06/08/2015Case #15-01 8 -SUB -Tentative Plat of Subdivision -200 E. Touhy Avenue
Case #15 -026 -MAP- Zoning Map Amendment -Properties East of Orchard Place, South of I-90, North of Higgins
Road & West of the Canadian National Railroad Tracks
June 8, 2015
Page 1
DES PLAINES PLAN CONIIVIISSIONMEETING
.TUNE 8, 2015
NIINUTES
The Des Plaines Plan Commission Meeting held its regularly scheduled meeting on Monday, June 8, 2015, at
7 p.m., in Room 102, City Council Chambers, of the Des Plaines Civic Center.
PRESENT:
ABSENT`.
ALSO PRESENT:
PLAN COMNIISSION
Bar, Lane, Perez, Yi
Ni emotka
George Sakas, AICP, Director/Community & Economic Development
Scott Mangum, AICP, Senior Planner/Community & Economic Development
Gale Cerabona, Recording Secretary
Acting Chair Bar 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 Yi, to table the meeting minutes of
May 11 & May 26, 2015 until the next Plan Commission meeting.
AYES:
NAYES:
Bar, Lane, Perez, Yi
None
*** MOTION CARRIED UNANIMOUSLY ***
Acting Chair Bar read this evening's cases.
NEW BUSINESS
1. Address:
PIN:
Petitioner:
Owner:
200 E. Touhy Avenue Case Numb er: 15 -013 -SUB
09-30-300-051-0000
International Airport Centers, LLC, 1849 Green Bay Road, Suite 430, Highland Park, IL60035
International Airport Centers, LLC, 1849 Green Bay Road, Suite 430, Highland Park, IL60035
Petitioner is requesting a Tentative Plat of Resubdivision of an existing lot to result in a total of 2 lots (13.179
acres and 3.868 acres).
Case #15 -018 -SUB -Tentative Plat of Subdivision -200 E. Touhy Avenue
Case #15 -026 -MAP- Zoning Map Amendment -Properties East of Orchard Place, South of I-90, North of Higgins
Road & West of the Canadian National Railroad Tracks
June 8, 2015
Page 2
Acting Chair Bar swore in James W. Putnam, P.E. Kimley Horn, 1000 Warrenville Road, Suite 350, Lisle,
IL 60532 & Craig Arnson, Managing Director, International Airport Centers, 1849 Green Bay Road,
Highland Park, IL 60035.
Mr. Putnam introduced himself as the Civil Engineer on the project and announced Mr. Arnson as the
developer. He advised the intent is to divide the lot into two. Lot 2 is considered the East lot, and Lot 1 will
be developed at a later time.
Commissioner Lane asked:
• what Lot 1 is. Mr. Putnam advised — an office warehouse which will be developed in the future
• if the 7 additions/corrections will be resubmitted. Mr. Putnam advised — yes, they are minor; we
are working with IDOT. Mr. Mangum stated an easement will occur to allow a bike path.
• if it is a retention or detention pond. Mr. Putnam advised — a detention basin per MWRD, and a
dedication per IDOT's requirement (i.e. 5 ft. for a right turn lane)
Commissioner Perez asked Staff, regarding this industrial plat, what use is recommended. Mr. Mangum
responded that the zoning and Comprehensive Plan call for Industrial and summarized the Staff Report as
follows:
Analysis:
Tentative Plat Report
Petitioner International Airport Centers, LLC, 1849 Green Bay Road, Suite 430,
Highland Park, IL 60035
Owner International Airport Centers, LLC, 1849 Green Bay Road, 4th Floor,
Highland Park, IL 60035
Case Number 15 -018 -SUB
Address 200 E. Touhy Avenue
Name of Subdivision 200 East Touhy Resubdivision
Real Estate Index Numbers 09-30-300-051-0000
Project Description The applicant proposes a Two Lot Subdivision to create lots of
approximately 220' x 224' and 70' x 225'.
Existing Zoning M-2, General Manufacturing
Existing Land Use Manufacturing
Surrounding Zoning North: M-2, General Manufacturing
South: M-2, General Manufacturing
East: M-2, General Manufacturing
West: M-2, General Manufacturing
Case #15 -018 -SUB -Tentative Plat of Subdivision -200 E. Touhy Avenue
Case #15 -026 -MAP- Zoning Map Amendment -Properties East of Orchard Place, South of I-90, North of Higgins
Road & West of the Canadian National Railroad Tracks
June 8, 2015
Page 3
Surrounding Land Use
Street Classification
Comprehensive Plan
Total Acreage
General Information
North: Industrial
South: Industrial
East: Industrial
West: Industrial
Touhy Avenue is a six -lane arterial street as identified in the
Comprehensive Plan.
