08/31/2015Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
Page 1
DES PLAINES PLAN COMMISSION HEFTING
AUGUST 31, 2015
MINUTES
The Des Plaines Plan Commission Meeting held its regularly scheduled meeting on Monday, August 31, 2015, at
7 p.m., in Room 102, City Council Chambers, of the Des Plaines Civic Center.
PLAN COMMISSION
PRESENT: Lane, Niemotka, Yi
ABSENT. Bar, Perez
ALSO PRESENT: George Sakas, AICP, Director/Community & Economic Development
Scott Mangum, Senior Planner/Community & Economic Development
Gale Cerabona, Recording Secretary
Chairman Niemotka called the meeting to order at 7 p.m. & read this evening's cases. Roll call was conducted.
APPROVAL OF MINUTES:
A motion was made by Commissioner Yi, seconded by Commissioner Lane, to approve the regular meeting
minutes of May 11, May 26, and July 27, 2015.
AYES: Yi, Lane Niemotka
NAYES: None
*** MOTION CARRIED UNANIMOUSLY ***
NEW BUSINESS
1. Address: 783-841 Lee Street Case Number: 14 -073 -PUD -SUB -MAP
PI Ns: 09-20-200-023-0000,09-20-200-037-0000,09-20-200-038-0000,09-20-200-039-0000,09-20-
200-040-0000,09-20-200-043-0000,09-20-200-044-0000,09-20-200-045-0000,09-20-200-
047-0000
Petitioner: Lexington Des Plaines LLC, 1731 Marcey Street, Suite 200, Chicago, IL 60614
Owner: Jim Moehling, 301 N. Bay, Lake Barrington, IL 60010
A Preliminary Planned Unit Development (PUD) is requested under Section 12-3-5 of the 1998 City of Des
Plaines Zoning Ordinance, as amended, to allow for the construction of 58 Townhomes on approximately
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
Page 2
3.1 acres as the Lexington Point PUD with requested PUD exceptions from the R-4, Central Core Residential
Zoning District standards for lot sizes as small as 4,992 square feet, instead of not less than 10,000 square
feet, setbacks as small as 10 -feet (front yard) instead of not less than 12 -feet and 14 -feet (rear yard) instead
of not less than 25 -feet;
A Tentative Plat of Subdivision to create the Lexington Pointe Subdivision with 13 lots;
An Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the properties from the C-
5 Central Business Commercial District to the R-4 Central Core Residential District.
Chairman Niemotka swore in Lawrence M. Freedman, Ash, Anos, Freedman & Logan, LLC, 77 West
Washington, Suite 1211, Chicago, IL; Jon E. Nelson, Principal, Jen Land LLC, P.O. Box 4397, Oak Park,
IL; Joe A. Safin, AIA, Senior Partner & Jay W. Cox, Project Manager, BSB Design, 1540 E. Dundee Road,
Suite 310, Palatine, IL; Javier Millan, Senior Consultant, KLOA, 9525 W. Higgins, Suite 400, Rosemont,
IL; Josh Terpstra, PE, Project Engineer, Haeger Engineering LLC, 1304 Plum Grove Road, Schaumburg, IL;
& Karl T. Krogstad, Pla, LEED AP, President, Krogstad, 519 Pembrook Ct. N, Crystal Lake, IL.
Mr. Freedman, Attorney, shared revisions to the proposal:
• fewer units
• upgraded materials
• increased parking
Mr. Nelson displayed the site plan and illustrated changes:
• 58 units
• 30 parking spaces
• Some setbacks are compliant with PUD standard; some variations required
• 2 frontages, 2 rear yards, & side yards
Mr. Safin offered exterior enhancements:
• brick now extends into gables at top
• porches provide individual entries
• masonry goes up to the 2d floor sills in some side yards
Chairman Niemotka asked if Commissioners have any questions.
Commissioner Lane asked what the stair material is. Mr. Safin advised — poured in place concrete; there is
no access under porch.
Chairman Niemotka asked:
• if IDOT has been contacted. Mr. Millan advised — normally IDOT staff is happy when access
drives are closed; a letter/permit will be requested.
• what the sidewalk width is on Lee Street. Mr. Nelson advised — City Staff recommends 7 ft.; other
walks are 5 ft.
