10/27/2014Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 1
DES PLAINES PLAN CONIIVIISSION 1VIF.FTING
OCTOBER 27, 2014
MINUTES
The Des Plaines Plan Commission Meeting held its regularly scheduled meeting on Monday, October 27, 2014, at
7 p.m., in Room 102, City Council Chambers, of the Des Plaines Civic Center.
PLAN CO1 /IMESSION
PRESENT: Bar, Lane, Niemotka, Yi
ABSENT. Perez
ALSO PRESENT: George Sakas, AICP, Director/Community & Economic Development
Scott Mangum, AICP, Senior Planner/Community & Economic Development
Gale Cerabona, Recording Secretary
Chairman Niemotka called the meeting to order at 7p.m. Roll call was conducted Chairman Niemotka read this
evening's cases.
NEW BUSINESS
Commissioner Bar arrived at 7:05 p.m.
L Address: Citywide Case Number: 14 -072 -TA
Petitioner: O'Hare Lake Office Park, LLC, 2200 E. Devon Avenue, Suite 314, Des Plaines, IL 60018
Petitioner is requesting a Text Amendment to the City of Des Plaines 1998 Zoning Ordinance, as amended,
to Articles 6 (Districts and Boundaries) and Article 7 (Districts) to create a new C-7, Eco Campus
Commercial District, which would allow building heights of up to 165 -feet, accessory parking structures
with heights of up to 55 -feet, a Floor Area Ratio of up to 7.0, and a number of permitted uses such as
office, hotel, and multiple family dwellings.
2. Address: 2200, 2250, 2350-2360, 2400 E. Devon Avenue Case Numb er: 14 -071 -MAP
Petitioner: O'Hare Lake Office Park, LLC, 2200 E. Devon Avenue, Suite 314, Des Plaines, IL 60018
Owners: O'Hare Lake Three Buildings LLC, 2200 E. Devon Avenue, Suite 314, Des Plaines, IL 60018
O'Hare Lake 2350-60 LLC, 2200 E. Devon Avenue, Suite 314, Des Plaines, 1160018
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 2
O'Hare Lake Owners Association, 2200 E. Devon Avenue, Suite 314, Des Plaines, IL 60018
Petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify
the properties from the C-2 Limited Office Commercial District to the proposed C-7, Eco Campus
Commercial District.
Chairman Niemotka swore in petitioners for agenda items 1&2: Robert L. Kozonis, CEO, O'Hare Lake
Office Park LLC, 2200 E. Devon, Suite 314, Des Plaines, IL 60018, Bruce K. Huvard, Cohen, Salk &
Huvard, P.C. 630 Dundee Road, Suite 120, Northbrook, IL 60062, Richard H. Fawell AIA, NCARB,
IIDA, Principal, VOA Associates Inc., 224 S. Michigan, Suite 1400, Chicago, IL 60604, & Jim Postweiler,
Managing Director, Jones Lang LaSalle, 200 E. Randolph, Chicago, IL 60601.
Mr. Huvard advised he represents the principal owner, distributed a Presentation Outline, & read same:
• 5 existing office buildings, 2,400 feet of frontage along the highway & Devon. In 2004 a PUD
was established. Mr. Huvard distributed an O'Hare Lake subdivision map (acreage per lot, etc.).
There are current challenges with the site & ordinance
• Conceptual plan has mixed uses but is not possible under the current zoning district/code
• Maximum height, 165 feet
• Realtors, consultants were contacted to maximize the site; prime destination for a corporate tenant
• City designated this area as an entertainment area. Conditional uses would mar the Zoning Code.
• Wish to create a new Zoning District, as proposed use is not currently categorized anywhere
• C-7 District is modeled after a corporate headquarter campus (office, cafeteria, event space,
parking, landscaping, limited access)
• Text Amendment includes these components:
o Transitional rule
o Zoning site requirements for more than 30 acres, open space, proximity to highway
o Floor area ratio (7.0)
o Mixed uses (residential, office, 11 stories above a 3 -story parking base, adjusted side
yards, buffer yard
o Paper PUD; no new construction planned; applying to Plan Commission
o Site Plan Review requires purposes — i.e. compatibility, protection, efficient use of land,
parking & landscaping standards, etc.
o Proposal includes a more robust, enhanced site plan (& review other than a Conditional
Use)
o Arterial street on the south, which Devon is not (under IDOT jurisdiction)
The Text Amendment allows & enhances the site.