Industrial is the recommended use of the property.
742,537 square feet (17.046 acres)
Lot Descriptions and Construction Plans: The eastern portion of the existing 742,537 square foot lot is
currently being developed with an approximately 131,000 square foot airline food preparation facility with
365 parking spaces. Under the proposed subdivision, this development and a storm water detention basin
would be located on the 13.179 acre Lot 1. The approximately 319 -foot wide by 535 -foot deep, 3.868 acre,
Lot 2 would have frontage on Touhy Avenue and would be available for future development. There are no
minimum lot size or lot width requirements in the M-2 District.
Tentative Plat Comments
The petitioner must make the following additions/corrections to the original copy of the plat:
1. The Final Plat must include the correct utility easement provisions and have signatures from all public
service utility companies;
2. The Final Plat must contain owner name and the signed and notarized owner certificate(s);
3. The Final Plat must include Certificates from the Plan Commission, Finance Director, Director of Public
Works and Engineering, and Director of Community and Economic Development;
4. The Final Plat must state: "Send Tax Bill To: (Insert the name and address of the person(s) who will be
paying the property taxes after the subdivision is recorded)."
5. The Final Plat must state: "Return Plat To: City of Des Plaines, Department of Community and
Economic Development, 1420 Miner Street, Des Plaines, IL 60016."
6. The Final Plat must list the correct PIN
7. The Final Plat shall contain a note in regards to a blanket easement for ingress/egress and parking to the
satisfaction of the Director of Public Works and Engineering.
Case #15 -018 -SUB -Tentative Plat of Subdivision -200 E. Touhy Avenue
Case #15 -026 -MAP- Zoning Map Amendment -Properties East of Orchard Place, South of I-90, North of Higgins
Road & West of the Canadian National Railroad Tracks
June 8, 2015
Page 4
Staff Recommendations
The Departments of Community and Economic Development, Fire, and Public Works and Engineering
recommend approval of the Tentative Plat subject to the Comments in this memo.
Plan Commission Procedure
The Plan Commission may vote to grant or deny approval of the Tentative Plat.
Next Step for the Petitioner
If approved, the petitioner's next steps are to comply with staff recommendations, revise the plat of
subdivision as stated in the above Tentative Plat Comments, and submit the original mylar copy for staff
review. Following staff review, the original mylar, with signatures from all the public utilities, will return to
the Plan Commission for Final Plat consideration.
Commissioner Perez asked Petitioner if a traffic study was conducted. Mr. Putnam advised — yes, there are 3
access drives.
Acting Chair Bar asked if Commissioners and audience members have any questions. No one responded.
A motion was made by Commissioner Lane, seconded by Commissioner Perez, to recommend
approval based on the Tentative Plat and additional comments being worked on with Staff.
AYES: Bar, Lane, Perez, Yi
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY
Acting Chair Bar advised that City Council will have the final decision on this matter.
2. Address: Properties East of Orchard Place, South of I-90, North of Higgins Road &
West of the Canadian National Railroad Tracks Case Number: 15 -026 -MAP
PINs: 09-33-306-001-0000, 09-33-309-001-0000, 09-33-309-002-0000, 09-33-309-003-0000,
09-33-309-004-0000, 09-33-309-005-0000, 09-33-309-010-0000, Part of 09-33-500-005-0000
Petitioner: Rosemont Park District, 6140 North Scott Street, Rosemont, IL 60018
Owner: Rosemont Park District, 6140 North Scott Street, Rosemont, IL 60018
Petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify
the properties from the R-1 Single Family Residential Zoning District and C-2, Limited Office Commercial
Zoning District to the C-3, General Commercial Zoning District.