• if more drainage is being provided. Mr. Terpstra advised — yes, it is all underground
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
Page 3
Chairman Niemotka asked if Commissioners have any questions. There were none. Chairman Niemotka
asked Staff to summarize the Staff Report:
Issue: An Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the properties from
the C-5 Central Business Commercial District to the R-4 Central Core Residential District;
A Preliminary Planned Unit Development (PUD) is requested under Section 12-3-5 of the 1998 City of Des
Plaines Zoning Ordinance, as amended, to allow for the construction of 58 Townhomes on approximately
3.1 acres as the Lexington Point PUD with requested PUD exceptions from the R-4, Central Core Residential
Zoning District standards for lot sizes as small as 4,992 square feet, instead of not less than 10,000 square
feet, setbacks as small as 10 -feet (front yard) instead of not less than 12 -feet and 14 -feet (rear yard) instead
of not less than 25 -feet; and
A Tentative Plat of Subdivision to create the Lexington Pointe Subdivision with 13 lots.
Analysis:
Preliminary Planned Unit Development and Map Amendment Report
Owner: Jim Moehling, 301 N. Bay, Lake Barrington, IL 60010
Petitioner: Lexington Des Plaines LLC, 1731 Marcey Street, Suite 200,
Chicago, IL 60614
Case Number: 14 -073 -PUD -SUB -MAP
Real Estate Index Numbers
09-20-200-011-0000,09-20-200-012-0000,09-20-200-013-0000,
09-20-200-023-0000, 09-20-200-037-0000, 09-20-200-038-0000, 09-
20-200-039-0000, 09-20-200-040-0000, 09-20-200-043-0000, 09-20-
200-044-0000,09-20-200-045-0000,09-20-200-047-0000
Existing Zoning C-5, Central Business Commercial District
Existing Land Use Partially Vacant shopping Center, Church, Vacant Banquet Hall, Parking
Surrounding Zoning North: C-5, Central Business Commercial District
South: C-5, Central Business Commercial District
East: R-4, Central Core Residential
West: C-5, Central Business Commercial District
Surrounding Land Use
North: Commercial (Banks/Offices)
South: Place of Worship
East: Multi -Family Residential
West: Commercial
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
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Street Classification The Comprehensive Plan designates Lee Street as an arterial and Center
Street as a local street.
Comprehensive Plan High Density Mixed -Use is the recommended use of the property.
Development Schedule 2.5-3 year anticipated construction period
Project Description The original 61 -unit preliminary planned unit development was
recommended by the Plan Commission in October 2014 and denied by
the City Council in January 2015. In June 2015 the City Council
remanded the modified plan for 58 units back to the Plan Commission
for consideration.
The proposed through -block townhome development would incorporate
3.12 acres of land with approximately 558 feet of frontage on Lee Street
and 415 feet of frontage on Center Street. The property is currently
located within the C-5 Central Business Zoning District, where
townhomes are not a permitted use, however, a Map Amendment is
requested to reclassify the site to the R-4, Downtown Core Residential
Zoning District.
Twelve townhome buildings, organized into four rows of townhomes are
proposed on the site. The four westernmost buildings would front on Lee
Street (22 units), the three easternmost buildings (12 units) would front
on Center Street, while the four of the interior buildings (20 units) would
face each other with a 30 -foot wide landscaped courtyard with walkway
separating the structures, and the remaining 4 -unit building would front
a "Central Commons." Vehicular access would be provided by two curb -
cuts off of Center Street. Two -car garages on the first level of the units
meet the minimum parking requirement of 2.0 spaces per dwelling unit.
Additionally, 30 off-street surface parking spaces are proposed. Eleven
of the three-level townhomes would have two bedrooms, while the
remaining 47 would be three-bedroom units.
Standards for a Zoning Map Amendment
To analyze this map amendment request, the standards for amendments contained in Section 12-3-7.E 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 designates the area where the site is located as an area of
proposed change and recommends High Density Mixed -Use for this site. As defined by the Plan, High -
Density Mixed -Use is an area containing a mix of uses within the same building with retail or entertainment
uses on the ground floor and office, commercial services and residential above. The recommended residential
density is 43 dwelling units per acre, while the proposed development provides approximately 18.6 units per
acre.
