05/11/2015Case #15 -024-MAP-SUB-PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11,2015
Page 1
DES PLAINES PLAN COMNIISSION MEETING
MAY 11, 2015
MINUTES
The Des Plaines Plan Commission Meeting held its regularly scheduled meeting on Monday, May 11, 2015, at
7 p.m., in Room 102, City Council Chambers, of the Des Plaines Civic Center.
PLAN COMMISSION
PRESENT: Bar, Lane, Niemotka, Perez, Yi
ALSO PRESENT: George Sakas, AICP, Director/Community & Economic Development
Scott Mangum, AICP, Senior Planner/Community & Economic Development
Lauren Pruss, AICP, Economic Development Coordinator//Community & Economic
Development
Davorka Kirincic, AICP, Associate Planner & CDBG Administrator/Community &
Economic Development
Doug Stepnicka, CDBG Intern/Community & Economic Development
Gale Cerabona, Recording Secretary
Chairman Niemotka called the meeting to order at 7p.m. Roll call was conducted.
APPROVAL OF MINUTES:
A motion was made by Commissioner Lane, seconded by Commissioner Bar, to approve the meeting minutes
of February 23, 2015 as presented.
AYES: Bar, Lane, Niemotka, Perez, Yi
NAYES: None
MOTION CARRIED UNANIMOUSLY'`'`'
Chairman Niemotka react this evening's case.
NEW BUSINESS
1. Address: Citywide Case Number: 15-024-1VLP-SUB-PUD
PINs: 09-18-215-004-0000,09-17-100-038-0000,09-17-100-039-0000
Petitioner: Buckingham Properties Inc. d/b/a Dearborn Buckingham, 2700 Patilot Boulevard, Suite 250,
Glenview, IL 60026
Owner: Four Peaks LLC, 1001 Feehanville Drive, Mount Prospect, IL 60056
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
Page 2
A Preliminary Planned Unit Development (PUD) is requested under Section 3.5 of the 1998 City of Des
Plaines Zoning Ordinance, as amended, to allow for the construction of 25 townhome buildings with 129
units and a 270 -unit Apartment Building on approximately 20.8 acres as the Buckingham Place PUD with
requested PUD exception from the R-4, Central Core Residential Zoning District standards for lot sizes as
small as 4,875 square feet, instead of not less than 10,000 square feet; A Tentative Plat of Subdivision to
create the Buckingham Place Subdivision with 26 lots; An Amendment to the Official Des Plaines Zoning
Map, as amended, to reclassify the properties from the M-2 General Manufacturing District to the R-4
Central Core Residential District.
Chairman Niemotka swore in Christopher F. Coleman, President & CEO, Buckingham Properties, Inc., 2700
Patriot Blvd., Suite 250, Glenview, IL 60026, Terrence J. Smith, ASLA, LEED AP, Associate/Director of
Land Planning, 1540 E. Dundee Road, Suite 310, Palatine, IL 60074, Javier Millan, Senior Consultant, Kenig,
Lindgren, O'Hara, Abboona, Inc., 9575 W. Higgins, Suite 400, Rosemont, IL 60018, & Michael S. Mondus
P.E., Executive Vice President, Spaceco Inc., 9575 W. Higgins, Suite 700, Rosemont, IL 60018.
Mr. Coleman began by asking if there are any questions. Chairman Niemotka stated he has engineering and
traffic questions. Mr. Coleman responded that both consultants are present this evening.
Mr. Smith provided a presentation overview:
• Site is approximately 20.77 acres
• Proposing a mixed-use residential development (410 units in total)
o 270 rental units (62 ft. high); studios, 1&2 bedrooms; fitness center, community room,
outdoor kitchen; 93 garage spaces per level; 73 parking spaces outdoors
o 95, 3 -story row homes; raised grade, '/2 level (36 ft. high)
o 34 townhomes with 2 -car garages each (36 ft. high)
• 5 -story parking structure; garage entry at West side of building
• 3 access points into development
• Park element/courtyard/pocket parks
• Materials (rendering, elevations were shown)
o Brick
o Siding/trim
o Flat roof
• Contextual (comparable/slightly lower in height) buildings were shown
• Landscape plan
o Native materials
o Storm water management
Mr. Coleman discussed parking. He advised there are an additional two parking spaces behind townhome
garages. He noted, in addition, there are 50 on -street parking spaces.
Mr. Millan described the parking/traffic study that was conducted:
• Parking demand is based on bedrooms, not unit
• Comparable parking structures/developments in Northbrook, Deerfield, and Glenview were
referenced
• 10% reduction in trips is calculated for those who don't drive
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
Page 3
Mr. Millan asked if there are any questions.
Chairman Niemotka stated/asked:
• we are finding (at the Southeast development) there are 3 cars per unit (2 vehicles and a work
truck). At night, all street parking is filled. The proposed parking as shown is great. Mr. Millan
advised of other developments in the region that have been approved at 1.7 parking spaces per
unit.
• if on -street parking spaces are for anyone. Mr. Coleman advised — yes, there will be no overnight
on -street parking; there are restrictions and accountability via the Homeowner's Association
• if the 1.7 spaces include street parking. Mr. Coleman advised — no
Chairman Niemotka asked if Commissioners have any questions.
Commissioner Lane asked how people will turn in and out. Mr. Millan advised — 2 of the 3 entry/exit points
will be limited (right turn in, right turn out; no left turn in). There will be a left turn lane on each side of
entry. A parking signal will be installed at Broadway and Northwest Highway (in 2016 or 2017).
Chairman Niemotka asked:
• if there will be a symmetrical winding of Northwest Highway. Mr. Millan advised they are not
that far yet
• if they have been working with IDOT. Mr. Millan stated — yes, after submitting information, we
are waiting for a response
• if the civil engineering plans include a left turn point. Mr. Millan advised — no
Commissioner Lane asked/stated:
• how others will enter the apartment garage. Mr. Coleman advised — one must be a resident
• there are challenges at Western and Northwest Highway; 470 units are confined to only 3 avenues
Chairman Niemotka asked about snow plowing on these private streets. Mr. Coleman advised there will be
a private contract.
Mr. Mondus provided an engineering view:
• drawings are provided
• City utilities are available
• Sewers exit at center of property
• Site is graded and managed with storm water
Chairman Niemotka asked:
• if parks are available for everyone. Mr. Coleman advised — they are for building residents
• about a playground for children. Mr. Coleman advised — park areas can be expanded. At either end
of courtyards, seating could be added.
Chairman Niemotka asked if Commissioners have any questions. There were none. Chairman Niemotka
asked Mr. Mangum to provide the staff report.
Issue: A Preliminary Planned Unit Development (PUD) is requested under Section 3.5 of the 1998 City of
Des Plaines Zoning Ordinance, as amended, to allow for the construction of 25 townhome buildings with
129 units and a 270 -unit Apartment Building on approximately 20.8 acres as the Buckingham Place PUD
with a requested PUD exception from the R-4, Central Core Residential Zoning District standards for lot
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
Page 4
sizes as small as 4,875 square feet, instead of not less than 10,000 square feet; A Tentative Plat of Subdivision
to create the Buckingham Place Subdivision with 27 lots; an Amendment to the Official Des Plaines Zoning
Map, as amended, to reclassify the properties from the M-2 General Manufacturing District to the R-4 Central
Core Residential District.
Analysis:
Preliminary Planned Unit Development and Map Amendment Report
Owners: Buckingham Properties Inc. d/b/a Dearborn Buckingham, 2700 Patriot
Boulevard, Suite 250, Glenview, IL 60026
Petitioner:
Case Number:
Real Estate Index Numbers
Existing Zoning
Existing Land Use
Surrounding Zoning
Surrounding Land Use
Street Classification
Coin prehensive Plan
Development Schedule
Project Description
Four Peaks LLC, 1001 Feehanville Drive, Mount Prospect, IL 60056
15 -024 -MAP -SUB -PUD
09-18-215-004-0000, 09-17-100-038-0000, 09-17-100-039-0000
M-2, General Manufacturing
Vacant Land, Material Storage
North: M-2, General Manufacturing District
South: M-2, General Manufacturing District
East: M-2, General Manufacturing District
West: R-3, Townhouse Residential District
North: Industrial
South: Distribution
East: Distribution
West: Townhouse Residential
The Comprehensive Plan designates Northwest Highway as an arterial
street.
Entertainment is the recomm ended use of the property in the 2007
Comprehensive Plan.
The preliminary development schedule is approximately 3.5 years, with
the first townhome occupancies in Spring, 2016 and the first Apartment
occupancies the following Winter.
The proposed apartment and townhome development would incorporate
20.8 acres of land with approximately 1,207 feet of frontage on
Northwest Highway. The former Littelfuse site is separated from
townhouse residential and industrial uses on the north and west by
Weller Creek. A 30 -foot wide Metropolitan Water Reclamation District
easement cuts across the property. The Dayton Freight and PACE Bus
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
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uses abut the site to the east and the Sysco Foods distribution center lies
across Northwest Highway and the Union Pacific Railroad Tracks to the
South. The property is currently located within the M-2 General
Manufacturing Zoning District, where residential uses are not a
permitted use, however, a Map Amendment is requested to reclassify the
site to the R-4, Downtown Core Residential Zoning District.
A 270 -unit multi -family residential building is proposed on the western
portion of the site. The 5 -story residential building would be wrapped
around a 467 -space parking structure with an additional 73 surface
parking spaces provided around the perimeter of the building. The
northern portion of the apartment building would surround a courtyard
area. The proposed unit mix is as follows: 20 studios, 149 one -bedroom
units, and 101 two-bedroom units.
Three curb cuts are proposed. The easternmost entrance would be limited
to right -in and right -out access, while the remaining access points are
proposed as full -access.
25 townhome buildings, totaling 129 units, are proposed on the eastern
portion of the site. 95 of the three-story units would contain rear loading
two -car garages, while 34 units would contain front loading two -car
garages. Twelve of the 25 townhome buildings are oriented toward
internal or external streets, while the remainder front other townhome
buildings separated by courtyards. Two -car garages on the first level of
the units meet the minimum parking requirement of 2.0 spaces per
dwelling unit. Based on the width of the proposed private streets, parking
could be provided on one side.
Standards for a Zoning Map Amendment
To analyze this map amendment request, the standards for amendments contained in Section 3.7-5 of the
Zoning Ordinance are used. Following is a discussion of those standards:
A. Whether the proposed amendment is consistent with the goals, objectives, and policies of the
Comprehensive Plan.
The 2007 City of Des Plaines Comprehensive Plan recommends an Entertainment Use for this site. As
defined by the Plan, Entertainment areas include entertainment establishments, such as movie theaters,
bowling alleys, casinos, indoor sports arenas, and restaurants. The proposed R-4 Zoning District is not
consistent with this designation, however, the site has been vacant for a number of years without any
application for development with entertainment uses.
B. Whether the proposed amendment is compatible with the current conditions and the overall
character of existing developments in the immediate vicinity of the subject property.
The proposed multi -family residential uses are not consistent with the current industrial developments to the
North, East, or South of the property. The townhome portion of the project is similar to the Concord
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
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Commons development across Weller Creek to the West. The purpose of the R-4 Central Core Residential
District is to provide a location for high density multiple family dwellings in and near the Downtown. The
site is located approximately 1/4 mile west of the nearest R-4 zoned properties, and is separated by two of the
three railroad lines that converge at the "S -Curve" in addition to the High Tension Com Ed Utility area.
Alternately, the R-3, Townhome Residential District would be a Zoning District that would allow a lower
intensity of multi -family residential buildings and townhomes.
C. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to the subject property.
A Map Amendment from the M-2 General Manufacturing District to the higher density R-4 Zoning District
would allow for increased residential population on the site and may have an impact on public facilities and
services. The Public Works and Engineering and Fire Departments have reviewed the preliminary plans and
provided comments regarding public utilities.
D. Whether the proposed amendment will have an adverse effect on the value of properties throughout
the jurisdiction.
The proposed townhouse use of the site would likely increase the value of the property over the existing
vacant industrial site. The proposed use is dissimilar from adjacent industrial uses which could cause
compatibility issues, such as noise spillover.
E. Whether the proposed amendment reflects responsible standards for development and growth.
The proposed map amendment to reclassify the properties to R-4, Central Core Residential Zoning District
is not in consistent with the future entertainment land use expressed in the adopted Comprehensive Plan.
However, the Comprehensive Plan contemplates the surrounding areas redeveloping as Commercial and
Multi -Family Residential uses which could be compatible with the proposed development.
Planned Unit Development Findings
As required, the proposed development is reviewed below in terms of the findings contained in Section 3.5-
5 of the Zoning Ordinance:
A. The extent to which the Proposed Plan is or is not consistent with the stated purpose of the PUD
regulations in Section 3.5-1:
Comment: The proposed plan is consistent with the stated purpose of Section 3.5-1 of the Zoning Ordinance
in that the proposed townhome development would allow for a more efficient use of land resulting in more
economic networks of utilities, streets and other facilities not be possible under the strict application of the
Zoning Ordinance. As a townhouse PUD the development does not require lots to front on a public street as
would normally be required, thus allowing additional townhome buildings in the center of the site. However,
the site is being developed more intensely than other areas outside of the immediate Downtown and with a
different land use than envisioned by the Comprehensive Plan.
B. The extent to which the proposed plan meets the prerequisites and standards of the planned unit
development regulations:
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
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Comment: The proposed Planned Unit Development meets all PUD requirements contained in Section 3.5-
2 of the Zoning Ordinance as it would be located in a zoning district (R-4, as proposed) that permits PUDs,
it meets the minimum size standard of two acres, as it is 20.8 acres in size, and the land is under unified
control of Dearborn -Buckingham as the contract purchaser.
C. The extent to which the proposed plan departs from the applicable zoning and subdivision
regulations otherwise applicable to the subject property, including, but not limited to the density,
dimension, area, bulk, and use and the reasons why such departures are or are not deemed to be in the
public interest:
Comment: The proposed development would meet or exceed the following applicable zoning regulations
if the property is reclassified to the R-4, Central Core Residential District:
• Minimum size for PUD; Two acres are required; the total site is 20.8 acres;
• Maximum building coverage (Not applicable in R-4, Central Core Residential);
• Parking requirements; 798 spaces (2/unit) are required; 798 are proposed;
• Building Height; A maximum height of 80' would be allowed in the R-4 District;
• Compatibility with surrounding properties; while the project is not expected to be detrimental to
surrounding properties, the residential land use could be incompatible with the adjacent industrial
land uses;
• Traffic (Adequate provision for safe ingress and egress and minimal traffic congestion per traffic
study); and
• General Design; The general design of the development is not expected to be detrimental to the
public health, safety or general welfare, however, the site design would be improved with the
addition of useable open space and a more complete network of internal streets with the potential to
extend to future adjacent development.
In addition to proposed Map Amendment to classify the property within the R-4 Zoning District, Planned
Unit Development exceptions are requested for:
• (1) Lot sizes as small as 4,875 square feet, instead of not less than 10,000 square feet. The proposed
lot sizes are smaller than what is allowed by code. The development does exceed aggregate
minimum lot area required based on the mix of unit sizes proposed.
D. The extent to which the physical design of the proposed development does or does not make
adequate provision for public services, provide adequate control of vehicular traffic, provide for,
protect open space, and further the amenities of light and air, recreation and visual enjoyment:
Comment: After reviewing the petitioner's preliminary building and site improvement plans; it appears that
the proposed development is making adequate provision for the necessary infrastructure. Comments and
conditions from the Public Works and Engineering Department further address this issue.
Pedestrian access to the site is not accommodated based on the proposed plan. Northwest Highway is
identified as a Regional Corridor in the 2010 Northwest Municipal Conference Bicycle Plan. Installation of
a 10' -wide multi -use path along Northwest Highway frontage per the plan and a looped recreational path
around the perimeter of the property adjacent to Weller Creek, an open space amenity for the development,
is recommended as a condition.
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
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The control of vehicular traffic is addressed by the petitioner's professional traffic study, which was
performed by Kenig Lindgren, O'Hara, and Aboona, Inc. of Rosemont, IL. The study concludes, "The site is
well located with respect to the roadway system and proximity to public Transportation. The projected site
traffic can be accommodated by the roadway system. The proposed access system with three access drives
on Northwest Highway will be adequate in accommodating site traffic. The proposed access system is an
improvement over the existing condition due to the reduction of access points on Northwest Highway from
four to three and the restricted movements at the north and south access drives. A left -turn lane is
recommended on Northwest Highway at the middle access drive to accommodate the inbound left turning
movements into the site. Widening of Northwest Highway to provide right -turn lanes at the three access
drives will not be required based on IDOT's warrants. Outbound movements from all three access drives
should be under stop sign control." The City's Engineering Division reviewed the traffic study and provided
comments to the applicant, including questions about the methodology used within the traffic study and the
need for review by IDOT.
