03/09/2010DES PLAINES ZONING BOARD OF APPEALS
MARCH 9, 2010
MINUTES
The Des Plaines Zoning Board of Appeals held its regularly scheduled meeting on Tuesday, March 9, 2010,
at 7:30 P. M., in Room 102, City Council Chambers, of the Des Plaines Civic Center.
ZONING BOARD OF APPEALS
PRESENT: Catalano, Porada, Saletnik, Seegers
ABSENT: Szabo
Also present were Senior Planner Scott Mangum and Michael Conlan, Director, Department of Community
and Economic Development.
Chairman Seegers called the meeting to order at 7:34 P. M.
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March 9, 2010
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Case #10 -002 -LSA - 3000-3170 Des Plaines River Road, 2500-2610 E. Devon Avenue
Request: A Localized Alternative Sign Regulation Plan/Conditional Use Permit under Section
11.8 of the Des Plaines Zoning Ordinance, as amended, to authorize new signage
including pylon signs, monument signs and wall signs, with the inclusion of digital LED
signs for the proposed casino development.
Messrs. Mike Levin, Principal, Development Management Associates, 1201 North Clark Street, Suite 302,
Chicago, Illinois; and Ken Ambrosini, Ambrosini Design Ltd., 214 NW 20th Avenue, Portland, Oregon;
were sworn in to give testimony in this case.
Chairman Seegers formally stated that the four members present constituted a quorum.
Mr. Levin stated he is the owner's representative as Development Manager to oversee the design and
construction of the casino. Mr. Levin stated the casino was initially discussed in 2002 and, after 8 years, he
is very excited to appear before the Board and hopes that they will agree the project was worth the wait.
Mr. Levin stated the casino will be a financial asset to the community as well as an attractive amenity at the
southeast corner of the City. Mr. Levin stated he has been in discussions with the City Staff since the time
the [casino] license was awarded in December, 2008.
Mr. Levin introduced a slide presentation as follows:
Slide #1: Vicinity Map - An aerial site map identifying the property's boundaries and nearby points of
activity, such as O'Hare Airport, hotels, office complexes and major toll and other roadways that serve the
area. Comparing the 1,000 persons per gaming position in the area to the 300 persons per slot machine in
Elgin, Illinois, Mr. Levin identified the area as underserved.
Slide #2: Existing Site - A close-up of the site boundaries — Des Plaines/River Road on the east, Devon
Avenue on the south, I-294 on the west and an office building and hotel on the north. Mr. Levin added
that, south of Devon, commercial development exists and Forest Preserve to the east. Mr. Levin stated the
site posseses a number of positive attributes, most notably, 20 acres of adjacent land. Mr. Levin stated the
site, which is served by two major arterials and great visibility from I-294, is easily accessed. Mr. Levin
added the site is also somewhat isolated from residential neighborhoods and schools. Referencing the
City's Comprehensive Plan of March, 2007, which identifies the area for entertainment use, Mr. Levin
stated the proposed casino represents the highest and best use of a parcel that currently contains 10-11
vacant and tired buildings.
Slide #3: Site Plan/Phase I Development — Mr. Levin identified the 140,000 square foot facility, consisting
of 30,000 square feet of food and beverage service; 40,000 square foot casino floor and 67,000 square feet
of back -of -house. Mr. Levin explained that because a casino operation employs hundreds of employees,
the back -of -house operations accounts for approximately 50% of the facility and includes offices, dining
rooms, and etc.
Mr. Levin stated the proposed Phase I construction includes a 1,600 car parking deck as well as an
approximately 700 space surface lot. Mr. Levin noted that, per City Code, if the site were developed as
office or retail space, 4 parking spaces per every 1,000 square feet would be required.
Slide #4: Site Plan/Phase II Development — Mr. Levin identified items proposed in Phase II construction as
80,000 square feet targeted for food, beverage and/or retail expansion and two hotels — one 11 -stories and
one15-stories. Mr. Levin added a separate parking deck for the hotel use is also proposed.
Slide #5: Overall Floor Plan
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Slide #6 — Roof/Second Floor Plan — Illustrating the bridge connection from the 2" floor of the casino
building to the garage. Mr. Levin noted the casino is a one-story building, but that an escalator from the 2"
floor entrance is planned. Mr. Levin added that, per a survey of casino patrons, safe and secure parking
was found to be customers' top priority.
Slide #7: Casino Elevations — north elevation; west elevation oriented toward the I-294 Tollway and which
includes bridge connection to garage; south elevation that includes the two hotels planned in Phase II; and
east elevation along Des Plaines River Road. Mr. Levin stated the contemporary, horizontal architecture of
the casino is based on the prairie -style of architecture.
Slide #8: Parking Deck — which includes speed ramps, graphics and landscaping.
Slide #9: Rendering — Des Plaines River Road entrance.
Slide #10: Rendering — west elevation with bridge connection to garage and facility.
Slide #11: Rendering — south elevation.
Mr. Levin noted that the elevations illustrate the same materials used on all four -sides of the building,
which he felt was important to the project.
Slide #12: Massing Diagram — which includes Phase II development of hotels. Mr. Levin added the hotels
are not yet designed and that the site plan included in the Board Members' packets differentiates between
building signs and site signs.
Mr. Ambrosini assumed the slide presentation with regard to the building and site signs proposed.
Slide #13: Site — two pylon signs of 68 -feet in height and a corner monument sign at Devon and Des
Plaines River Road; three smaller directional monument signs and a number of smaller vehicular signs
throughout the site.
Referencing sheet G2.5B, Mr. Ambrosini stated a corner monument sign proposed at Devon and Des
Plaines River Road would be constructed of the same architectural palette as the building, with a stone
base, and would mirror the building design and elements. Mr. Ambrosini stated the name of the casino,
which is yet to be determined, will be displayed in faceted letter, illuminated type and that the LED monitor
would display events. Mr. Ambrosini noted the LED signs would conform to the guidelines set forth under
the City's Ordinance with regard to lighting and 7.5 seconds required between image changes. Mr.
Ambrosini added the LED monitor would not include any flashing lights or motion and would be curved in
shape.
Referencing the two pylon signs proposed in Phase I, Mr. Ambrosini stated one two-sided, 68 -foot tall sign
is proposed at the main entrance of the parking structure off Des Plaines River Road and would include
illumination of the casino name. Mr. Ambrosini stated the LED monitor would also be double -sided and
display events or concerts. Mr. Ambrosini stated the lantern element would be internally illuminated and
add vertical character to the sign. Mr. Ambrosini added the upper two-thirds of the sign would be
constructed of traditional sign materials with high-quality painted aluminum.
Slide #14: Onsite Directional Signs — Mr. Ambrosini stated two are proposed at Devon and Des Plaines
River Road and would serve a dual purpose — to identify the site and for functional site direction to enter.
Mr. Ambrosini stated the signs would be illuminated and would add a vertical element to the tower. Mr.
Ambrosini added the type would be internally illuminated. Mr. Ambrosini added that small vehicular
directional signs, to aid motorists, are also planned throughout the site. Mr. Ambrosini stated these would
be illuminated similarly to those previously described with push-thru acrylic, self -illuminated type. Mr.
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Ambrosini added that all internal signs would conform to State guidelines but that all (stop, yield,
pedestrian crossing, etc.) would be custom designed.
Slide #15: Illustration of all signs proposed for the building and parking garage as well as all identifying
signs and directionallinformational signs.
Slide #16: Referencing Sheet G2.2, west elevation facing I-294, Mr. Ambrosini stated the signs proposed
for the valet parking and drop-off area would not be visible from any of the main arterials [roads]. Mr.
Ambrosini stated the signs would include the name in illuminated channel letters and would be 48" tall.
Mr. Ambrosini noted a small center sign identifying the employee entrance. Mr. Ambrosini stated a digital
mural banner, that would not be illuminated, is proposed in the tower area. Mr. Ambrosini stated the
digital mural would be lit similar to a billboard, with lights above and that no up -lighting was included.
Mr. Ambrosini stated the remainder of the signs served to identify the loading dock and service entrances.
Referencing the west elevation of the parking structure, Mr. Ambrosini stated a large LED screen (code
#19A) is proposed at the top with a digital printed mural below. Mr. Ambrosini stated the LED screen
would display event information and that the digital printed mural is permanent without changing images.
Mr. Ambrosini stated the type would be self -illuminated and that among the other signage relating to the
parking garage, a clearance bar is also proposed.
Referencing the center of the garage structure, Mr. Ambrosini stated two digital murals are proposed. Mr.
Ambrosini described the digital murals as exterior grade, opaque, vinyl -like fabric that is coated so as to be
impervious to weather conditions and generally has a 5 -year life span. Mr. Ambrosini added, however, that
although the life span ranges several years, the casino murals would be changed more often — perhaps
quarterly.
Slide #17: Examples of LED monitors, larger than those proposed and also channel lettering.
Slide #18: More examples of larger LED monitors as well as a curved monitor and monitors that wrap
around corners [of buildings].
Slide #19: Examples of three digital murals including the Nike campus that is "wrapped" in the
aforementioned digital graphics.
Slide #20: Remainder of west elevation — including one digital mural on this facade
Slide #21: North elevation — including far left entry and lower pedestrian oriented LED monitor that will
display restaurant and event information for patrons. Mr. Ambrosini reiterated the digital mural graphics
do not change except on an anticipated quarterly basis at which time the entire graphic (banner) changes.
Mr. Ambrosini noted this as a centerpiece to the dedicated access from the garage. Mr. Ambrosini stated
the type, in this instance, would be fabricated, not illuminated and that a placeholder indicating a name to a
future steakhouse was used for illustration.
Referencing the graphic at the far right which he stated is considered to be that of a freeway identifier, Mr.
Ambrosini stated the name [of the casino] typeface would be in channel lettering and double -sided. Mr.
Ambrosini stated three LED directional signs are also proposed on the upper portion of the garage along
with a fixed graphic element signifying the casino's branding and also to add color to that section. Mr.
Ambrosini stated the type on the tower would also be channel lettering.
Slide #22: South elevation — Mr. Ambrosini stated the same identifying sign with channel letters and
illuminated background panel was proposed on this side of the tower. Mr. Ambrosini stated the type is the
only illumination on this panel and that the grid illustrated the lanterns described earlier. Mr. Ambrosini
stated the lower right includes a large LED display screen and digital mural as well as four small, internally
illuminated light boxes and transparent photo image. Mr. Ambrosini stated no exterior light is proposed on
Case #10 -002 -LSA - 3000-3170 Des Plaines River Road, 2500-2610 E. Devon Avenue
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these and that the casino name would be channel lettering. Mr. Ambrosini added that the valet, do not
enter, self -park and like signs into the garage are not visible from the main arterials [roads] but visible only
within the site.
Slide #23: East elevation — main entrance to casino from parking garage including architectural elements
of canopy, non -illuminated channel lettering at the doors, two DuraTrans light boxes and three LED
screens above the entry that wrap the corner. Mr. Ambrosini stated the east parking garage elevation
includes directional signage, constructed of stainless steel material, for self -park and other flat -cut out type
regulatory signs and a large, exterior lit digital mural on the tower.
Slide #24: Corner of Devon and Des Plaines River Road — a massing study that illustrates the site's future
condition when two hotels and a parking structure are added. Mr. Ambrosini noted these illustrations are to
scale and will require other internal signs that have not yet been discussed or determined.
Mr. Levin concluded the presentation by stating that he has reviewed the Staff Report and is in agreement
with same. Mr. Levin reiterated that he is specifically aware of the 7.5 second image change delay, the
limitations to the brightness of the signage during various hours of the day and night and also advertising
restrictions that are included.
Mr. Levin stated signage is very important to the project and that LED screens are very common as related
to entertainment venues. Mr. Levin added that the digital murals are beautiful and that he is spending a lot
of money on signage, but that he believes the signage must be both tasteful and commensurate with the
$450 million dollar casino project.
Chairman Seegers inquired as to the number of pole signs proposed. Mr. Levin stated two pylons, one at
Devon and one at Des Plaines River Road and one corner monument sign are proposed.
Chairman Seegers inquired as to whether the elevation was modified at Devon in order to gain a consistent
perspective from the Tollway. Mr. Levin stated the elevation was not modified — that it was the same.
Chairman Seegers inquired as to the digital mural medium. Mr. Levin stated that digital murals are
essentially wall signs created through a higher quality print process and in which there is no movement.
Mr. Ambrosini stated the large LED screen display is changeable and that a digital mural is basically a full-
color poster constructed of 3M grade vinyl in a frame system and sealed with a UV protectorate and that
will be changed more frequently, but are made to last 5-8 years.
Mr. Ambrosini stated the changeable LED signage would be very tasteful with modulated light levels that
are controlled by a computer system for day and night. Mr. Ambrosini added that the ability to manually
override the computer settings also exists.
Chairman Seegers noted the discussion has moved quite rapidly given the number of signs proposed, but
summarized the proposal to include printed and LED signage on the ends of the building and the tower
with fixed signage in between. Mr. Ambrosini stated that was correct.
Referencing the north garage elevation on Sheet G2.1, Chairman Seegers inquired as to the type of 24 -foot
by 40 -foot sign proposed. Mr. Ambrosini stated the upper portion of that sign is LED with fixed graphics
below. Chairman Seegers confirmed the north elevation illustrated the northwest corner of the site. Mr.
Ambrosini stated that was correct. Mr. Levin added that the signage was geared toward traffic 0111-294
and that, as a result, the majority of signage was located on the west building elevations. Mr. Levin noted
the importance of visibility for the success of the casino.