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
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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 current conditions on this block of Lee and Center Streets include predominately commercial and
institutional uses. The proposed amendment to R-4, Central Core Residential would prohibit commercial
uses. Additionally, the opposite block face of Lee Street is located within the C-5, Central Business
Commercial District. The proposed development would not relate to the existing or allowed development on
the opposite block face of Lee Street, while it would match the opposing block face on Center Street which
is within the R-4 District.
C. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to the subject property.
The public facilities and the public services provided by the City of Des Plaines are expected to be adequate
within the Downtown. If the zoning amendment is approved, no additional expansion of public facilities or
services is anticipated. Downtown is the area where the densest development in the City is planned in order
to take advantage of the existing public services, such as the Library, Metra Rail Station, and confluence of
Pace Bus routes.
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 properties on site over the
existing mostly vacant commercial uses, surface parking lots, and institutional uses. However, a denser
development such as that anticipated by the Comprehensive Plan and current C-5 Zoning District would
likely have a greater positive impact on property values.
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 compliance with the future land use expressed in the adopted Comprehensive Plan.
Planned Unit Developm ent 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 12-3-5.A:
Comment: The proposed plan is consistent with the stated purpose of Section 12-3-5.A of the Zoning
Ordinance in that the proposed townhom e 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 middle of the site.
However, the site is being developed less intensely than envisioned by the Comprehensive Plan and as
allowed in the current Zoning District, which may be a less efficient development type within the Downtown
core.
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
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B. The extent to which the proposed plan meets the prerequisites and standards of the planned unit
development regulations:
Comment: The proposed Planned Unit Development meets all PUD requirements contained in Section 12-
3-5.B 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 3.12 acres in size, and the land is under
unified control of Lexington Homes, LLC 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 3.12 acres;
• Maximum building coverage (Not applicable in R-4, Central Core Residential);
• Parking requirements; 116 spaces (2/unit) are required; 146 are proposed;
• Building Height; A maximum height of 80' would be allowed in the R-4 District and a maximum
of 34.5' is proposed;
• Compatibility with surrounding properties; while the project is not expected to be detrimental to
surrounding properties, it would alter the character of the downtown core by introducing low -scale
moderate density housing to a commercial corridor within the downtown core. The character of the
development would not be complementary with the commercial development adjacent to the site to
the north and on the opposite side of Lee Street. Further, the design and materials used in the
buildings is not compatible with the urban context of the site where compact development using
masonry building materials is the predominant form of development;
• 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 development could be designed with more
appropriate architecture and enhanced materials for the urban downtown core.
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 4,992 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 the minimum lot
area required per unit of 800 square feet per two bedroom unit and 1,000 square feet per three
bedroom unit in the R-4 District and a common open space in front of building 6 is provided.
• (2) Front -yard setbacks of as little as 10' instead of not less than 12', and rear -yard setbacks of 10 -
feet instead of not less than 25 -feet. The setbacks are proposed to be measured from the perimeter
of the property as opposed to from the individual lots that are proposed to be created for each
building. The reduced front setbacks are appropriate in the downtown, where much of the
development is at zero lot -line.
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
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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 would be provided by a continuation of the sidewalk network. Conditions of
approval address the need to improve the connectivity of the sidewalk network and width of proposed
sidewalks. A "Central Commons" in front of building 6 would provide some open space and two benches.
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 current roadways. Its proximity to downtown Des Plaines and to the Metra
train station will help reduce the amount of trips generated. The number of trips expected to be generated by
the proposed townhome development will be low. The addition of the site generated traffic is projected to
have little to no significant impact on the studied intersections. The increase in delay at the studied
intersections will not be significant and will not affect the operational characteristics of the intersections. The
proposed access with two full ingress/egress access points on Center Street will be adequate in
accommodating site traffic" The City's Engineering Division reviewed the traffic study.
E. The extent to which the relationship and compatibility of the proposed development is beneficial or
adverse to adjacent properties and neighborhood:
Comment: The architecture of the proposed 58 -unit townhome development has a more suburban feel than
the context within the Central Business District. Higher quality masonry building materials on all elevations
would help give the development a more urban feel.