Mr. Fawell presented design plans:
• Conceptual drawings were illustrated
• Mixed-use project (including entertainment); 52 acres (lake is comprised of 14 acres)
• Opportunity due to proximity to highway
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 3
• Proposed with structured parking (all-weather use for tenants); enter around the lake in a
sheltered environment
• Devon is the frontage face; strong identity of retail offices, shopping, 2 hotels; on west face,
residential development (not only single family homes); north face is FAA headquarters
• Cross over bridge to casino
• Clients are interested in this location; easy airport & downtown access; Des Plaines is uniquely
attractive
• Due to lake, must build on the perimeter
• Eco -friendly sustainable manner/principals; geothermal
Mr. Postweiler noted that Jones Lang LaSalle/JLL promotes the marketing component (property
management, leasing, etc.) following zoning. JLL advises this team to compete with sites in the O'Hare
market. Mr. Postweiler noted it is important to position correctly; zoning is needed. Companies will explore
options to occupy a new building. A design, zoning, bid/construction development is the process. Zoning is
critical to succeed with this plan. This site is appealing to the market -- Class A; nearby Class A
buildings/sites were referenced. Astellas at Willow & 294 is similar in size. Des Plaines is a better location
due to O'Hare's proximity.
Commissioner Bar asked:
• if the plan is based on the design as presented. Mr. Postweiler advised — yes, however it could
be tweaked based on the tenant. The Zurich Insurance 750,000 sq. ft. campus was referenced.
• if all building designs would remain as is. Mr. Postweiler advised — yes, this is attractive to the
market; 1 large tenant is anticipated.
• if hotel companies have been sought. Mr. Postweiler advised — this is an early step in the
concept; there will be many steps & discussions before construction
• when the completion date is. Mr. Postweiler advised — a couple of years before start of
construction & developed in phases
Commissioner Lane asked:
• Petitioners to speak about the residential aspect. Mr. Fawell advised — 5 residential condo
buildings are proposed with a potential of townhomes
• how many units there are. Mr. Fawell advised — 240 in total but it depends on the market
• which comes first. Mr. Postweiler advised — likely residential first or a corporation (if one
comes forward); whatever emerges
• if this is a lot of traffic for a small area. Mr. Fawell advised — yes; there will be office
employees, residents, retail customers, hotel guests/staff. Three to four exits are anticipated
onto Devon
• if parking is subterranean. Mr. Fawell advised — parking will be at grade & upward — or a
half -level down & upward
Chairman Niemotka asked:
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 4
• how high the condo buildings are. Mr. Fawell advised —165 ft. for all buildings (per FAA
approval); marketing studies are forthcoming
• if there will be exit & entrance ramps on the toll way. Mr. Fawell advised — yes. Chairman
Niemotka advised there is already an entrance going north.
Mr. Huvard compared issues to Des Plaines' Comprehensive Plan such as synergy, density for the area
(less vehicles are anticipated). Mr. Huvard noted this is compatible with the casino/entertainment use. The
North & West have residential properties.
Mr. Fawell stated that real estate values in Des Plaines would be enhanced as well as the tax base.
Mr. Huvard noted the height of 165 ft. vs. shadows/sun light. He stated this will not impact existing
residential properties. Based on design & compatibility of uses, this will not impact the residents. Lighting
will not be harsh. Zoning is the first step then letters of intent, financing, IDOT/toll way improvements,
engineering studies of the lake, renewal of sewer lines, etc. He concluded there are a lot of studies ahead.
Commissioner Yi asked:
• if the developer is amenable to a timetable. Mr. Huvard advised — there are a number of parties
to converse with (i.e. IDOT staff, etc.). The financial incentive is enormous. The timeline is a
20 -year plan of development.
Chairman Niemotka asked Staff to summarize the reports.
Text Amendment
Petitioner is requesting a Text Amendment to the City of Des Plaines 1998 Zoning Ordinance, as amended,
to Articles 6 (Districts and Boundaries) and Article 7 (Districts) to create a new C-7, Eco Campus
Commercial District, which would allow building heights of up to 165 -feet, accessory parking structures with
heights of up to 55 -feet, a Floor Area Ratio of up to 7.0, and a number of permitted uses such as office, hotel,
and multiple family dwellings.