Chairman Seegers inquired as to whether a cross section of the highway was shown [on the illustrations].
Mr. Levin stated one was not, but stated Chairman Seegers was correct in that a portion of I-294 dips at
Devon. Chairman Seegers stated his concern that the grade elevation represents a considerable difference
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in the height of the property to the height of the highway and that some of the signs' height could be
affected. Mr. Levin stated his comfort with the [sign] dimensions proposed. Mr. Levin added that the
residential properties to the west would not be impacted and that a line of sight diagram was conducted
from Patton Street and Eden Park. Mr. Levin noted the existing billboard is three times higher.
Mr. Levin stated there are two billboards on the site and that one would be removed and that the other is
not within his control. Mr. Levin noted that IDOT and FAA review and approval is also required. Mr.
Levin stated that he has met with IDOT and has an understanding of the ground rules and of IDOT's
standards and that he has no concerns of meeting any.
Chairman Seegers called for questions of the petitioner by members of the Board.
Mr. Porada noted the First Reading of the pending Ordinance Z-1-10 was made February 16, 2010. Mr.
Mangum stated that was correct and added that the Second Reading is scheduled March 15, 2010. Mr.
Porada noted that the language [of the Ordinance], which was tailored to the Casino District, states that the
standards set forth are irrevocable as long as the casino exists. Mr. Levin stated the zoning had been
discussed with the City in order to avoid setting any precedents but adequately addressed the casino's
unique use.
Mr. Porada asked Mr. Levin to identify himself. Mr. Levin reintroduced himself.
Mr. Porada noted one of the petitioner's responses to the Zoning Application stated the submittal was made
by ownership in consideration of a first-class casino. Mr. Levin confirmed that was correct and noted the
owner has another gorgeous, successful, mixed use project at 900 North Michigan Avenue. Mr. Levin
added the proximity to his client's home base makes the quality of the operation and aesthetics even more
important.
Mr. Porada inquired as to the questions that were brought forth before the Plan Commission and whether
any related to signage. Mr. Levin stated that a couple [of questions] did [relate to signage].
Mr. Porada inquired as to the nearest surrounding residential properties. Mr. Levin stated the closest
residential is west of O'Hare Lakes Office Center and that the casino project would have no impact. Mr.
Levin reiterated the billboard on the site is three times taller [than the proposed casino sign] and also closer
to the road.
Mr. Porada restated the Conditions set forth in the Staff Report. Mr. Levin stated he felt the standards were
reasonable, that none posed any issue and stated his agreement of each. Mr. Porada and Mr. Ambrosini
briefly discussed dissolve, a feature that is not proposed. Mr. Levin noted that, as related to animation,
dissolve is somewhat a gray area.
Mr. Porada confirmed that none of the external signs would be used to advertise events unrelated to the
casino operation, its eateries or other tenants. Mr. Levin confirmed that was correct. Mr. Levin added the
proposed LED signage serves three primary purposes: onsite food and beverage venues; performances; and
gaming related items such as tournaments or new machines. Mr. Levin stated holiday greetings tend to be
a gray area, but that he would address such issues with the City. Mr. Porada confirmed that the signs
cannot be used for promotion or any other off -premise advertising. Mr. Levin confirmed that was correct.
Mr. Levin provided a photograph of Horseshoe Casino's 100 -foot tall sign to each member of the Board.
Referencing the three-page sign schedule, Mr. Porada identified every sign that exceeded 200 -square feet
by type and size. Messrs. Levin and Ambrosini confirmed all.
Mr. Porada inquired as to the material used to construct the base of an 18 -foot by 20 -foot tall sign. Mr.
Ambrosini stated it had recently been determined that the base would be constructed of masonry materials
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identical to that used on the building and, as a result, would fall within the scope of the work of the general
contractor.
Chairman Seegers noted the sign on the garage elevation would be concealed with the Phase II expansion.
Mr. Levin confirmed that would likely be the case. Mr. Levin added that the proportion could also change
at that time.
As a highway engineer, Mr. Catalano stated he detests LED signs, but added that he trusts IDOT and feels
that the Conditions contained in the Staff Report are appropriate and adequate.
Mr. Catalano inquired as to whether the petitioner would be required to return before the Board for any
proposed Phase II signage. Mr. Mangum stated any additional signage would be considered a change to the
site plan, as would any tenant signs and signs for new buildings such as the hotel, and as a result, the
petitioner would be required to return. Stating he lives in the area west of the Tollway, Mr. Catalano stated
he did not wish to see any bright lights atop either of the tall hotel buildings. Mr. Levin stated neither the
FAA nor IDOT would permit any such lighting. Mr. Levin added that he, as a developer, would not seek
such.