E. The extent to which the relationship and compatibility of the proposed development is beneficial or
adverse to adjacent properties and neighborhood:
Comment: The proposed multi -family residential uses are not consistent with the current industrial
developments to the North, East, or South of the property. The townhome portion of the project is similar to
the development across Weller Creek to the West.
F. The extent to which the proposed plan is not desirable to physical development, tax base and
economic well-being of the entire community:
Comment: The proposed townhouse use of the site would likely increase the value of the properties on site
and increase the tax base over the existing vacant industrial site. Once the apartment building and townhomes
are built and occupied, there will be greater demands on city services, city streets and other public facilities.
It is assumed that the city's current public services and public facilities will be able to handle the increased
need for services at this location without being overburdened.
G. The extent to which the proposed plan is in conformity with the recommendations of the 2007
Comprehensive Plan:
Comment: The 2007 City of Des Plaines Comprehensive Plan recommends an Entertainment Use for this
site. As defined by the Plan, Entertainment areas include entertainment establishments, such as movie
theaters, bowling alleys, casinos, indoor sports arenas, and restaurants. The proposed R-4 Zoning District is
not consistent with this designation, however, the site has been vacant for a number of years without any
application for development with entertainment uses.
PUD and Map Amendment Issues/Considerations:
1. The site is designed so that a significant number of the townhome buildings do not front on a street.
This impacts the urban design of the development and acts to limits the amount of on -street parking
per dwelling unit. The proposed street network does not allow for potential future connections to
adjacent sites if those sites were to redevelop to a more compatible use in the future.
2. Limited open space is provided within the 20.8 acre site, despite the 399 residential units proposed.
The courtyard amenity within the apartment building would be surrounded by a 5 -story structure
and may be in shadow for a significant amount of time. The site should be redesigned with a
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
Page 9
significant useable open space area in addition to a looped bicycle/pedestrian pathway that would
enhance the adjacent natural feature (Weller Creek), provide connectivity to the Cumberland Metra
Station along Northwest Highway, and comply with the proposed Northwest Highway Regional
Bicycle Corridor Plan.
Tentative Plat Report
Name of Subdivision: Buckingham Place
Address: 750-800 E. Northwest Highway
Request: Approval of a Tentative Plat of Subdivision consisting of 26 lots
Total Acreage of Resubdivision: 20.8 acres
General Information
Lot Descriptions and Construction Plans: The Tentative plat shows the existing lots being resubdivided
into 27 lots. Each of Lots #1-25 would contain one townhome building ranging from four to seven units.
These lots range in size from 4,875 square feet in size to 8,120 square feet in size. Additionally, an
unnumbered lot (112,559 square feet) contains the apartment building. The remainder of the site is not
identified on the Tentative Plat as a separate lot, but would likely extend to the perimeter of the site and
contain common areas such as private streets and sidewalks, vehicular driveways, and the open space and
detention areas.
A PUD exception is requested for lot sizes of less than 10,000 square feet, however, no Variations to the
Subdivision regulations are requested at this time. Recent Text Amendments (Case #12 -078 -TA) eased
restrictions regarding the subdivision frontage requirements and minimum lot depth requirements for
townhome Planned Unit Developments.
Tentative Plat Comments
1. If approved, the Final Plat must show the Name of the Owner(s) and notarized signatures;
2. The Final Plat must show the proper easement provisions and signature lines and have them signed by
all the public service utilities;
3. On the Final Plat, the petitioner shall sign the owner certificate(s) and have them notarized.
4. The Final Plat must show Municipal Boundaries.
5. The Final Plat must show building lines and easements including dimensions.
6. The Final Plat must show a statement of land dedication for public use.
7. The Final Plat must show a complete legal description.
8. The Final Plat must include Certificates from the Finance Director, Director of Public Works and
Engineering, and Director of Community and Economic Development;
9. The Final Plat must show all subdivision regulation variances.
10. The Final Plat must identify all lots, including common areas.
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
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Plan Commission Procedure
The Plan Commission may vote to grant or deny approval of the Tentative Plat. If approved, the petitioner's
next step is to submit final engineering plans to the Public Works and Engineering Department and return to
the Plan Commission with an updated plat for Final Plat consideration.