Analysis: In analyzing this request, the staff considered the following information:
Petitioner
General Information
O'Hare Lake Office Park, LLC, 2200 E. Devon Avenue, Suite 314, Des Plaines,
IL 60018
Case Number 14 -072 -TA
Address Citywide
Petitioner has proposed the creation of a new Commercial Zoning District through a Text Amendment to the
Zoning Ordinance. The described purpose of the proposed is "to allow for the establishment of highly dense
and varied neighborhood or campus with a variety of uses that include corporate headquarters and facilities,
multiple family dwellings, hotels, retail establishments, restaurants and convention space. The district in
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 5
intended to create a master vertical community that works toward a reduction in environmental inputs for a
high population density while offering the entertainment of a highly urbanized core area."
The C-7, Eco Campus Commercial District would allow building heights of up to 165 -feet, accessory parking
structures with heights of up to 55 -feet and a number of permitted uses such as office, hotel, and multiple
family dwellings. In addition to typical height and setback bulk standards and use regulations, the proposed
the Text Amendment would also establish a maximum Floor Area Ratio of 7.0 (not used elsewhere in the
Zoning Ordinance), lower parking requirements for residential units, and an administrative review process
for future development.
As proposed, additional authority would be granted to the Zoning Administrator (Direct of Community and
Economic Development) through the Site Plan Review Process to review applications for development
without public hearings. Required application materials would include a traffic study, covenants, and
architectural, engineering, landscaping, lighting, and signage plans. Under the current Zoning Ordinance, a
large project seeking exceptions to the zoning regulations would typically go through the Planned Unit
Development process including public hearings before the Plan Commission and City Council. The benefit
to the property owner of creating and applying a new Zoning District is that it provides more predictability
in the approval process; however, City and public input about a specific future project would be limited.
The proposal would establish prerequisites, such as size of greater than 30 acres, location within proximity
to a toll way, access to an arterial street, and percentage of open space required, for eligible tracts of land to
be classified within the District. The full text of the proposed C-7, Eco Campus Commercial Zoning District
is included within Attachment 1. The petitioner has also proposed to apply the proposed Zoning District to
the O'Hare Lake Office Park (Case #14 -071 -MAP). However, as the strict language of the Text Amendment
is proposed the development would not be eligible because Devon Avenue is not identified as an arterial
street in the Comprehensive Plan. This language would need to be amended prior to adoption of the Text
Amendment in order for the Map Amendment to be approved.
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 Text 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 describes the need for the type of mixed-use, employment,
and entertainment land uses proposed within the proposed C-7, Eco Campus District. The C-7 District would
allow for office, residential, restaurants and hotels, including banquet and meeting facilities.
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.
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 6
The proposed development standards are as or more intense than any current zoning district within the City.
The height limit of 165 -feet would exceed that of the C-6, Casino Zoning District by 5 -feet and that of the
C-5 Central Business Commercial District by 65 -feet. Depending on the location of the C-7 Eco Campus
District, the intensity of development on large toll way -adjacent sites could be appropriate; however,
additional standards or regulations may be necessary to ensure compatibility when adjacent to more sensitive
land uses.
C. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to the subject property.
The proposed development standards would allow for intense development which may have significant
impacts on public facilities. The Site Plan Review Process would require the submittal of a Traffic Study and
Engineering plans, but the impacts would be evaluated at an administrative level, as opposed to through a
public hearing process.
D. Whether the proposed amendment will have an adverse effect on the value of properties throughout
the jurisdiction.
The proposed intensity of development that would be allowed would likely result in an increase in the
property values within the district; however, the intensity of development allowed may have an adverse
impact on adjacent properties without additional standards and regulations.
E. Whether the proposed amendment reflects responsible standards for development and growth.
The proposed text amendment to create the C-7, Eco Campus Commercial District would allow for many of
the type of uses contemplated by the Comprehensive Plan. However, as proposed the development could
cause adverse impacts to the more sensitive adjacent land uses without additional standards or regulations.
Recommendation: Based on the above analysis, the Community Development Department recommends
that the Plan Commission consider the potential impacts of the C-7, Eco Campus Commercial District and
potential modifications to the standards that would limit the intensity of development within a certain
proximity of less intensive zoning districts. If approved without modification, the reclassification of
properties in close proximity to sensitive land uses should be considered carefully.
Plan 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 text amendment. The City Council has final authority on the proposal.
Map Amendment
Petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify
the properties from the C-2 Limited Office Commercial District to the proposed C-7, Eco Campus
Commercial District.
Analysis: In analyzing this request, the staff considered the following information:
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 7
General Information
Petitioner O'Hare Lake Office Park LLC, 2200 E. Devon Avenue, Suite 314, Des Plaines,
IL 60018
Owner O'Hare Lake Three Buildings LLC, 2200 E. Devon Avenue, Suite 314, Des
Plaines, IL 60018
O'Hare Lake 2350-60 LLC, 2200 E. Devon Avenue, Suite 314, Des Plaines, IL
60018
O'Hare Lake Owners Association, 2200 E. Devon Avenue, Suite 314, Des
Plaines, IL 60018
Case Number 14 -071 -MAP
Addresses 2200, 2250, 2350-2360, 2400 E. Devon Avenue
Real Estate Index 09-33-401-027-0000, 09-33-401-028-0000, 09-33-401-029-0000,
Numbers 09-33-401-030-0000, 09-33-401-032-0000
Existing Zoning C-2, Limited Office
Existing Land Use Office Park
Surrounding Zoning North: C-2, Limited Office Commercial
South: Village of Rosemont
East: C-2, Limited Office Commercial, C-6, Casino Commercial
West: R-1, Single -Family Residential
Surrounding Land Use North: Office
South: Multi -Family Residential, Office
East: I-294, Office, Casino
West: Single Family Residential, Park
Street Classification Devon Avenue is identified as a local street in the 2007 Comprehensive Plan.
Comprehensive Plan Entertainment is the recommended use of the property.
The office park owner has requested that the subject property, located on approximately 40 acres of land
north of Devon Avenue and west of I-294, be reclassified from the C-2, Limited Office Commercial Zoning
District to the newly proposed C-7, Eco Campus Commercial District (Zoning Case #14 -072 -TA). The
O'Hare Lake Office Park was previously comprised of 5 office buildings on 6 lots. The northernmost lot (Lot
5) is now under separate ownership and is not involved in the current application. The building on the
easternmost lot (Lot 4) is currently in the process of being demolished. The property has 975 -feet of frontage
on Devon Avenue and is currently accessed by three entrances off of Devon.
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 8
O'Hare Lake
Lot 1: 5.8 acres (429 parking spaces)
Lot 2: 6.1 acres (383 parking spaces)
Lot 3: 6.0 acres (387 parking spaces)
Lot 4: 6.3 acres (423 parking spaces)
Lot 5: Not Included
Lot 6: 16.5 acres (Lake Peterson)
Although the City is not aware that the petitioner has identified a developer or major tenants, the owner
believes that changing the zoning to allow for more intense redevelopment would assist in attracting
development. The current C-2, Limited Office Zoning District allows a limited number of land uses and
buildings up to 45 -feet in height. The proposed C-7, Eco Campus, Zoning District would allow a much greater
intensity of development with building heights of up to 165 -feet, accessory parking structures with heights
of up to 55 -feet, a Floor Area Ratio of up to 7.0, and a number of permitted uses such as office, hotel, and
multiple family dwellings. As the strict language of the Text Amendment is proposed the development would
not be eligible because Devon Avenue is not identified as an arterial street in the Comprehensive Plan. This
language would need to be amended prior to adoption of the Text Amendment in order for the Map
Amendment to be approved.
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 Map Amendment
To analyze this map amendment request, the standards for amendments contained in Section 3.7-5 of the
Zoning Ordinance are used. Following is a discussion of those standards:
A. Whether the proposed amendment is consistent with the goals, objectives, and policies of the
Comprehensive Plan.
The 2007 City of Des Plaines Comprehensive Plan recommends an Entertainment use for this site. The
proposed C-7, Eco Campus District would allow for many of the type of uses contemplated by the
Comprehensive Plan.
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 the west side of the O'Hare Lake Office Park is single-family residential. The
proposed bulk and scale of the development on the west side of O'Hare Lake may not be compatible with
these more sensitive land uses. More intensive multi -family residential and Office uses are located within the
Village of Rosemont on the opposite side of Devon Avenue. The proposed C-7 development standards would
not be out of scale with the Office, Hotel, and Casino developments to the east of I-294.
C. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to the subject property.
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 9
Additional information would be required to determine the adequacy of public facilities and services.
Engineering plans would be required as a part of any development proposal.
D. Whether the proposed amendment will have an adverse effect on the value of properties throughout
the jurisdiction.
The proposed intensity of development that would be allowed on the site would likely result in an increase
in the property value of the site.
