road
Case # 13 -009 -CU — 88 Broadway Street
May 28, 2013
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Proposed hours of operation are 7:00 A.M. to 6:00 P.M.
Recommendation: The Community Development Department recommends approval of the Conditional Use Permit
modification request for the establishment of a Child Care Center, 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 the following conditions of approval:
1. Prior to issuance of the Conditional Use Permit, a revised site plan shall be submitted depicting shrubs
within an area with a 5 -foot minimum depth to separate the south parking lot from the sidewalk to the
satisfaction of the Directors of Community and Economic Development and Public Works and
Engineering. The maximum height of the vegetation should be 2 -feet above the driveway/sidewalk
height.
2. Prior to occupancy, the bush at the southeast corner of the building should be cut to a maximum height
of 2 -feet above the driveway/sidewalk height to preserve the sight line between the driveway and the
sidewalk.
3. The outdoor play area shall be fenced and be limited to not more than one child per 75 square feet of
outdoor play area at any one time.
Chairman Seegers asked if anyone from the audience had any questions.
Board Member Szabo inquired about signage.
Mr. Abu-Hashim stated that there would be an exterior monument sign in addition to signage in the parking lot to
designate parking spaces for pick-up and drop-off.
Chairman Seegers asked for any questions from commissioners or audience. There were none.
Chairman Seegers asked for a motion from the board.
A motion was made by Board Member Szabo seconded by Board Member Hofherr to recommend approval
for a Conditional Use Permit under Section 7.3-6-C of the 1998 Des Plaines Zoning Ordinance, as amended,
to establish a Child Care Center in the C-3 Zoning District, subject to the conditions in the staff memo.
AYES: Szabo, Hofherr, Catalano, Porada, Seegers, Schell
NAYES: None
* * *MOTION CARRIID * * * *
The meeting was adjourned at 7:50 p.m. by unanimous voice vote.
Sincerely,
Arnie Seegers, Chairman
Des Plaines Zoning Board of Appeals
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioner