10/26/2015Case #15 -007 -PUD -SUB 300 Western -Final Planned Unit Development
Case #15 -067 -SUB 885-999 E. Touhy-Final Plat of Subdivision
October 26, 2015
Page 1
ODEs
PLAINES
ILLINOIS
DES PLAINES PLAN COMMISSION MEETING
OCTOBER 26, 2015
MINUTES
The Des Plaines Plan Commission Meeting held its regularly scheduled meeting on Monday, October 26, 2015, at
7 p.m., in Room 102, City Council Chambers, of the Des Plaines Civic Center.
PLAN COMMISSION
PRESENT: Bar, Lane, Perez
ABSENT: Niemotka, Yi
ALSO PRESENT: Davorka Kirincic, Associate Planner/Community & Economic Development
Gale Cerabona, Recording Secretary
Acting Chair Bar called the meeting to order at 7:02 p.m. & read this evening's cases. Roll call was conducted.
APPROVAL OF MINUTES:
A motion was made by Commissioner Perez, seconded by Conunissioner Lane, to approve the regular
meeting minutes of September 28, 2015.
AYES: Perez, Lane, Bar
NAPES: None
MOTION CARRIED UNANIMOUSLY
NEW BUSINESS
1. Address: 300 Western Case Number: 15 -007 -PUD -SUB
A Final 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 101 Townhomes on approximately 7.7 acres
as the Colfax Crossing PUD with requested PUD exceptions from the R-4, Central Core Residential Zoning
District standards for front setbacks as small as 8 -feet, instead of not less than 12 -feet, rear setbacks as small
as 20 -feet, instead of not less than 25 -feet, and lot sizes as small as 6,519 square feet, instead of not less than
10,000 square feet;
A Final Plat of Subdivision to create the Colfax Crossing Subdivision with 20 lots with Subdivision variations
for right of way width less than 66 -feet.
PINs: 09-17-100-009-0000, 09-17-100-029-0000, 09-17-100-032-0000, 09-17-100-053- 0000, 09-17-
100-054-0000, 09-17-100-055-0000, 09-17-100-056-0000, 09-17- 100-057-0000, 09-17-203-
024-0000, 09-17-203-034-0000
Case #15 -007 -PUD -SUB 300 Western -Final Planned Unit Development
Case #15 -067 -SUB 885-999 E. Touhy-Final Plat of Subdivision
October 26, 2015
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Petitioner: Rick Zirk for Taylor Morrison of Illinois, IL, Inc., 1834 Walden Office Square, Suite 300,
Schaumburg, IL 60173
Owner: BCD Ventures, LLC, 1440 Townline Road, Mundelein, IL 60060
Acting Chair Bar swore in Rick Zirk for Taylor Morrison of Illinois, IL, Inc., 1834 Walden Office Square,
Suite 300, Schaumburg, IL 60173. Mr. Zirk gave a PowerPoint presentation. He noted this is the former
Schwake Stone property which is over 7 acres (2 acres over the PUD requirement). Aerial views were
illustrated. Contextual townhomes were shown. Mr. Zirk stated this PUD was previously approved (with
Lexington Homes to the East) and noted the allowable time period has expired.
Mr. Zirk presented the same plan with 5 units less, of 106 townhom es. Additional parking has been added.
There is 217 ft. of a privacy fence to shield the multi -family buildings. There is an increase in building
separation (now 15 ft.). He noted there are now split sidewalks.
Mr. Zirk advised that Orleans Homes was purchased by Taylor Morrison.
Mr. Zirk conveyed that the porch feature is in the front yard setback (for those homes oriented toward the
street). A front entrance has also been added.
Mr. Zirk advised the right-of-way is 50 ft. (under code).
Mr. Zirk stated there is a strip (of land) that was never transferred. He noted this has now been secured.
Elevations were highlighted:
• Ridge line of roof
• Color in roof line
• Brick, siding
• Gables are consistent
• Some roofs are metal, some asphalt
Landscape Plan was briefly explained -- at entrance area, benches are placed as well as in the Cul de Sac
area (near bike path). There is a future bike trail expansion slated.
Signage includes a monument at entrance. Open spaces and detention area are taken care of by the HOA.
Commissioner Lane asked if this is a fee simple or condos. Mr. Zirk replied — it is fee simple.
Commissioner Perez asked:
• if a traffic study was conducted. Mr. Zirk advised — yes, by KLOA and Des Plaines
Transportation Department
• where the snow will be stored. Mr. Zirk referred to their property in Glen Ellyn, and stated ample
space is provided
• what the measurements of the retention pond are. Mr. Zirk stated — 33,900 sq. ft.
Case #15 -007 -PUD -SUB 300 Western -Final Planned Unit Development
Case #15 -067 -SUB 885-999 E. Touhy-Final Plat of Subdivision
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• where the parking is. Mr. Zirk stated — there are 117 spaces with 30 being on -street parking
Acting Chair Bar asked Staff to summarize the Staff Report.
Issue: A Final 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 101 Townhomes on approximately
7.7 acres as the Colfax Crossing PUD with requested PUD exceptions from the R-4, Central Core Residential
Zoning District standards for front setbacks as small as 8 -feet, instead of not less than 12 -feet, rear setbacks
as small as 20 -feet, instead of not less than 25 -feet, and lot sizes as small as 6,519 square feet, instead of not
less than 10,000 square feet;
A Final Plat of Subdivision to create the Colfax Crossing Subdivision with 20 lots and 1 outlot with
Subdivision variations for right of way width less than 66 -feet;
Analysis:
Final Planned Unit Development Report
Owners: Rick Zirk for Taylor Morrison of Illinois, 1834 Walden Office Square,
Suite 300, Schaumburg, IL 60173
Petitioner: BCD Ventures, LLC, 1440 Townline Road, Mundelein, IL 60060
Case Number: 15 -007 -PUD -SUB
Real Estate Index #s 09-17-100-009-0000, 09-17-100-029-0000, 09-17-100-032-0000,
09-17-100-053-0000, 09-17-100-054-0000, 09-17-100-055-0000,
09-17-100-056-0000, 09-17-100-057-0000, 09-17-203-024-0000,
09-17-203-034-0000
Existing Zoning R-4, Central Core Residential
Existing Land Use Vacant land
Surrounding Zoning North: M-2, General Manufacturing
South: R-4, Central Core Residential
East: R-4, Central Core Residential
West: M-2, General Manufacturing
Surrounding Land Use
North: Electric Infrastructure, Railroad Tracks
South: Multi -Family residential
East: Townhomes
West: Railroad Tracks, Vacant Land
Street Classification Western Avenue, Evergreen Avenue, and Harding Avenue, and are all
local streets, while Northwest Highway is an Arterial.
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Comprehensive Plan
Development Schedule
Project Description
PUD Findings
Low density multi -family residential is the recommended use of the
property.
2015-2019 Construction
In 2003 the property at 300 Western Avenue was reclassified from the
M-2, General Manufacturing to the R-4 Central Core Residential Zoning
District at the request of Newport Builders. In 2007 the City Council
approved a Preliminary Planned Unit Development (Case #07 -040 -
PUD) request from Remington Homes to develop 106 Townhom es on
the former Schwake Stone site. The development never occurred and the
approval has since expired. In May 2015, the City Council approved a
Preliminary PUD (Ordinance Z-16-15) for Orleans Homes to develop
101 Townhomes on the 7.74 acre parcel. Taylor Morrison has since
acquired Orleans Homes and is now requesting approval of a Final
Planned Unit Development and Final Plat of Subdivision for the project.
The Final Site Plan identifies 20 townhome buildings each on a separate
lot (1-20) with an outlot, Block B, that would be utilized as a detention
pond. Evergreen Avenue would be extended west from its current
terminus at Western Avenue and end in a cul-de-sac at the southwest end
of the site. Western Avenue would be improved and widened following
acquisition of a parcel adjacent to the existing Western Avenue Right of
Way. No access to Northwest Highway is proposed.
Each 1,763-1,858 square foot, three level townhome would include two
or three bedrooms and an attached first level two -car garage. 15 off-street
parking spaces are proposed in addition to approximately 30 on -street
parking spaces.
As required, the proposed development is reviewed below in terms of the findings contained in Section 12-
3-5.E 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 so far as the proposed townhome development would allow for an efficient use of land resulting
in more economic networks of utilities, street and other facilities not be possible under the strict application
of the Zoning Ordinance based on the proposed density of residential development on the site.
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) that permits PUDs, it meets
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the minimum size standard of two acres, as it is 7.7 acres in size, and the land to be developed as Townhomes
is under the control of Taylor Morrison as 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 meets or exceeds the following applicable zoning regulations as
proposed for the R-4, Central Core Residential District:
• Minimum size for PUD; Two acres are required; the total site is 7.7 acres;
• Maximum building coverage (Not applicable in R-4, Central Core Residential);
• Parking requirements; 202 spaces (2/unit) are required; 217 spaces (2.15/unit) are proposed in
addition to on -street parking;
• Building Height; A maximum height of 80' is allowed and a maximum of approximately 38' is
proposed;
• Compatibly with surrounding properties; and
• Traffic (Adequate provision for safe ingress and egress and minimal traffic congestion)
Proposed Planned Unit Development exceptions are requested for:
• Rear -yard setbacks of approximately 20', instead of not less than 25', Front -yard setbacks of
approximately 8', instead of not less than 12', and lot sizes as small as 6,519 square feet, instead of
not less than 10,000 square feet.
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 through the site.
No formal open space is proposed, but comments and conditions include providing a revised Landscape Plan
with programming for the small open space areas on site. Additionally, a detention pond is proposed along
the railroad tracks.
The control of vehicular traffic is addressed by the petitioner's professional traffic study, which was
performed by KLOA of Rosemont, IL and reviewed by the City' s Engineering Division. 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 no significant impact on the studied
intersections.
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• The increase in delay at the studied intersections will not be significant and will not affect the
operational characteristics of the intersections.
• The conversion of Western Avenue (north of Harding Avenue) and Evergreen Avenue (west of
Wildflower Street) will improve the traffic flow in the area and will help provide the development
with efficient access.
• The proposed access with two full ingress/egress access points on Western Avenue will be adequate
in accommodating site traffic.
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 101 -unit townhome development is similar to the recently constructed Lexington
Park townhome development to the East. The development continues the existing City street grid by
extending Evergreen Avenue and improving the Western Avenue and Evergreen Avenue intersection.
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 site is currently vacant. If the development is built as proposed with the 101 townhomes,
the assessed valuation of the property would likely increase, which will result in an increase in property tax
revenue for the City of Des Plaines and thus enhance the economic well-being of the City.
Of course, 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 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 proposed townhome development conforms to the land use plan contained in the 2007 City
of Des Plaines Comprehensive Plan. The proposed development is in conformity with the plan's stated goal
for Low Density Multi -Family Residential which calls for residential areas consisting primarily of low-rise
multi -family, duplex, and townhouse dwellings, generally with a density of up to 22 dwelling units per acre.
The plan also calls for this type of residential to be developed on vacant and/or former industrial sites west
of downtown.
In addition, townhouses in this area of the city could be in conformity with the 2007 Comprehensive Plan's
(Chapter Two) goals for Land Use and Development. Specifically, the proposed townhouses could serve, "to
provide high quality and diverse housing options for city residents."
PUD Issues/Considerations:
1. The orientation and configuration of the townhome buildings #6-15 lack presence on Evergreen
Avenue. A condition of approval is proposed that would require the end units to have entrances that
face Evergreen Avenue.
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Final Plat Report
Name of Subdivision: Colfax Crossing
Address: 300 Western Avenue
Request: Approval of a Final Plat of Subdivision
Total Acreage of Subdivision: 7.74 acres
General Information
Lot Descriptions and Construction Plans: The Final plat shows the existing lots being re -subdivided into
20 lots, each containing one townhome building, and one stormwater detention outlot, Block B, for the
development of 101 Townhomes with the remaining 1.66 acres dedicated for Public Rights of Way. A
subdivision variation is requested from Section 13.2-5(L) for a right-of-way width of as narrow as
approximately 50 -feet, instead of not less than 66 -feet. While the requested right-of-way width is less than
required, it is consistent with the right of way widths within the Lexington Park development to the East.
Final 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.
Plan Commission Procedure
The Plan Commission may vote to recommend that the City Council grant or deny the Final Plat of
Subdivision.
Staff Recommendations:
• The Department of Community and Economic Development recommends approval of the
Preliminary Planned Unit Development and approval of the Tentative Plat, subject to conditions #1-
4 listed below.