E. Whether the proposed amendment reflects responsible standards for development and growth.
The proposed map amendment to reclassify the properties to the newly proposed C-7, Eco Campus
Commercial District would allow for many of the type of uses contemplated by the Comprehensive Plan.
However, as proposed the development could cause adverse impacts to the more sensitive land uses to the
West of the property.
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-7, Eco Campus
Commercial District for Lots 2, 4, and 6. These lots are sufficiently buffered from sensitive uses and
appropriate for larger scale development. However, staff has concerns about the potential impacts of
development on more sensitive land uses located adjacent to Lots 1 and 3. The Plan Commission should
carefully consider whether to reclassify these adjacent lots to the west. Alternately, possible revisions to the
development standards in the proposed C-7, Eco Campus District could lessen the potential impacts on these
properties.
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.
Commissioner Lane asked if City staff designated any other areas that would benefit from C-7. Mr. Mangum
advised — not specifically. Other buffered areas & office parks could apply (based on compatibility, etc.).
Chairman Niemotka stated he is opposed to not having public hearings and would not support this.
Commissioner Yi commented that he believes the developer may have given a lot of thought to impact. Mr.
Huvard advised — per Conditional Use, too much control may not be a good thing. He stated the scale &
nature of this investment would not diminish other property values. Current types of Conditional Uses vs.
what's proposed are too great; there would be too many variables. He noted that adding a C-7 District makes
sense with Des Plaines' Comprehensive Plan, & advised that alternative review standards were considered;
they are trying to achieve an appropriate path.
Commissioner Lane asked/stated:
• Staff about the 160 ft. rule. In the C-6, Casino District. Mr. Mangum advised — that is based on
the casino site location & City Council's rationale on buffering areas. Mr. Huvard referred to the
Zoning Ordinance, Section 3.2-1 (Standards for Site Plan Review) & Section 3.5-1. He noted this
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 10
site will develop on pads around the lake. Open space will be preserved. The site characteristics
dictate in this case.
• we cannot create a Zoning District just to suit this project. Mr. Huvard suggested the areas to the
north of the casino could also be placed in this district.
Mr. Fawell referred back to the shadow study illustrating there will be 6 hours of sun light when 2-3 hours
are acceptable, & noted this is why the building faces north & south.
Mr. Postweiler stated that this is like a budget that can be presented to the market; guidelines to make an
offer. A committee review undermines the zoning change.
Chairman Niemotka commented that this changes the whole perspective. Commissioner Lane stated this
project would enhance the overall community.
Chairman Niemotka asked Petitioners if they would purchase homes in the area. Mr. Kozonis stated yes, he
would, & noted his son objected to changing the residents' homes. Mr. Kozonis advised that he did purchase
2 homes & would like to leave it at that, stating he has a very good rapport with the neighbors.
Chairman Niemotka asked if any audience members have questions. The following came forward:
• Mike Baldwin, 2871 S. Craig Drive, asked:
o if the development stops at the FAA building. Mr. Fawell advised -- yes
o regarding residents, if there is a proposed wall/buffer against the buildings. Mr. Fawell
advised — a buffer wall or landscaping could be placed on homeowners' properties;
Petitioner is flexible
• Karen Heckmann, 905 Center Street, stated:
o she disagrees with parking & car density. She stated that most people will commute via car
to their place of employment; employees will feel stifled without a car. Mr. Fawell advised
— the parking is abundant — 2 spaces per unit for residential & appropriate spacing for hotel
guests, etc.
Chairman Niemotka asked if Commissioners have any questions.
Commissioner Yi asked/stated:
• if there would be modifications if needed. Mr. Huvard advised — yes, Devon Avenue -- being an
arterial street
• he will support this project & hopes the developer will work with City Staff to impose
modifications. Mr. Huvard advised — this is possible. Mr. Mangum asked that Commissioners
provide specific direction.
Commissioner Bar asked if this would be part of the PUD approval. Mr. Mangum advised — As proposed in
the amendment the PUD process would not be involved, tonight is the opportunity to address modifications.
Chairman Niemotka asked/stated:
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 11
• Staff if this would go to the Zoning Board of Appeals. Mr. Mangum advised — no.
• if the developer opposes a public hearing. Mr. Huvard asked what the topic of the public hearing
would be. Chairman Niemotka responded — traffic study, etc. Mr. Huvard advised — these are
technical issues not policy issues. Chairman Niemotka stated that this is a mega -project in Des
Plaines so a public hearing seems necessary; foresee problems. Mr. Huvard stated — if hybrid
structures of approval are created, the standards are not there. There is, currently, due process.