On the following described property:
Case #15 -018 -SUB -Tentative Plat of Subdivision -200 E. Touhy Avenue
Case #15 -026 -MAP- Zoning Map Amendment -Properties East of Orchard Place, South of I-90, North of Higgins
Road & West of the Canadian National Railroad Tracks
June 8, 2015
Page 5
THAT PART OF THE GROUNDS OF THE WISCONSON CENTRAL LTD. IN THAT PART OF THE
SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE
THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CONRNER OF SAID SOUTHWEST QUARTER; THENCE
EASTERLY ALONG THE NORHT LINE OF SAID SOUTHWEST QUARTER, HAVING A CHICAGO
O'HARE INTERNATIONAL AIRPORT RECTANGULAR SYSTEM BEARING OF NORTH 87
DEGREES 55 MINUTES 14 SECONDS EAST 254.29 FEET, TO A POINT ON THE WESTERLY LINE
OF SAID GROUNDS OF THE WISCONSON CENTRAL LTD. AS DESCRIBED BY WARRANTY
DEED RECORDED AUGUST 23, 1886, AS DOCUMENT NO. 7466411; THENCE SOUTH 14
DEGREES 46 MINUTES 22 SECONDS EAST 958.94 FEET, ALONG SAID WESTERLY LINE TO A
POINT ON THE SOUTHERLY RIGHT OF WAY LINE OF THE ILLINOIS STATE TOLLWAY
AUTHORITY, RECORDED AUGUST 11, 1958 AS DOCUMENT NO. 17286081, SAID POINT BEING
THE POINT OF BEGINNING; THENCE SOUTH 58 DEGREES 14 MINUTES 29 SECONDS EAST
39.63 FEET, ALONG SAID SOUTHERLY RIGHT WAY OF LINE; THENCE NORTH 50 DEGREES 34
MINUTES 51 SECONDS EAST 48.32 FEET, ALONG SAID SOUTHERLY RIGHT OF WAY LINE, TO
A POINT ON THE WESTERLY LINE OF THE 66 FEET STRIP OF LAND DEEDED TO THE
CHICAGO AND WISCONSON RAILROAD COMPANY, BY WARRANTY DEED RECORDED
SEPTEMBER 7, 1885 AS DOCUMENT NO. 651934; THENCE SOUTH 14 DEGREES 46 MINUTES 22
SECONDS EAST 382.57 FEET, ALONG SAID WESTERLY LINE TO A POINT ON THE
SOUTHERLY LINE OF THE LAND DESCRIBED BY SAID WARRANTY DEED RECORDED
AUGUST 23, 1886, AS DOCUMENT NO. 7466411, SAID SOUTHERLY LINE BEING A LINE 1320.00
FEET SOUTH OF AND PARALLEL TO SAID NORTH LINE OF THE SOUTHWEST QUARTER,
THENCE SOUTH 87 DEGREES 55 MINUTES 14 SECONDS WEST 119.93 FEET, ALONG SAID
SOUTHERLY LINE, TO A POINT ON THE WESTERLY LINE OF THE LAND DESCRIBED BY
SAID WARRANTY DEED RECORDED AUGUST 23, 1886, AS DOCUMENT NO. 7466411, SAID
WESTERLY LINE ALSO, BEING THE EASTERLY LINE OF LOTS 1 AND 2 OF BLOCK 7 IN
ORCHARD PLACE SUBDIVISION, ACCORDING TO THE PLAT THEREOF RECORDED MAY 9,
1888 AS DOCUMENT NO. 955011; THENCE NORTH 14 DEGREES 46 MINUTES 22 SECONDS
WEST 394.12 FEET, ALONG SAID WESTERLY LINE TO THE POINT OF BEGINNING, IN COOK
COUNTY ILLINOIS.
PARCEL 1: LOT 7 AND LOT 8 IN BLOCK 6 IN ORCHARD PLACE, A SUBDIVISION OF PART OF
THE SOUTHWEST '/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD
PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MAY 9, 1888 IN
BOOK 29, PAGE 30 AS DOCUMENT 955011;
PARCEL 2: LOT 1, 2 AND 3 IN BLOCK 6 IN ORCHARD PLACE, BEING A SUBDIVISION OF PART
OF SOUTHWEST '/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS, ACCORDING TO THE PLAT RECORDED
MAY 9, 1888 AS DOCUMENT NUMBER 955011, IN BOOK 29 OF PLATS, PAGE 30, EXCEPT THE
SOUTHWESTERLY 19 FEET OF SAID LOTS, ACCORDING TO THE PLAT OF DEDICATION FOR
PUBLIC HIGHWAY RECORDED JUNE 11, 1937, IN BOOK 322 OF PLATS, PAGE 11, AS
DOCUMENT NUMBER 12010921;
PARCEL 3: LOT 4 AND LOT 5 IN BLOCK 6 IN SCOTT'S RESUBDIVISION OF BLOCKS 1 AND 2