Staff Recommendations:
• The Department of Community and Economic Development recommends that the Plan Commission
provide input on the preliminary plans and either request that the developer provide responses and/or
revisions to plans based on staff comments prior to making recommendations to the City Council or
make a recommendation regarding the Map Amendment, Preliminary Planned Unit Development,
and Tentative Plat of Subdivision requests with consideration of the comments and conditions listed
below.
• The Public Works and Engineering Department has reviewed the Tentative Plat of Subdivision,
Preliminary Engineering plans and the Traffic Study and is recommending approval of the
Preliminary PUD and Tentative Plat subject to the conditions and comments #6 - #22 below.
• The City of Des Plaines Fire Department recommends approval of the Preliminary PUD, and
Tentative Plat of Subdivision, subject to conditions #23 — #30, as listed below.
Conditions:
1. The petitioner must prepare a Final Planned Unit Development Plat that meets all the requirements
of Appendix A-4 (Minimum Submittal requirements for PUDs) of the City of Des Plaines Zoning
Ordinance and a Final Plat of Subdivision that meets all the requirements of the Subdivision
Regulations and the comments in this report and submit it to the Community and Economic
Development Department.
2. Revise Site Plan to reorient additional townhome buildings toward external or internal streets.
3. Revise Site Plan to provide useable open space in excess of 2 acres in size and provide
bicycle/pedestrian pathways around the perimeter of the site.
4. Revise Site Plan to include a street network that allows for future connection to adjacent
developments.
5. The petitioner shall pay all applicable building permits and related fees.
6. Provide written proof of Final Engineering approval from the City of Des Plaines Public Works and
Engineering Department.
7. Provide letter from the MWRD stating that they have no objection to the building layout and utility
crossings over their sewer easement.
8. Include construction of side path with a minimum width of 10 -feet along Northwest Highway.
9. Maintain site elevation in accordance with previous structures on site. Remove fill piles off site.
10. Provide proof of permit approval from MWRD WMO, IDOT, IEPA, and NPDES.
11. Two water connections to the City 10" water main in the south ROW of Northwest Highway are
required.
12. Demonstrate that environmental issues on the site, including odors from MWRD interceptor pipe
will be mitigated.
13. Designate floodway and floodplain boundaries on plans.
14. Provide additional open space for recreation and snow storage.
15. Include street lighting specifications with controller.
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
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May 11, 2015
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16. Include 100 -year design pipe for the overland flow route to the detention basins and equalizer pipes
interconnecting the detention basins on engineering plans.
17. Additional guest parking spaces may be needed.
18. Provide traffic study revisions andlor responses to the satisfaction of the Director of Public Works
and Engineering.
19. Provide traffic signage plan and pavement marking plan.
20. Revise plans to address sidewalk discontinuity at Northwest corner of apartment building.
21. Provide additional open space andlor design detention ponds to make usable open space amenity
for the site with gradual slopes.
22. Include soundproofing specifications for buildings near railroad crossing.
23. Residential units are required to be sprinkled.
24. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet,
approved aerial fire apparatus access roads shall be provided. For purposes of this section, the
highest roof surface shall be determined by measurement to the eave of a pitched roof, the
intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater.
25. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of
shoulders, in the immediate vicinity of the building or portion thereof. At least one of the required
access routes meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The
side of the building on which the aerial fire apparatus access road is positioned shall be approved
by the fire code official.
26. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or
between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be
placed with the approval of the fire code official.
27. Road access into and within the property will require proper turning radius for our largest emergency
vehicle. Provide an auto turn analysis for all fire apparatus access roads.
28. Access roads will need to be constructed to bear the weight of our largest vehicle.
29. Additional hydrant are necessary within the development site to comply with the fire flow and
hydrant spacing requirements of Appendix B and C of the 2012 International Fire Code.
30. Construction documents for fire alarm systems shall be of sufficient clarity to indicate the location,
nature and extent of the work proposed and show in detail that it will conform to the provisions of
this code, the International Building Code, and relevant laws, ordinances, rules and regulations, as
determined by the fire code official.
Plan Commission Procedure:
The Plan Commission may vote to recommend approval, approval with modifications, or disapproval. The
City Council has final authority over the Map Amendment and Preliminary PUD.
Chairman Niemotka asked if Commissioners have any questions.
Board Member Lane asked Staff, based on the number of people going to the station, how they will get across
to the train station. Mr. Magnum advised there would have to be pedestrian access on Northwest Highway.