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 mostly vacant commercial uses, surface parking lots, and
institutional uses. However, a denser development such as that anticipated by the Comprehensive Plan and
current C-5 Zoning District would likely have a greater positive impact on property values and tax base.
Once the 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 downtown 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 designates the area where the site is located
as an area of proposed change and recommends High Density Mixed -Use for this site. As defined by the
Plan, High -Density Mixed -Use is an area containing a mix of uses within the same building with retail or
entertainment uses on the ground floor and office, commercial services and residential above. The
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
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recommended residential density would be 43 dwelling units per acre, while the proposed strictly residential
development provides approximately 19 units per acre.
PUD and Map Amendment Issues/Considerations:
1. The proposed Map Amendment would effectively shrink the Downtown Central Business District
by moving the southern boundary and would create inconsistencies with the long-range land use
vision expressed in the Comprehensive Plan and with the existing zoning and land use of
surrounding properties. The proposed site is one of the few sites large enough to accommodate the
type of large-scale mixed-use development allowed in the Central Business Zoning District.
2. The architecture and urban design of the development does not match the urban setting within the
Downtown. Higher quality materials, including masonry, and a site plan with a consistent street wall
along Lee Street would improve compatibility with surrounding development.
Tentative Plat Report
Name of Subdivision: Lexington Pointe
Address: 783-841 Lee Street, (Located between Lee and Center Streets)
Request: Approval of a Tentative Plat of Subdivision consisting of 13 lots
Total Acreage of Resubdivision: 3.12 acres
General Information
Lot Descriptions and Construction Plans: The Tentative plat shows the existing lots being resubdivided
into 13 lots. Each of Lots #1-12 would contain one townhome building ranging from four to 6 units. These
lots range in size from 4,992 square feet in size to 7,202 square feet in size. Additionally, Lot #13 (65,106
square feet) would extend to the perimeter of the site and contain common areas such as vehicular driveways,
surface parking spaces, and the open space in front of Lot# 6.
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 Developm ents.
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.
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 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
give consideration to the Map Amendment, Preliminary Planned Unit Development, and Tentative
Plat of Subdivision requests. If the Plan Commission recommends approval, conditions and
comments #1 - #4 apply 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 #5 - #18 below.
• The City of Des Plaines Fire Department recommends approval of the Preliminary PUD, and
Tentative Plat of Subdivision, subject to conditions #18 — #23, 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
Developm ent Departm ent.
2. Revise building elevations to provide a more compatible development within the urban context of
the Downtown by including higher quality materials, such as masonry.
3. The petitioner shall pay all applicable building permits and related fees.
4. Provide written proof of Final Engineering approval from the City of Des Plaines Public Works and
Engineering Department.
5. All utilities shall be underground, and utilities on Center Street shall be directionally bored because
of recent street repaving.
6. Storm drainage shall connect to the separate sewer on Center Street.
7. Internal road lighting is required to be provided by the developer.
8. Development covenants shall indicate that maintenance of utilities (with the exception of water
mains), snow plowing, pavement maintenance, and lawn cutting is the responsibility of the
homeowners association.
9. Adjacent to the site, the replacement of the easternmost traffic lane on Lee Street, curb and gutter
along Lee Street, and sidewalks along both Lee and Center Streets shall be the responsibility of the
developer prior to completion of the project. Sidewalk replacement shall be in compliance with the
Downtown Streetscape Master Plan.
10. Storm water detention and volume control required per MWRD Water Management Ordinance.
11. MWRD, IDOT, IEPA, andNPDES/SWPP permits will be required.
12. Minimum of an 8" looped water main required.
13. B 6-12 curb and gutter (standards or reverse pitch) will be required around all pavement except
between the rear of buildings/garaged.
14. 48" Ty A catch basins with flowable fill in the ROW will be required.
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
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15. Provide signage and pavement marking plan.
16. Provide plans demonstrating a consistent and connected sidewalk network with a 5 -foot minimum
sidewalk width, 7 -feet where adjacent to the curb of a public street. At the very least, an east west
sidewalk connection should be provided between buildings 1-7 and between buildings 8-12,
connecting Lee Street to the sidewalk at the middle of the proposed development. Additionally
there should be a connection from this east -west sidewalk to the community area at the center of the
site.