• he would like to see access as this is no different than the casino, & there were public hearings for
the casino. Mr. Huvard stated — the casino is one use.
• Staff if this is approved, would IDOT staff, etc. need to return to Plan Commission. Mr. Huvard
advised — agencies & the City Staff still need to approve the Site Plan. Mr. Mangum referred to
pages 21&23 of 27 (Site Plan Review process) & stated this would be an Administrative process.
Mr. Huvard stated he would be in favor of the Plan Commission being privy to this.
Commissioner Lane asked — what if you cannot build a C-7 District? Mr. Huvard advised — it would be
devastating, but we would return to work with City Staff.
A motion was made by Commissioner Bar, seconded by Commissioner Yi, to approve the proposed
Text Amendment as is.
AYES: Bar, Lane, Niemotka, Yi
NAYES: None
*** MOTION CARRIED UNANIMOUSLY ***
A motion was made by Commissioner Bar, seconded by Commissioner Lane, to approve the
proposed Map Amendment.
AYES: Bar, Lane, Niemotka, Yi
NAYES: None
*** MOTION CARRIED UNANIMOUSLY ***
Chairman Niemotka advised that the above is recommended, & City Council will have final approval.
APPROVAL OF MINUTES:
A motion was made by Commissioner Yi, seconded by Commissioner Lane, to approve the meeting
minutes of August 25, 2014, as presented.
AYES: Lane, Niemotka, Yi
NAYES: None
ABSTAIN: Bar
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 12
*** MOTION CARRIED UNANIMOUSLY ***
3. Address: 783-841 Lee Street Case Number: 17 -073 -PUD -SUB -MAP
A Preliminary Planned Unit Development (PUD) is requested under Section 3.5 of the 1998 City of Des
Plaines Zoning Ordinance, as amended, to allow for the construction of 61 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 6 -feet (front yard) instead of not less than 12 -feet and 10 -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 petitioners Lawrence M. Freedman, Attorney, Ash, Anos, Freedman & Logan,
L.L.C., 77 W. Washington, Suite 1211, Chicago, IL 60602, William J. Rotolo, Vice President of Land
Acquisitions & Government Relations, Lexington Homes, 1731 N. Marcey Street, Suite 200, Chicago, IL
60614, Jon E. Nelson, Principal, Jen Land LLC, P.O. Box 4397, Oak Park, IL 60304, Jeff Mulcrone, AIA,
LEED AP BD+C, Director of Design, 1540 E. Dundee Road, Suite 310, Palatine, IL 60074, Karl T. Krogstad,
RLA, LEED AP, Certified Arborist/President, Krogstad Land Design Limited, 519 Pembrook, Ct. N., Crystal
Lake, IL 60014, Todd A. Shaffer, PE, SIT, CFM, Principal, Haeger Engineering LLC, 1304 N. Plum Grove
Road, Schaumburg, IL 60173 & Javier Millan, Senior Consultant, KLOA Inc., 9575 W. Higgins, Suite 400,
Rosemont, IL 60018
Mr. Freedman stated he is here to rezone to the C-5 District from the R-4 District along with preliminary
approval for 61 townhome units.
Mr. Rotolo advised they are proposing 61 townhomes & noted their other development finally became a
successful one. He noted that this project, in Des Plaines, is more upscale with an urban design. Expectation
is an active, professional 38 year-old buyer, dual income (in excess of 6 figures), & potentially no children.
The townhomes are not designed for children as there are no yards, etc.
Mr. Nelson spoke about the development plan. Photos & local areas were described. He stated there are 3
existing uses. Most of the property is a parking lot. Surrounding uses are consistent with what's being
proposed. Current uses are not as described in C-5 District. Both districts have a variety & atypical uses. A
3 story rear -loaded project is proposed.
Site plan includes:
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• Architecture is on Lee & Center Street frontages
• Pedestrian -friendly streetscape
• Central common area with open space
• Accesses in R-4 zones; setbacks were referenced
• Stairs, porch are set back
• 2 parking spaces per owner plus guest parking
• Rear or side -yard standard; proposed is 10 -ft. setback
• Building height, density, & PUD size are in compliance
• The Comprehensive Plan denotes this as a mixed-use or 43 -unit per acre project; addresses
diversified housing & townhome or row -home development which is currently not provided in
downtown
• 61 two & three-bedroom units
• Complies with total lot area, not on an individual basis
• Setbacks are to property rather than to lot lines
Mr. Mulchrone noted:
• Units are 1,600-1,800 sq. ft.