AND PARTS OF BLOCKS 4 AND 6 IN ORCHARD PLACE, BEING A RESUBDIVISION IN THE
SOUTHWEST '/4 OF SECTON 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS, ACCORDING TO THE PLAT OF SAID
RESUBDIVISION RECORDED FEBRUARY 25, 1892 AS DOCUMENT NUMBER 1617466 IN BOOK
52 OF PLATS, PAGE 191, EXCEPT THE SOUTHWESTERLY 19 FEET OF SAID LOTS ACCORDING
TO PLAT OF DEDICATION FOR PUBLIC HIGHWAY RECORDED JUNE 11, 1937 IN BOOK 322 OF
Case #15 -018 -SUB -Tentative Plat of Subdivision -200 E. Touhy Avenue
Case #15 -026 -MAP- Zoning Map Amendment -Properties East of Orchard Place, South of I-90, North of Higgins
Road & West of the Canadian National Railroad Tracks
June 8, 2015
Page 6
PLATS, PAGE 11, AS DOCUMENT NUMBER 12010921;
PARCEL 4: LOTS 6, 7, 8 AND 9 (EXCEPT, SOUTHWESTERLY 19 FEET OF SAID LOTS) IN
SCOTT'S RESUBDIVISION OF BLOCK 6 (EXCEPT LOTS 1, 2, 3, 7 AND 8) OF ORCHARD PLACE,
A SUBDIVISION IN SECTION 33, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD
PRINCIPAL MERDIAN;
PARCEL 5: LOTS 1 AND 2 IN BLOCK 7 IN ORCHARD PLACE, BEING A SUBDIVISION (EXCEPT
THE RIGHT OF WAY AND GROUNDS OF WISCONSON CENTRAL RAILWAY COMPANY) OF A
PORTION OF SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE
THIRD PRINCIPAL MERDIAN, (EXCEPT THAT PART CONDEMNED FOR HIGHWAY IN CASE
NO. 5403865 AND DESCRIBED AS FOLLOWS: THAT PART OF LOT 1 LYING NORTHERLY OF
THE FOLLOWING DESCRIBED LINE; BEGINNING AT A POINT IN THE WEST LINE OF SAID
LOT 1, SAID POINT BEING 76.31 FEET SOUTHERLY OF THE NORTH TIP OF SAID LOT 1,
MEASURED ON THE WEST LINE THEREOF THENCE TO A POINT IN THE EAST LINE
OF SAID LOT 1, SAID POINT BEING 94.32 FEET SOUTHERLY OF THE NORTH TIP OF
LOT 1 AFORESAID MEASURED ON THE WEST LINE THEREOF);
PARCEL 6: THAT PART OF WEBSTER AVENUE AS SHOWN IN SCOTT'S RESUBDIVISION OF
BLOCKS 1, 2, 4 AND 6 IN ORCHARD PLACE, BEING A RESUBDIVISION OF SAID BLOCKS 1, 2,
4 AND 6 (EXCEPT AS TO LOTS 7, 9, 10, 11, 12, 13 AND 14 IN BLOCK 4 AND LOTS 1, 2, 3, 7 AND 9
IN BLOCK 6) ACCORDING TO THE PLAT OF SAID SCOTT'S RESUBDIVISION RECORDED
FEBRUARY 25, 1892 AS DOCUMENT NUMBER 1617466, LYING EAST OF THE WEST LINE OF
LOT 8 IN BLOCK 6, EXTENDED NORTH, IN ORCHARD PLACE, BEING A SUBDIVISION OF
PART OF THE SOUTWEST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE
THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MAY 9, 1888
AS DOCUMENT NUMBER 955011 AND LYING WESTERLY OF THE EASTERLY LINE OF SAID
LOT 8, EXTENDED NORTHWESTERLY, ALL IN COOK COUNTY, ILLINOIS.
Acting Chair Bar swore in Terrance D. McCabe & William E. Ryan, Ryan and Ryan, 9501 W. Devon
Avenue, Suite 300, Rosemont, IL 60018 & 33 N. Dearborn Street, Suite 1530, Chicago, IL 60602
respectively; Rick Drenobl, President, & Karen Stephens, Director of Park and Recreation, Rosemont Park
District, 6140 Scott Street, Rosemont, IL 60018.
Mr. McCabe advised he is representing the Rosemont Park District whose staff is requesting a change in
zoning of these 2 parcels from R-1 & C-2 Districts to C-3 District due to requests as stated in the report. He
noted this will allow the property to coincide with the City of Des Plaines' Comprehensive Plan & TIF #7.
Acting Chair Bar asked if Commissioners have any questions. There were none. Acting Chair Bar asked Staff
to summarize the Staff Report.