17. Reduce the turning radius of the driveways on Center Street to 15 feet, where possible, to improve
the walkability along Center Street.
18. Remove the proposed board on board privacy fencing from plans. Landscaping and/or decorative
wrought -iron style fencing may provide a better division of properties where necessary.
19. If the building heights exceed 30 -feet from grade to the eave of a pitched roof, top of a parapet, or
the intersection of the exterior wall and the roof; fire lane access roads are required to be a minimum
of 26 feet wide. There must be no obstructions above these roads that will prevent access for an
aerial ladder.
20. Provide sufficient access roads to bear the weight of the City's heaviest emergency vehicle.
21. Provide sufficient fire hydrants within the development site to comply with the fire flow and hydrant
spacing requirements of Appendix B and C of the International Fire Code.
22. Provide sufficient emergency vehicle turning radius to the satisfaction of the Fire Chief.
23. Residential units will need to be sprinklered in compliance with the International Residential Code
and all NFPA code requirements.
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.
Commissioner Lane asked/stated:
• Staff if these conditions are being satisfied. Mr. Mangum advised — many are standard conditions;
others would be dealt with prior to PUD approval.
• she is disappointed with the elevation; would like to see a sharper, urban appeal
Chairman Niemotka asked if anyone in the audience has comments. These individuals were sworn in:
• Christine C. Schap Chairman, Congregation — Immanuel Lutheran Church and School
Ms. Schap advised she is representing a congregation of 500 whose concerns are:
o reduced lot sizes
o a lot of setback exceptions
o downtown being destroyed with increased housing
o housing that may not be sellable
o density
o parking on Center Street will be dense when entrances on Lee Street are closed; a fire
truck may not have easy access. Has the fire department been notified? Mr. Mangum
advised — yes, and noted in Conditions 1-23
o establishing a condition, should this petition be approved, that a substantial and
attractive fence be placed between the properties; don't want our property used as a
pass-thru
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
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o noise from construction; would like this to be another condition
• Linda Kleim 1436 Thacker
Ms. Kleim stated she would not like entry drives (increased traffic) onto Center Street
• Larry Gorski
Mr. Gorski stated:
796 Center
o he is in favor of this development as residences will be of high quality
o speed bumps may help
o he is in favor of homes and people as they will create a town again
Mr. Safin replied that the high density and materials are typical in an urban setting. Gable roofs face
forward; a low maintenance element.
Commissioner Lane asked/stated:
• if the brick is the same throughout. Mr. Safin advised — yes
• if the footprint is changed. Mr. Safin advised — no
• she believes the brick should turn the corner. Mr. Safin advised he will review with the team and
consider same.
• what railings are made of. Mr. Safin advised — metal
• if there is an ice -melt system on stairways. Mr. Safin advised — no
Chairman Niemotka swore in the following audience members who had more comments:
• Wayne Serbin 835 Pearson
Mr. Serbin asked:
o if these units will be sold or rented. Mr. Freeman advised — they are for sale
o what the price point is. Chairman Niemotka swore in William J. Rotolo, Vice President
of Land Acquisitions & Government Relations, Lexington Homes, 1731 N. Marcey
Street, Suite 200, Chicago, IL who advised there are 2 unit types. He noted the price is
in the $300-325,000 range (inclusive of granite countertops, hardwood floors). For
further upgrades, the price would be in the $350,000 range. Mr. Rotolo stated Lexington
Homes specializes in urban developments.
Commissioner Lane asked if this is fee simple. Mr. Rotolo advised — it is fee simple with a Homeowners
Association. He noted homeowners could subsequently make changes.
Chairman Niemotka asked:
• who a typical buyer would be. Mr. Rotolo stated the median age is typically 38 with a dual income
and few children/infants (as there are no yards). He noted individuals over 55 do not generally
own these (due to stairs).
• if the units are easy to sell. Mr. Rotolo advised — this is a difficult market; 2 units per month are
being sold; it's easier to sell a home that's almost completed
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
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Commissioner Lane asked how noise can be avoided (toward the neighbors). Mr. Rotolo advised — he
would like to work with the Church and oblige for funerals, etc. He noted the City will be notified of the
construction hours.