• 3 stories
• Front porch/steps
• Like a single family streetscape
• Private balconies in rear
• Younger market is the intended buyer
• Optional bay windows
• Each owner can personalize their building
Mr. Krogstad noted landscape plan:
• Seasonal plants
• Frontage on Lee & Center includes lower plant material where there are windows & higher in other
areas
• Shade trees between buildings
• Common area is passive
• Plantings in interior pedestrian system
Chairman Niemotka asked Commissioners if they have any questions.
Commissioner Bar asked Staff if all of Lee Street is zoned as C-5. Mr. Mangum advised — yes from Thacker
Street up to Metropolitan Square.
Chairman Niemotka asked Staff to summarize the report.
Analysis:
Preliminary Planned Unit Development and Map Amendment Report
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Owners: 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 09-20-200-011-0000, 09-20-200-012-0000, 09-20-200-013-0000,
Numbers 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
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 beginning in May 2015
Project Description 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
(21 units), the three easternmost buildings (14 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 6 -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
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dwelling unit. Additionally, 10 off-street surface parking spaces are proposed.
Twelve of the three-level townhomes would have two bedrooms, while the
remaining 49 would be three-bedroom units.
Standards for a Zoning Map Amendment
To analyze this map amendment request, the standards for amendments contained in Section 3.7-5 of the
Zoning Ordinance are used. Following is a discussion of those standards:
A. Whether the proposed amendment is consistent with the goals, objectives, and policies of the
Comprehensive Plan.
The 2007 City of Des Plaines Comprehensive Plan 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 20 units per
acre.
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.
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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 3.5-1:
Comment: The proposed plan is consistent with the stated purpose of Section 3.5-1 of the Zoning Ordinance
in that the proposed townhome development would allow for a more efficient use of land resulting in more
economic networks of utilities, streets and other facilities not be possible under the strict application of the
Zoning Ordinance. As a townhouse PUD the development does not require lots to front on a public street as
would normally be required, thus allowing additional townhome buildings in the 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.
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 3.5-
2 of the Zoning Ordinance as it would be located in a zoning district (R-4, as proposed) that permits PUDs,
it meets the minimum size standard of two acres, as it is 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; 122 spaces (2/unit) are required; 132 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
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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 6' 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, however, the buildings would have a strong presence on the street
without the gaps in between the buildings that comprise the street wall.
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.
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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 61 -unit townhome development has a more suburban feel than
the context within the Central Business District. Higher quality masonry building materials and elimination
of the gaps between buildings along the Lee Street 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
recommended residential density would be 43 dwelling units per acre, while the proposed strictly residential
development provides approximately 20 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 they
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)
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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 (61,544
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 Developments.
Tentative Plat Comments
1. If approved, the Final Plat must show the Name of the Owner(s) and notarized signatures;
2. The Final Plat must show the proper easement provisions and signature lines and have them
signed by all the public service utilities;
3. On the Final Plat, the petitioner shall sign the owner certificate(s) and have them notarized.
4. The Final Plat must show Municipal Boundaries.
5. The Final Plat must show building lines and easements including dimensions.
6. The Final Plat must show a statement of land dedication for public use.
7. The Final Plat must show a complete legal description.
8. The Final Plat must include Certificates from the Finance Director, Director of Public Works
and Engineering, and Director of Community and Economic Development;
9. The Final Plat must show all subdivision regulation variances.
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 - #13 below.
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• The City of Des Plaines Fire Department recommends approval of the Preliminary PUD, and
Tentative Plat of Subdivision, subject to conditions #14 — #17, as listed below.
Conditions:
1. The petitioner must prepare a Final Planned Unit Development Plat that meets all the requirements of
Appendix A-4 (Minimum Submittal requirements for PUDs) of the City of Des Plaines Zoning Ordinance
and a Final Plat of Subdivision that meets all the requirements of the Subdivision Regulations and the
comments in this report and submit it to the Community and Economic Development Department.
2. Revise Elevations and Site Plans to provide a more compatible development within the urban context of the
Downtown by including higher quality materials, such as masonry, and reducing or eliminating the gaps
between the buildings along Lee Street.
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.
10. Provide signage and pavement marking plan.
11. 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.
12. Reduce the turning radius of the driveways on Center Street, where possible, to improve the walkability along
Center Street.