He noted crossing below grade at Wolf/Golf Road is an option. There are IDOT plans for a traffic signal at
Broadway and Northwest Highway which should improve ability to cross.
Chairman Niemotka asked if there will be a sidewalk in front. Mr. Coleman referred to and addressed the
Staff Conditions:
• # 2 this can be addressed with architectural appointments; enhance end elevations
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
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• # 3 prefer to increase passive amenities and increase one park area
• # 4 an easement would be extended to provide access
• # 7 referred to letter submitted to Staff
• # 8 there is a sidewalk in front on Northwest Highway. There is a 10 -ft. easement; would
establish an escrow account to be used toward a future connecting path
• #12 owner has secured a no further remediation letter from the IEPA
• #14 at end of parking, there's 20 ft. between hammer head and parking; adequate snow
storage
• #22 closest railroad is Metra; distance is 130-150 ft.; to CN/Canadian National railroad, it's
350-400 ft.; don't anticipate noise issue
It was stated that engineering issues would be resolved with consultants.
Chairman Niemotka asked if Commissioners have any questions.
Commissioner Yi asked, regarding Staff Report, to please expound on input requested from Commissioners.
Mr. Mangum stated a recommendation could be given or additional information could be requested from
Petitioner.
Chairman Niemotka referred to:
• traffic evaluation on Page 18 and asked how peak hours level of service D and F can be mitigated.
Mr. Millan advised — a traffic signal is the answer; proposed information was calculated without
the proposed Northwest Highway and Broadway traffic signal.
• working design on Page 19 and asked if there are any problems. Mr. Mondus advised — no
Chairman Niemotka asked if the audience has any questions and swore in the following:
• Wayne Serbin, 835 Pearson
Mr. Serbin stated, Bus service is present on Northwest Highway toward Woodfield and Golf Road
walking East of the siet, there is no sidewalk (predict increased foot traffic). Regarding busses,
Chairman Niemotka reminded of the 208 bus route.
• Dalip Bammi, President & Consultant to Sysco, Bammi & Associates, Inc., 1586 Burning Trail,
Wheaton, IL 60189
Mr. Bammi stated there are 3 issues:
o Storm water management; an extensive part of site plan is paved
o Concerned about zoning; R-4 zoning is incompatible with M-2 zoning regarding setback;
requesting a minimum of 65-100 ft. and landscape buffer on Northwest Highway
o Regarding traffic, Sysco management is considering an entrance from Northwest Highway
(which would be desired); 2 entrances could be connected
Mr. Bammi thanked Staff and the Plan Commission for their time. He noted a statement to Staff
was provided.
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
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May 11, 2015
Page 13
Commissioner Bar asked/stated:
• what the Sysco setback is to Wolf Road. Mr. Bammi advised — the requirement is 65 ft. The concern
at this site is a reduction to 12 ft. (for R-2 zoning)
• at the Littlefuse site, there wasn't much green area. Chairman Niemotka referred to survey. Mr.
Mondus concurred, it is 95% paved. Mr. Bammi reiterated the incompatibility of M-2 and R-4.
Mr. Mondus advised, regarding storm water:
o there was no detention on the Littlefuse site
o Sysco is upstream; this development's water is downstream
More audience members came forward and were sworn in by Chairman Niemotka:
• Steven Fuoco, Attorney, 1055 Golf Avenue, Highland Park, IL is representing Dayton Freight Lines,
1000 E. Northwest Highway (13 years in existence)
Mr. Fuoco stated his client's concerns are:
o Traffic; more cars to encounter tractor and trailer traffic
o Runoff of storm water is slow. With this addition, the Dayton property would potentially
be more flood prone
o Incompatibility of zoning. People vs. noisy 24 hour truck/freight operation; will receive
complaint calls. Dense residential area for optimal quality of life. Want to be good citizens
but can anticipate problems — i.e. truck shifting noise, longer wait times, lighting, etc.
Mr. Fuoco asked that the Plan Commission review quality of life vs. current operation.
Commissioner Lane asked if management at Dayton Freight is opposed to this density. Mr. Fuoco
stated management is not opposed, but the Plan Commission is asked to consider these concerns.
Chairman Niemotka asked if anyone has questions. An audience member came forward and was sworn in:
• Carl Kowalski, 156 Kathleen Drive
Mr. Kowalski asked if an economic analysis has been made — from the residential to manufacturing
tax. Mr. Mangum advised — that was not requested.