Chairman Niemotka asked if the utilities are completed first. Mr. Rotolo advised — yes, the buildings would
be demolished first. He noted Spring as the target date.
Mr. Safin stated the brick will be wrapped on both ends. He noted the bottom brick will now be siding. Mr.
Rotolo advised — the brick only came up because Des Plaines has a rule to have brick rise to the 1st floor.
Mr. Gorski asked which home will be built first. Mr. Rotolo stated it is unknown at this time.
Commissioner Lane asked if sales and construction staff will be housed in the same trailer. Mr. Rotolo
advised — likely not, as this is a tight area.
More audience members came forward and were sworn in by Chairman Niemotka:
• Marlene Wrablik
Ms Wrablik asked:
1436 E. Thacker
o if these townhomes are specifically designed for Des Plaines. Mr. Rotolo advised — yes,
they were uniquely designed for this site. He noted, in Morton Grove, the development
is called Lexington Station; there's another in Palatine.
o how long construction will be. Mr. Rotolo advised — 2 '/2-3 years
o if, regarding the sidewalk on Center Street, it be a new one and what size. Mr. Terpstra
advised — 7 ft. on Lee Street & 5 ft. on Center Street
o if sidewalks will be replaced or new. Mr. Terpstra advised — they will be new
• Jeff Spero
Mr. Spero asked:
741 S. Warrington & officer of Immanuel Lutheran Church
o if the homes are for rent or sale. Mr. Freedman advised — for sale
o if Mr. Rotolo was referring to Immanuel Lutheran Church when he referred to working
with the Church. Mr. Rotolo stated — no
Commissioner Yi asked:
• if Immanuel Lutheran Church has had communication with Lexington Homes. Ms. Schap advised
yes
• if there is a fence. Mr. Terpstra illustrated 2 wrought -iron fences (as noted in Condition 18). Ms.
Schap noted the Church staff prefers a solid fence. Mr. Mangum advised — a wrought -iron fence is
more conducive to a setting in downtown Des Plaines. Mr. Krogstad advised there is vegetation.
He noted the Petitioner is amenable to opt for a different fence upon discussion with City Staff,
and stated a board -on -board fence is an option.
Commissioner Lane suggested to the Petitioner that the neighbors may want shrubs of arborvitae for
screening. Mr. Freedman advised — Petitioner is amenable to the neighbors' & City Staff's wishes.
Audience Member, Mr. Spero. stated, since there are 3 -bedroom units, there may be 3 parking spaces taken
per unit. He stated he would like their wishes to be heard.
Case #14 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
Page 13
Mr. Krogstad discussed fences with Mr. Gorski. He noted an 8 ft. fence is proposed.
Audience Member, Ms. Kleim, asked if all the townhomes are the same. Mr. Safin advised — there are
different looks per type; may have a different door color per building. He noted there are 4, 5, & 6 -unit
buildings.
Audience Member, Ms. Schap, reminded that Immanuel Lutheran Church has been there for 144 years.
Chairman Niemotka asked what type of fence there will be during construction. Mr. Rotolo advised — a
rented chain-link fence.
A motion was made by Commissioner Lane, seconded by Commissioner Yi, to recommend the MAP
Amendment to change the zoning from C-5 to R-4 (with exceptions as noted).
AYES: Lane, Yi, Niemotka
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY
A motion was made by Commissioner Lane, seconded by Commissioner Yi, to approve a PUD
request including Conditions 1-23 and a request that a resolution occur between the developer & 2
neighbors regarding fencing.
AYES: Lane, Yi, Niemotka
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY * * *
A motion was made by Commissioner Yi, seconded by Commissioner Lane, to approve the Tentative
Plat of Subdivision.
AYES: Yi, Lane, Niemotka
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY * * *
OLD BUSINESS
There was nothing to report.
ADJOURNMENT
A motion was made by Commissioner Lane, seconded by Commissioner Yi, to adjourn the meeting
at 8:13 p.m.
AYES: Lane, Yi, Niemotka
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY * * *
Case #14-073-PUD-SUB-MAP-Map Amendment, Preliminary Planned Unit Development and Tentative Plat of
Subdivision - 783-841 Lee Street
August 31, 2015
Page 14
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Plan Commission