Issue: The petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as amended, to
reclassify the properties from the R-1 Single Family Residential Zoning District and C-2, Limited Office
Commercial Zoning District to the C-3, General Commercial Zoning District.
Analysis: In analyzing this request, the staff considered the following information:
General Information
Petitioner Rosemont Park District, 6140 North Scott Street, Rosemont, IL 60018
Case #15 -018 -SUB -Tentative Plat of Subdivision -200 E. Touhy Avenue
Case #15 -026 -MAP- Zoning Map Amendment -Properties East of Orchard Place, South of I-90, North of Higgins
Road & West of the Canadian National Railroad Tracks
June 8, 2015
Page 7
Owner Rosemont Park District, 6140 North Scott Street, Rosemont, IL 60018
Case Number 15 -026 -MAP
Address Unassigned (Northeast Corner of Higgins Road and Orchard Place)
Real Estate Index Numbers 09-33-306-001-0000, 09-33-309-001-0000, 09-33-309-002-0000, 09-
33-309-003-0000, 09-33-309-004-0000, 09-33-309-005-0000, 09-33-
309-010-0000, Part of 09-33-500-005-0000
Existing Zoning R-1, Single -Family Residential Zoning District, C-2, Lim ited Office
Commercial Zoning District
Existing Land Use Vacant Land
Surrounding Zoning North: I-90, Jane Addams Tollway/C-2, Limited Office Commercial
District
South: Village of Rosemont (D- Commercial)
East: C-2, Limited Office Commercial District
West: C-3, General Commercial District
Surrounding Land Use North: I-90, Jane Addams Tollway/Vacant Land
South: Office/Restaurant/Hotel (Village of Rosemont)
East: CN Railroad Tracks/Office
West: Vacant LandlRestaurant
Street Classification Orchard Place is identified as a local street in the 2007 Comprehensive
Plan.
Comprehensive Plan
Entertainment is the recommended use for the land north of Higgins -
Willow Creek and Parks and Open Space is the recommended use of the
property south of Higgins -Willow Creek.
The property owner, Rosemont Park District, has requested to reclassify the zoning of the property at the
Northeast Corner of Higgins Road and Orchard Place to the C-3, General Commercial District. The southern
portion of the property is currently within the R-1, Single -Family Residential Zoning District while the
northern portion of the site is zoned C-2, Limited Office Commercial. The approximately 4.2 acre property,
comprised of six parcels (7 P1Ns) and a portion of a seventh parcel, is located East of Orchard Place, South
of I-90, North of Higgins Road and West of the Canadian National Railroad Tracks with 357 feet of frontage
on Higgins Road and approximately 700 feet of frontage on Orchard Place. Higgins -Willow Creek bisects
the property and a portion of the property on either side of the creek is located within the Floodway.
The property was acquired by the Park District in 1999 and 2002. The majority of the property was rezoned
from the C-2, Limited Office Commercial District to the R-1 Zoning District in 2005 (Ordinance Z-11-05,
Zoning Case# 05-024-A). A Billboard that is located at the northern portion of Parcel A is scheduled to be
removed due to I-90, Jane Addams roadway construction by the Illinois Tollway Authority. A recently
approved Text Amendment to the Zoning Ordinance (Ordinance Z-15-15, Zoning Case #15 -006 -TA) allows
Case #15 -018 -SUB -Tentative Plat of Subdivision -200 E. Touhy Avenue
Case #15 -026 -MAP- Zoning Map Amendment -Properties East of Orchard Place, South of I-90, North of Higgins
Road & West of the Canadian National Railroad Tracks
June 8, 2015
Page 8
such impacted nonconforming Billboard signs to be relocated with 500 -feet of the original sign location
within one-year, subject to location requirements in Table 11.6.B of the Zoning Ordinance, including that
Billboards must be located a minimum of 300 -feet from a residential property line.
According to Section 7.5-1 of the Zoning Ordinance, the purpose of the C-3 District is to accommodate a
variety of businesses in locations to serve the community of Des Plaines.