• After reviewing the Tentative Plat of Subdivision, Preliminary Engineering plans and the Traffic
Study, the Public Works and Engineering Department recommends approval of the Preliminary
PUD, subject to conditions #5-10 listed below.
• The City of Des Plaines Fire Department recommends approval of the Preliminary PUD, and
approval of the Tentative Plat of Subdivision, subject to conditions #11 — #12, as listed below:
Case #15 -007 -PUD -SUB 300 Western -Final Planned Unit Development
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• The City of Des Plaines Public Works and Engineering Department recommends approval of the
Preliminary PUD, and approval of the Tentative Plat of Subdivision, subject to condition #13 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. Provide written proof of Final Engineering approval from the City of Des Plaines Public Works and
Engineering Department;
3. The petitioner shall pay all applicable building permits and related fees.
4. End units of buildings that are perpendicular to a street, shall be designed to have entrances that face
the public street.
5. The petitioner shall submit a traffic signage and pavement marking plan to the satisfaction of the
Director of Public Works and Engineering.
6. The petitioner shall submit revised Engineering plans depicting that sidewalks throughout the
development shall extend through the driveways and meet all ADA requirements, including the
maximum 2% cross -slope requirement. Sidewalk connections shall be provided at all intersections
through curb ramps to provide a more walkable site.
7. Street improvements shall be made to Western Avenue between Harding and Evergreen. Western
Avenue shall be realigned to fix the jog in alignment at the Westem!Harding intersection and the
skew at the WestemlEvergreen intersection to the satisfaction of the Director of Public Works and
Engineering. Sufficient land shall be acquired and dedicated to the City following the required street
improvements.
8. Sufficient Right of Way shall be dedicated to the City along the Northwest Highway frontage at the
Southwest corner of the proposed site to allow for a pedestrian/bicycle sidepath along the northeast
side of Northwest Highway. It is anticipated that approximately 20 feet of right-of-way, beginning
at the curb line of Northwest Highway, will be needed to construct the sidepath.
9. The petitioner shall submit a revised Landscape Plan with programming (e.g. pocket park, benches)
for the open areas along the Western Ave frontage as well as just west of the cul-de-sac to the
satisfaction of the Directors of Public Works and Engineering and Community and Economic
Development.
10. Connection of sanitary sewer to adjacent public sanitary sewer shall occur within the public right of
way.
11. Provide sufficient fire hydrants to the satisfaction of the Fire Chief.
12. Provide sufficient emergency vehicle turning radius to the satisfaction of the Fire Chief.
13. Show easements for both sanitary sewer connections. Also need fiber optic easement.
Plan Commission Procedure:
The Plan Commission may vote to recommend approval, approval with modifications, or disapproval. The
City Council has final authority over the Final PUD.\
Mr. Zirk noted that the above Conditions have already been address and signed.
Acting Chair Bar asked if the Commission has any questions. There were none.
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Acting Chair Bar asked if there are audience members who wish to comment. The following came forward:
• Kailey Meyer, 317 Western
Ms. Meyer noted, overall, she is positive about the development. She has a major concern about the
additional parking. Mr. Zirk responded — the plan has 202 parking spaces (15 additional and 30 on -
street parking). He advised tenants may park in these parking spaces. The stalls have been maxed
out.
Acting Chair Bar asked if parking could be restricted (limit overnight parking or add a window -of -
time provision). Mr. Zirk stated he is amenable. He noted the City Council has seen and approved
this plan previously.
• Signe Hovde, 1210 E. Washington, Apt. 405
Ms. Hovde asked that the Plan Commission deny this project. She stated the area cannot
accommodate more tenants, and parking is clogged now. Ms. Hovde noted this is not a workable
plan. There are other properties in the area being developed. This is a fairly small space; is
impractical.
• Ken Laboda, 300 Wildflower (in Lexington development)
Mr. Laboda stated it is hard to believe the traffic study was favorable. He shared that the streets are
already jam packed with cars and noted this should raise a flag. If Western is widened, parking will
be reduced.
He asked, on the Northern pond, if that connects to the other pond and if there will be an overflow
situation. He also asked what the plan construction schedule is. Mr. Zirk advised — the on -street, 30
additional parking spaces are on the property (not on the road). He stated the two ponds are not
connected; there is a plan in place to prohibit overflow to the other pond.