Mr. Catalano confirmed the digital murals are similar to the bus wraps. Mr. Levin stated digital murals are
state-of-the-art technology and economically advantageous. Mr. Levin added the print quality is high and
the nature of the graphics is a result of a graphic designer's illustration. Mr. Ambrosini added the branding
of the facility would largely control the image content.
Mr. Porada confirmed the printing process and durability of the finished product. Mr. Ambrosini reiterated
the printed matter is protected with a clear UV laminate and is essentially indestructible with the exception
of no guarantee in hurricanes or similarly severe weather conditions. Mr. Ambrosini added that the murals
are even graffiti -proof and can be easily be cleaned and repaired.
Chairman Seegers called for additional questions of the petitioner by members of the Board.
Chairman Seegers noted the considerable setback of signage on Des Plaines River Road.
Mr. Porada inquired as to whether Des Plaines River Road is a state roadway. Mr. Mangum stated it is.
Mr. Levin added that road improvements at Devon and Des Plaines River Road had been planned for many
years but that a transfer of jurisdiction to the City of Des Plaines is planned to facilitate the improvements
proposed. Mr. Levin stated the road improvements have been approved and he expects engineering
drawings to be submitted to the City by the end of this month. Mr. Levin stated the project would be out
for bid 30-45 days after that time and that construction was tentatively scheduled to commence May 1,
2010. Mr. Levin noted improvements are also proposed at Des Plaines River Road and Higgins.
Chairman Seegers called for additional questions of the petitioner by members of the Board. None were
raised.
Chairman Seegers called for questions or comments by members of the audience, either in favor of or in
objection to the proposal. No persons were present in the audience.
Stating his understanding, Mr. Porada suggested alternative language to further clarify Condition #7 in the
Staff Report. Chairman Seegers noted the clarity of concern to Mr. Porada was covered in the City's
Ordinance. Mr. Mangum confirmed that is correct. Mr. Porada also confirmed the details of Conditions #5
and #6. Mr. Mangum stated the details contained are in keeping with the Standards that will be included in
the Zoning Rewrite. Mr. Porada confirmed that the petitioner's plans exceed the current Standards. Mr.
Mangum confirmed that was correct.
Chairman Seegers called for the Staff Report to be read by Mr. Mangum.
Case #10 -002 -LSA - 3000-3170 Des Plaines River Road, 2500-2610 E. Devon Avenue
March 9, 2010
Page 8
Staff Report:
Issue: Request to consider a petition for a Localized Alternative Sign Regulation Plan/Conditional Use
Permit under Section 11.8 of the Des Plaines Zoning Ordinance, as amended; to authorize new signage
including pylon signs, monument signs, and wall signs, with the inclusion of digital LED signs for the
proposed Casino development
Analysis:
Owners:
Owner of 3000 Des Plaines River Road:
Trustee: North Star Trust Company, as Trustee under Trust Agreement
dated December 10, 2001 and known as Trust No. 01-4061
Beneficiary: 3000 River Road LLC, an Illinois limited liability
company
c/o Marc Realty
55 E. Jackson Boulevard, Suite 500
Chicago, IL 60604
Attention: Gerald Nudo
312-884-5400
Owner of 3150, 3158, and 3166 Des Plaines River Road, and 2590 E.
Devon Avenue, as well as Part of Access Road (PIN ending -028 and
a portion of PIN ending -030):
Trustee: Chicago Land Trust Company, as Trustee under Trust
Agreement dated October 1, 1963 and known as Trust
No. 540
Beneficiary: O'Hare Office Center, an Illinois limited partnership
c/o Arthur J. Rogers & Co.
3170 Des Plaines River Road
Des Plaines, IL 60018
Attention: William Schmitz
847-297-2200
Owner of 2570 E. Devon Avenue:
2570 East Devon, LLC, an Illinois limited liability company
c/o Arthur J. Rogers & Co.