Chairman Niemotka asked Commissioners if they have any further comments.
Commissioner Bar asked Staff:
• if an entertainment use is preferred in the Comprehensive Plan. Mr. Mangum advised — yes
• how long Littlefuse has been gone. Mr. Mangum advised — 4-7 years
• if there have been any entertainment requests. Mr. Mangum advised — no
Commissioner Bar advised, if this became an entertainment district, there would be more traffic.
Chairman Niemotka asked/stated:
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
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May 11, 2015
Page 14
• if there have been any inquiries to use the Littlefuse properties as is. Mr. Mangum advised — this
is the first formal application.
• he would like to see widening of the left turn bay
• he would like to see a tax comparison
Commissioner Bar asked Staff if this is just a Preliminary PUD. Mr. Mangum advised — yes, a Preliminary
PUD and a MAP Amendment at this time. If approved a final plat of subdivision, and final PUD would
return to the Plan Commission.
Commissioner Perez advised he is not opposed but is concerned about traffic; too many units. There is also
a flooding problem.
A motion was made by Commissioner Bar to recommend approval of the Preliminary Planned PUD.
Chairman Niemotka seconded the motion and amended that this is subject to Staff Conditions,
widening of the left turn bay, and receipt of economic tax information. Commissioner Bar approved
the amendment.
AYES: Bar, Lane, Niemotka, Perez, Yi
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY
A motion was made by Commissioner Bar, seconded by Commissioner Lane, to recommend
approval of the MAP Amendment from the M-2 District to the R-4 District.
AYES: Bar, Lane, Niemotka, Perez, Yi
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY * * *
A motion was made by Commissioner Bar, seconded by Commissioner Lane, to approve the
Tentative Plat of Subdivsion.
AYES: Bar, Lane, Niemotka, Perez, Yi
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY * * *
OTHER BUSINESS
1. Presentation of results from the online Citizen Participation Survey for 2015-2019 Community
Development Block Grant Consolidated Plan
Mr. Stepnicka explained what the Community Development Block Grant/CDBG is, and stated it's
time to develop a new 5 -year plan. He advised that the on-line participation survey (including 146
responses) is a helpful tool to achieve this.
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
Page 15
Mr. Stepnicka advised that a public hearing will take place on June 6, 2015 and a first -draft plan
for 2015-2019 will be presented; comments are welcome. He noted a second hearing will occur in
August, 2015.
Mr. Stepnicka noted the survey was taken by Des Plaines residents (owners/renters, different age
ranges, mid-lower income). He advised of the following results:
• Mid-low income individuals receive funding
• Want neighborhoods to be maintained
• Want services for seniors, neglected and abused children, & veterans
• There is a need for social services
• There is a need for housing services
Commissioner comments included attracting businesses and revitalizing downtown Des Plaines.
Mr. Stepnicka advised that the City of Des Plaines oversees not-for-profit services.
Chairman Niemotka asked how residents were contacted. Mr. Stepnicka advised an announcement
was placed in the Daily Herald along with RSS Feeds and email distribution.
Commissioner Lane clarified/asked:
• the City works with agencies to oversee services. Mr. Stepnicka identified such agencies.
• regarding the $280,000 grant, how that amount was determined. Mr. Stepnicka advised —
there is a formula (and individual City allocations)
• regarding future opportunities for citizen involvement, how one is notified. Mr.
Stepnicka advised — on the City's web site.
Ms. Pruss advised that citizens in the home -rehab program participate. Commissioner Lane stated
there is a serious need for senior housing.
Chairman Niemotka asked if other organizations apply for a certain dollar amount. Ms. Kirincic
advised that HUD requires multiple bids; the City of Des Plaines has gone through Wings. She
noted that there is a delineated spending budget for services. Ms. Kirincic advised that agencies
apply. Ms. Pruss advised this is part of the public hearing process.
ADJOURNMENT
A motion was made by Commissioner Yi, seconded by Commissioner Perez, to adjourn at 8:46 p.m.
AYES: Bar, Lane, Niemotka, Yi
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY
Sincerely,
Case #15 -024 -MAP -SUB -PUD- Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision, 800 E. Northwest Highway
May 11, 2015
Page 16
Gale Cerabona
Recording Secretary
cc: City Officials, Aldermen, Plan Commission