Mr. Zirk advised, regarding Western Avenue, the widening may be done in the Spring.
He noted construction timing would be to build a pad, install the foundation in the Winter, and
resolve issues with power lines (running them underground). Utilities and paving may occur next
Summer.
• Magdalena Gizycka, 1243 E. Washington
Ms. Gizycka asked where all the water/rain will be drained. This may overpower the system, as the
streets always flood.
There are many developments. Where will the children go to school? North School is already at 602
students. Will there be a school zoning change? Is this being thought about by the City?
Mr. Zirk replied — the storm sewer will be managed and emptied into the pond. He noted the target
buyer is not families with children. These are not starter homes. They are at a higher price point;
these townhomes may attract the empty nester. Mr. Zirk advised — families generally buy a single-
family home with a backyard (not this type of townhome). Ms. Gizycka responded — there is no
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Case #15 -067 -SUB 885-999 E. Touhy-Final Plat of Subdivision
October 26, 2015
Page 10
guarantee that families will not buy these townhomes. Mr. Zirk reiterated — we are trying to not
attract families with children.
• Richard Nielsen, 390 Western
Mr. Nielsen asked if tenants really want to live near trains. Is a sound wall being built? Mr. Zirk
advised — the FHA requirements have been met (regarding decibels, etc.). An acoustics sound
analysis was conducted. There are some building mechanical items that will muffle sounds; these
are being addressed and applied.
• Merle Mizklin, 1210 E. Washington
Mr. Mizklin advised, having lived at this address for six years, geese are present.
He noted, between Harding and Northwest Highway on Western, there are numerous pot holes. The
streets are not that wide. The streets that feed into the development will have to be fixed.
Commissioner Perez asked, regarding traffic and the neighbors' concern, if a building could be removed with
parking added. It was reminded that the City Council has final authority on this project.
A motion was made by Commissioner Lane, seconded by Commissioner Perez, to recommend
approval to City Council, as presented with 13 Conditions as noted by Staff.
AYES: Lane, Perez, Bar
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY
2. Address: 885-999 E. Touhy Case Number: 15-067- SUB
PINs: 09-32-100-008-0000, 09-32-100-013-0000, 09-32-101-018-0000, 09-32-101-019-0000
Petitioner: Speedway, LLC, 500 Speedway Drive, Enon, OH 45323 Patrick J. Devereaux, 999 E. Touhy
Avenue, Suite #500, Des Plaines, IL 60018
Owner: Speedway, LLC, 500 Speedway Drive, Enon, OH 45323 DPMI LLC, 999 E. Touhy Avenue,
Des Plaines, IL 60018
A Final Plat of Subdivision is requested to consolidate parcels and to adjust the lot lines between 999 E.
Touhy Avenue and 885-911 E. Touhy Avenue.
Chairman Niemotka swore in Peter Doster, Construction Specialist, Speedway LLC, 8200 185th Street, Suite
E, Tinley Park, IL & Patrick J. Devereaux, Senior Vice President, O'Hare Offices, 999 E. Touhy, Suite 500,
Des Plaines, IL.
Mr. Doster referred to the drawing in packet. He noted construction is about half way (ready to pour curb
and asphalt).
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Commissioner Lane asked if the 20 parking spaces are being moved back. Mr. Devereaux stated the
requirement is met. The right to parking is not yet vacated. The end result is to obtain 21 parking spaces.
Acting Chair Bar asked Staff to summarize the Staff Report.
Issue:
A Final Plat of Subdivision is requested to consolidate parcels and to
adjust the lot lines between 999 E. Touhy Avenue and 885-911 E. Touhy
Avenue.
Analysis:
Final Plat Report
Petitioners Speedway, LLC, 500 Speedway Drive, Enon, OH 45323, Patrick J.
Devereaux, 999 E. Touhy Avenue, Suite #500, Des Plaines, IL 60018
Owners Speedway, LLC, 500 Speedway Drive, Enon, OH 45323, DPMI LLC,
999 E. Touhy Avenue, Des Plaines, IL 60018
Case Number 15 -018 -SUB
Address 885-911 E. Touhy Avenue
Name of Subdivision Speedway Des Plaines and 999 East Touhy Subdivision
Real Estate Index Numbers 09-32-100-008-0000, 09-32-100-013-0000, 09-32-101-018-0000, 09
32-101-019-0000
Project Description
Existing Zoning
Existing Land Uses
The applicant proposes a consolidation of lots and adjustment in the
location of the lot line separating the two properties to create lots of
87,907 square feet and 262,041 square feet.