3170 Des Plaines River Road
Des Plaines, IL 60018
Attention: William Schmitz
847-297-2200
Owner of 2580/2584, 2600-2610, and 3170 E. Devon Avenue:
Arthur J. Rogers & Co., an Illinois corporation
3170 Des Plaines River Road
Des Plaines, IL 60018
Attention: William Schmitz
847-297-2200
Owner of 2500 East Devon Avenue:
Case #10 -002 -LSA - 3000-3170 Des Plaines River Road, 2500-2610 E. Devon Avenue
March 9, 2010
Page 9
Petitioner:
2500 Holding Group, LLC, an Illinois limited liability company
2500 E. Devon Avenue
Des Plaines, IL 60018
Attention: Waldemar Wyszynski
847-954-2220
(Properties Under Contract with Petitioner)
Midwest Gaming & Entertainment, LLC
900 N. Michigan Avenue, Suite 1900
Chicago, IL 60611
Case Number: 10 -002 -LSA
Real Estate Index 3000 Des Plaines River Road 09-34-300-031
Numbers 3150 Des Plaines River Road 09-34-300-035
3158 Des Plaines River Road 09-34-300-037, (Part) 09-34-300-030
3166 Des Plaines River Road 09-34-300-036
3170 Des Plaines River Road 09-34-300-016
2570 East Devon Avenue 09-34-300-026
2580 and 2584 East Devon Avenue 09-34-300-025
2590 East Devon Avenue 09-34-300-038
2600, 2602, 2604, 2606, 2608 and 2610 East Devon Avenue 09-34-
300-039
Part of Access Road West of 2500 East Devon Avenue 09-34-300-028
Part of Access Road West of -028 Tax Parcel (Part) 09-34-300-030
A portion of 2500 East Devon Avenue (if land exchange occurs) 09-34-
300-042
Project Description
Existing Zoning
C-2, Limited Office Commercial (City Council to consider second
reading of ordinance rezoning to C-6 Casino District)
Existing Land Use Office and Factory Buildings
Surrounding Zoning North: C-2, Limited Office Commercial
South: Village of Rosemont
East: Cook County Forest Preserve
West: C-2, Limited Office Commercial
Surrounding Land Use North: Hotel and Commercial Office
South: Village of Rosemont/ Office and Hotel
East: Cook County Forest Preserve
West: I-294 Tollway
Street Classification Des Plaines River Road is a four lane collector street under IDOT
jurisdiction. Devon Avenue is a four lane arterial street under Village
of Rosemont jurisdiction.
Comprehensive Plan Entertainment is the recommended use of the property.
The applicant, Midwest Gaming and Entertainment, LLC, has proposed the construction of an
approximately 140,000 square foot casino facility with 1,200 gaming positions and a minimum of a
1,242 car parking structure and future phases consisting of expansion of the phase 1 casino building
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to include additional retail and/or restaurant uses, expansion of the phase 1 parking structure, and
the construction of two new, 11 and 15 -story hotels, respectively, and a new parking structure. On
February 16, 2010 the City Council granted first reading approval of ordinances to allow a
Preliminary Planned Unit Development, a Text Amendment to the Zoning Ordinance to create a new
C-6, Casino Zoning District with development standards, and a Map Amendment to reclassify the
property to the new C-6, Casino Zoning District. In addition to the structured parking, 773 surface
parking spaces are proposed to the south, east, and northeast of the casino in phase 1.
The proposed casino building is predominantly one-story with a second story entrance from a
skywalk connection to the parking structure. The main entrance and porte-cochere face the parking
structure on the north side of the building. A secondary entrance and porte-cochere are located at
the southeast corner of the building. Active uses (dining and beverage areas) are located on the north
and northeast sections of the building. The gaming area itself is approximately 45,000 square feet
with a considerable amount of the remainder of the 140,000 square feet devoted to back of house
operations.
Proposed signage would exceed the limits established in the Zoning Ordinance by number of signs, size of
signs, height of freestanding signs, and size and location of electronic signs. Based on signage regulations
in the Zoning Ordinance, a commercial lot of 5 acres or more and having 300 feet of street frontage on a
single street or highway would be allowed a maximum of three monument or pole signs, not to exceed a
total of 350 or 550 square feet, respectively. The height of a pole sign would be limited to not higher than
35 feet depending on the setback from the property line. One wall sign would be allowed on each facade
with a street frontage, not to exceed 100 square feet. Additionally, one electronic message board would be
allowed for the site with the total square footage of the electronic portion not to exceed 20 square feet.
As a part of the Text Amendment, the new C-6 Zoning District would allow the establishment of a
localized alternative sign regulation plan under Section 11.8 of the Zoning Ordinance. Section 11.8-1 of the
Zoning Ordinance allows for certain types of development to establish a localized alternative sign
regulation plan for their property subject to review and approval by the Zoning Board of Appeals pursuant
to the procedures for conditional uses found in Section 3.4 (Conditional Uses).
A total of 57 signs (21,600 SF) are proposed for the first phase of the casino development. The total
signage, as detailed in the attached summary table, consists of signage on the North building elevation (6
signs, 918 SF), North garage elevation (3 signs, 1,878 SF), West building elevation (9 signs, 774 SF), West
garage elevation (6 signs, 2,130 SF), South building elevation (9 signs, 2,120 SF), South garage elevation
(4 signs, 580 SF), East building elevation (5 signs, 1105 SF), East garage elevation (4 signs, 831 SF), and
freestanding site signs (19 signs, 11,264 SF).