Standards for a Zoning Man 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 the portion of the
property North of Higgins -Willow Creek and Parks and Open Space for the portion of the property South of
Higgins Creek. As defined by the Plan, Entertainment areas include entertainment establishments, such as
movie theaters, bowling alleys, casinos, indoor sports arenas, and restaurants. Parks and Open Spaces are
areas that include public parks and open spaces for active and passive recreation, including Cook County
Forest Preserve District property. The proposed C-3 General Commercial Zoning District would not allow
for the Park use contemplated by the Comprehensive Plan, but would allow for a number of Entertainment
related 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 adjacent properties to the west of the subject property are located within the C-3 Zoning District. With
the exception of McDonald's the remaining properties are currently City -owned and subject to a Request For
Proposals to develop the properties in a commercial manner. Surrounding properties to the north, east, and
south are well buffered from the subject property as they are separated by the Tollway, Canadian National
Railroad Tracks, and Higgins Road, I-90 respectively.
C. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to the subject property.
If the zoning Map Amendment is approved, no additional expansion of public facilities or services is
anticipated at this time. However, road and water main public facilities may need to be upgraded depending
on future development of the subject property and adjacent sites. Development on the property would also
be subject to the Flood Control regulations in Title 14 of the City Code.
D. Whether the proposed amendment will have an adverse effect on the value of properties throughout
the jurisdiction.
Case #15 -018 -SUB -Tentative Plat of Subdivision -200 E. Touhy Avenue
Case #15 -026 -MAP- Zoning Map Amendment -Properties East of Orchard Place, South of I-90, North of Higgins
Road & West of the Canadian National Railroad Tracks
June 8, 2015
Page 9
The proposed rezoning of the site would likely increase the value of the properties on site over the existing
R-1 Zoning, particularly considering the regulations regarding Billboard relocation. It is not anticipated that
the rezoning would have a significant negative impact on other properties within the City and could provide
expanded opportunities for commercial development.
E. Whether the proposed amendment reflects responsible standards for development and growth.
The proposed map amendment to reclassify the properties to the C-3, General Commercial District would
allow for the type of development contemplated by the Comprehensive Plan on the northern portion of the
site (Entertainment), but not on the southern portion (Parks and Open Space).
Recommendation: Based on the above analysis, the Community Development Department recommends
approval of the requested zoning map amendment to change the zoning classification to C-3, General
Commercial District. The proposed zoning classification is compatible with the land use designation for the
northern portions of the site expressed in the 2007 Comprehensive Plan and would also be compatible with
the existing Zoning classification to the west. While the natural feature on the site, Higgins -Willow Creek,
could be used as part of a Park or Open Space, that use is not ideal because the site is cut off from residential
areas by major roadways and railroad tracks.
Planning Commission Procedure: Under Section 3.7-4-C of the Zoning Ordinance (Amendments) the Plan
Commission has the authority to make a recommendation for approval, approval with modification, or
disapproval of the above-mentioned map amendment. The City Council has the final authority on the
proposal.
Acting Chair Bar asked if Commissioners have any questions.
Commissioner Lane asked what this does for the Rosemont Park District. Mr. Drenobl stated — basically, to
relocate the billboard sign.
Commissioner Perez asked if anyone in the audience has any comments. There were none. Acting Chair
Bar asked if Commissioners have further questions.
Commissioner Perez asked what the purpose is of attaining the lot. Mr. McCabe advised — the parcel was
purchased in 1999 and was to be converted to a public park which did not happen. In 2005, another portion
was acquired. Approval of this request would allow the billboard sign to be moved, and as development
occurs, the zoning would be in place.
Acting Chair Bar asked;
• if the request for the sign to be moved is due to the reconfiguration of the toll way. Mr. McCabe
concurred
• if the sign owner will have an electric sign. Mr. McCabe advised — the sign owner asked that the
billboard be moved. Mr. Ryan added that the Rosemont Park District has signed a lease.
A motion was made by Commissioner Perez, seconded by Commissioner Lane, to recommend
approval as presented.
AYES: Bar, Lane, Perez, Yi
NAYES: None
Case #15 -018 -SUB -Tentative Plat of Subdivision -200 E. Touhy Avenue
Case #15 -026 -MAP- Zoning Map Amendment -Properties East of Orchard Place, South of I-90, North of Higgins
Road & West of the Canadian National Railroad Tracks
June 8, 2015
Page 10
* * * MOTION CARRIED UNANIMOUSLY
Acting Chair Bar advised that City Council will have the final decision on this matter.
OLD BUSINESS
There was nothing to report.
ADJOURNMENT
A motion was made by Commissioner Lane, seconded by Commissioner Perez, to adjourn at 7:24
p.m.
AYES: Bar, Lane, Perez, Yi
NAYES: None
*** MOTION CARRIED UNANIMOUSLY ***
Sincerely,
Gale Cerabona
Recording Secretary
cc: City Officials, Aldermen, Plan Commission