C-3, General Commercial, C-2 Limited Office Commercial
Convenience Mart Fueling Station (under construction) and Office
Building
Surrounding Zoning North: R-1, Single -Family Residential
South: I-90, Jane Addams Tollway/City Limit
East: C-2, Limited Office Commercial
West: I-90, Jane Addams Tollway/C-3, General Commercial
Surrounding Land Use North: Single -Family Residential
South: I-90, Jane Addams Tollway/City Limit
East: Office
West: I-90, Jane Addams Tollway/Commercial
Street Classification Touhy Avenue is an arterial street as identified in the Comprehensive
Plan.
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Comprehensive Plan
Total Acreage
General Information
Community Commercial and Office Commercial are the recommended
uses of the properties.
349,948 square feet (8.033 acres)
Lot Descriptions and Construction Plans: The proposed subdivision would consolidate several parcels
under the ownership of Speedway and adjust the lot lines between Speedway and the adjacent commercial
office property at 999 E. Touhy Avenue. As background, Speedway, previously operating at 885 E. Touhy
Avenue, purchased and demolished a vacant building at 911 E. Touhy Avenue with the intent to redevelop
the entire site with a new Convenience Mart Fueling Station. Following approval of a Conditional Use Permit
on July 21, 2014 per Zoning Case #14 -024 -CU -V (Ordinance Z-16-14) the City became aware of a private
dispute between Speedway and the adjacent property owner involving a recorded parking and access
easement from 1976 for 21 parking spaces located on the 911 E. Touhy property.
As a resolution to the issue Speedway presented plans to the City Council showing that an 11 -foot by 214.1 -
foot portion of the property would be deeded to the adjacent 999 E. Touhy Avenue property owner. In
exchange for abandonment of the easement, Speedway would pay to sealcoat and re -stripe the 999 East
Touhy parking lot and deed the eastern approximately 11 feet to 999 E. Touhy to increase the number of
parking spaces by approximately 20 and allow access and vehicular flow per code. A modification to the
Conditional Use Permit was approved on July 6, 2015 per Ordinance Z-18-15.
The proposed Final Plat of Subdivision reflects this approved plan by showing the parking easement as
hereby extinguished and adjusting the property line separating the two properties to the west for an 11 -foot
by 214.1 -foot portion of the Speedway property. The subdivision would result in the creation of an 87,907
square -foot (2.018 acres) Lot Number 1 under the ownership of Speedway and a 262,041 square -foot Lot
Number 2 under the ownership of DPMI LLC.
Final 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 PINs
7. This project was on MWRD Legacy List. Also need ingress, egress and parking
agreements.
Case #15 -007 -PUD -SUB 300 Western -Final Planned Unit Development
Case #15 -067 -SUB 885-999 E. Touhy-Final Plat of Subdivision
October 26, 2015
Page 13
Staff Recommendations
The Department of Community and Economic Development, Fire, and Public Works, and Engineering
recommend approval of the Final Plat subject to the Comments in this memo.
Plan Commission Procedure
The Plan Commission may vote to grant, grant with conditions, or deny approval of the Final Plat of
Subdivision.
Next Step for the Petitioner
If approved by the Plan Commission a resolution to approve the Final Plat of Subdivision will be considered
by the City Council and, if approved, the Final Plat of Subdivision will be recorded upon payment of any
surety for public improvements, subdivision fees, and recording fees.
Acting Chair Bar asked if Commissioners have any questions. There were none. Acting Chair Bar asked if
anyone in the audience is in favor or against this proposal. No one responded.
A motion was made by Commissioner Lane, seconded by Commissioner Perez, to grant with
Conditions, the Final Plat of Subdivision.
AYES: Lane, Perez, Bar
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY
OLD BUSINESS
There was nothing to report.
ADJOURNMENT
A motion was made by Commissioner Lane, seconded by Commissioner Perez, to adjourn the
meeting at 8:32 p.m.
AYES: Lane, Perez, Bar
NAYES: None
* * * MOTION CARRIED UNANIMOUSLY * * *
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Plan Commission