More than half the signs proposed are either directional (16) or non-commercial (14) in nature and are
primarily directed towards the interior of the site. The directional monument signs (13 smaller, 17-36 SF,
and 3 larger, 96-112 SF), point motorists towards site functions such as parking, valet, and dining, where
the non-commercial signs are located at the point of various site functions such as Parking Entry, Parking
Exit, Loading, Maintenance, Refuse Recycling, Employee Entry, etc.
Five digitally printed murals are proposed, four of which would be located on the West (Tollway facing)
elevations of the Casino and parking garage with an additional mural located on the South building
elevation. In addition, seven light box signs are proposed as wall signs. Much of the wall signage is used to
enliven either building elevations with minimal transparency due to the back of house functions behind the
exterior walls or parking garage elevations.
Signs with the Casino name would be located on all four building elevations, as well as two of the parking
garage elevations. Backlit cabinet signs would be located on the tower elements of the building and parking
garage while the building signs would be either wall, roof, or canopy mounted.
Case #10 -002 -LSA - 3000-3170 Des Plaines River Road, 2500-2610 E. Devon Avenue
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Page 11
The use of LED screens is also unique to this project compared with existing signage within Des Plaines.
There are five stand-alone LED signs proposed in addition to the LED monitors incorporated into the three
Pylon signs. The applicant has presented information about a number of large scale entertainment uses that
employ LED monitors to display signage. The Zoning Ordinance and Conditions of Approval would limit
the screens to still images and prohibit video display.
The three Pylons signs are the largest of the proposed freestanding signs. The two Large Pylon signs would
measure 68' high by 35' wide by 10' deep and be located at the perimeter of the site on Devon Avenue and
Des Plaines River Road. The LED screen portions of the signs would be 24' high by 21'-5" wide. The
curvilinear Low Pylon sign would measure 64' 6" wide by 19' high with an 11'-2" high by 26'-10" wide
LED screen and would be and located at the intersection of Des Plaines River Road and Devon Avenue.
This localized alternative sign regulation plan would set the allowable size, materials, sign types, and
location for signage, however, the final content may differ when sign permits are submitted. For example,
the name of the Casino has not yet been determined.
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:
Commend The proposed C-6 Casino District allows the development to apply for a localized alternative
sign regulation plan per section 11.8 of the Zoning Ordinance. Section 11.8-2 states that applications for a
localized alternative sign regulation plan shall be filed in accordance with the requirements of Section 3.4
(Conditional Uses).
B. The proposed conditional use is in accordance with the objectives of the City's Comprehensive Plan:
Comment: The City of Des Plaines Comprehensive Plan, adopted by the City Council in 2007,
recommends an entertainment use for this site. According to the Plan, casinos and restaurants are classified
as entertainment land uses. The creation of requested the C-6, classification provides a zoning tool to
implement the goals of the Comprehensive Plan by permitting entertainment uses by right. The signage is
proposed to support the large-scale entertainment uses.
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 character of the existing development in the immediate area is almost exclusively
commercial, including low to high-rise hotels, mid -rise office buildings, and restaurants. The project site
itself is relatively isolated from residential uses. The closest single family residential area is approximately
1,200 feet west of the project site and separated by the I-294 Tollway and the O'Hare Lakes Office Park.
The applicant presented photographs (attached) taken from this single-family residential neighborhood
demonstrating the limited visibility to the Casino site due to distance and barriers such as the O'Hare Lakes
Office Buildings and the I-294 Tollway. There is multi -family residential within the Village of Rosemont
approximately 350 feet southwest of the edge of the project site which is also separated from the site by the
I-294 Tollway.
While the scale of the proposed development is not greatly different from the surrounding commercial area,
due to the unique land use, the proposed signage is significantly greater in scale than either allowed by the
Zoning Ordinance or present in the surrounding area. The proposed C-6 Casino Zoning District recognizes
the unique signage needs of the Casino land use in allowing an application for a Localized Alternative Sign
Regulating Plan.
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March 9, 2010
Page 12
D. The proposed conditional use is not hazardous or disturbing to existing neighboring uses:
Comment: Based on the relatively isolated location of the signage in relation to residential areas, the
signage is not 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: The developer is proposing several public improvements as part of the Planned Unit
Development and Subdivision processes. Those improvements, among others, include water main, storm
sewer and dedications for the reconstruction of Des Plaines River Road and Devon Avenue.
The signage component of the plan is not anticipated to generate the need for additional 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: With the public improvements as part of the Planned Unit Development and Subdivision
processes the development would appear to have adequate public facilities; it would not create a burden on
public facilities nor would it be a detrimental 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 signage is not anticipated to create a large amount of additional traffic or noise
that could be detrimental to surrounding land uses.
The illuminated signage is well isolated from residential land uses. Conditions of Approval address the
brightness of the Electronic Message Board signs and require static images with a minimum interval of 7.5
seconds.
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: Conditions of Approval address the display of static images to reduce the amount of potential
distraction to motorists, as well as require a minimum setback to allow for sightlines within 5 -feet of the
property lines.
I. The proposed conditional use does not result in the destruction, loss, or damage of natural, scenic, or
historic features of major importance:
Comment: The Cook County Forest Preserve is located across Des Plaines River Road from the site. The
proposed development would include demolition the existing structures on the site; however, none are
known to have historic significance. The signage is not anticipated to have a significant effect on the
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:
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March 9, 2010
Page 13
Comment: Zoning Ordinance regulations regarding the number, size, and percentage of signage allowed
for Electronic Message Board Signs are superseded by this localized alternative sign regulation plan.
Recommendation: The Community Development Department recommends approval of the localized
alternative sign regulation plan/Conditional Use Permit, 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. The proposed Electronic Message Board signs shall conform to all Des Plaines Zoning Ordinance
regulations regarding operational characteristics such as permitted and prohibited types of
Electronic Message Boards, interval of message, brightness of signs.
2. Regulations regarding the number, size, and percentage of signage allowed for Electronic Message
Board Signs are superseded by this localized alternative sign regulation plan.
3. Static Images Only. The animated display shall display static images only. Sign content and
messages shall not consist of video and shall not move, blink, animate, flash, or behave in any
other way which constitutes or implies motion.
4. Transitions. There shall be no animation, traveling, scrolling, fades, or dissolves between
displayed messages. Transitions between content and messages shall be instantaneous.
5. Automatic Dimming. Electronic multiple message signs shall be equipped with light sensing
devices or a scheduled dimming timer which automatically dims the intensity of the light emitted
by the sign during ambient low -light and nighttime (dusk to dawn) conditions. The signs shall not
exceed five hundred (500) nits of intensity as measured at the sign surface during nighttime and
low -light conditions and five thousand (5,000) nits during daytime hours.
6. The changeable copy may not be animated, however graphics of stationary objects with no
movement or animation shall be allowed. The copy may be changed no more than once every 7.5
seconds.
7. The changeable copy shall be specific to the business in which the sign was intended.
8. No sounds will be permitted.
9. Ground mounted signs must be setback a minimum of 5' from all property lines.
10. All applicable signs shall meet the requirements of the Illinois Department of Transportation
and/or Illinois State Toll Highway Authority.
Zoning Board of Anneals Procedure: Under Section 3.4-4-C of the Zoning Ordinance (Conditional Uses)
the Zoning Board of Appeals has the authority to recommend that the City Council approve, approve
subject to conditions, or deny the above-mentioned localized alternative sign regulation plan/Conditional
Use Permit. The City Council has the final authority on the project.
Chairman Seegers called for questions of Mr. Mangum by members of the Board. None were raised.
Mr. Levin stated anticipation for the August, 2011, opening. Mr. Levin stated the facility is one of which
the City will be proud.
Case #10 -002 -LSA - 3000-3170 Des Plaines River Road, 2500-2610 E. Devon Avenue
March 9, 2010
Page 14
A motion was made by Porada, seconded by Saletnik, to recommend approval, pending City Council
approval of Ordinance Z-1-10, of a Localized Alternative Sign Regulation Plan/Conditional Use
Permit to authorize new signage including pylon signs, monument signs and wall signs, with the
inclusion of digital LED signs for the proposed casino development, subject to the Conditions set
forth by the Department of Community and Economic Development and contained in the Staff
Report.
AYES: Porada, Catalano, Saletnik, Seegers
NAYES: None
MOTION CARRIED
Case #10 -002 -LSA - 3000-3170 Des Plaines River Road, 2500-2610 E. Devon Avenue
March 9, 2010
Page 15
Chairman Seegers continued the matter of the Board's Procedures to the next meeting of the Zoning Board
of Appeals.
A motion was made by Catalano, seconded by Saletnik, to adjourn the meeting. The meeting was
adjourned at 9:29 P. M. The next meeting of the Des Plaines Plan Commission is Tuesday, March 30,
2010.
Sincerely,
A. W. Seegers, Chairman
Des Plaines Zoning Board of Appeals
Cc: City Officials
Alderm en
Zoning Board of Appeals