13. 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.
14. If the building heights exceed 30 -feet from grade to the eve 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.
15. Provide sufficient access roads to bear the weight of the City's largest emergency vehicle.
16. 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.
17. Provide sufficient emergency vehicle turning radius to the satisfaction of the Fire Chief.
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 Commissioners if they have any questions.
Commissioner Bar asked Staff if C-5 allows mixed-use commercial & residential. Mr. Mangum advised —
yes.
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Chairman Niemotka asked Staff how this project would affect/lower the tax base. Mr. Mangum advised — we
cannot project this; the current site is under -performing. He noted this site location with proximity to the train
station allows for intense development that would maximum revenue.
Chairman Niemotka asked Commissioners if they have any questions.
Chairman Niem otka asked if audience members have any questions/comments. The following came forward:
• Lawrence Gorski, 796 Center, asked:
o if the drawings are accurate. Petitioner advised — yes. Mr. Gorski stated — then my home
is on your development. Mr. Freedman confirmed this neighbor's home encroaches on the
proposed lot. Mr. Shaffer responded that a land survey was conducted, & a portion (2 '/2-
3 ft.) of Mr. Gorski's home encroaches; therefore, this will be in a side yard.
o if a fence is being proposed. Mr. Shaffer advised — no.
o if this project will be as nice as the one on Halsted Street. Mr. Rotolo advised that this is
similar to the projects in Morton Grove & Rolling Meadows. He stated that more masonry
is a possibility. He advised that the price range, based on market studies, is $300,000 (base)
to $330,000. Regarding density, the rents in the downtown area have dropped & are
recovering somewhat. We could not finance apartments in this area; space at Golf & East
River Road is being reviewed for apartments. There is a trend to create row -type housing.
Chairman Niem otka asked Mr. Rotolo what their experience is in selling out properties at Lexington
Park. Mr. Rotolo advised — the areas were industrial, & zoning was just approved. Retail in Des
Plaines is too weak so a mixed-use doesn't work at this site for Lexington Homes. We would be
bringing relatively high-income residents who may buy a single-family home in Des Plaines in the
future. This project appeals to younger, empty nesters. In Park Ridge, 2-6 units are sold per month
for $375,000. They sell for $350,000 in Morton Grove.
• Bill Arnold, 872 Mason Lane, asked:
o if the 6 ft. setback is to the porch. Mr. Nelson advised — yes
o if the sidewalk width will be impeded. Mr. Nelson advised — no
o in between each unit, is there an indentation where stairs come down? Mr. Nelson advised
— yes
o how this area will be policed i.e. storage, waste. Mr. Rotolo advised — our homeowner
documents prohibit this.
Commissioner Lane asked:
o if this is a condo style. Mr. Rotolo advised — it would be fee simple ownership with a
home owners association and that the driveways & park are common areas
o if siding color can be selected per owner. Mr. Rotolo advised — yes, limited colors are
offered; typically the brick is the same color. Mr. Krogstad advised — colors are
preselected so homeowners can be steered to a particular -color home.
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• Marilyn Munton, 1712 Ash Street, asked/stated:
o petitioner, regarding price range, are you aware of the current home prices in Des Plaines?
Mr. Rotolo advised — yes, in the $200,000 range
o what the average sale price is for their sold -out property. Mr. Rotolo advised — prices were
lowered, & standards were removed. Median price with options was $285,000.
o if petitioner knows what Park Ridge & Morton Grove home costs are. Mr. Rotolo advised
— yes, $500,000 in Park Ridge & $375,000-400,000 in Morton Grove.
o petitioner if he knows how many condos are available in Des Plaines now. Mr. Rotolo
advised -- no
o she is concerned with empty real estate in Des Plaines & these proposed home costs
Commissioner Lane asked petitioner who they are marketing to. Mr. Rotolo advised — we market to
the whole metro area however buyers usually come from a nearby area. This is a maintenance -free,
lifestyle home (not conducive to small children). City centers are a draw.
• Karen Heckmann, 905 Center Street asked/stated:
o where the entrances are. Mr. Nelson advised — off of Center Street
o Center Street is narrow so consideration should be given to 90 additional cars going in &
out; traffic should be considered
o she believes the 6 ft. setback is inappropriate; very depressing, no sun light
• Jeff Spero, 741 Warrington Road stated/asked:
o he would like to hear about the neighboring properties as well as a discussion with the
developer. Mr. Mangum advised — the Plan Commission could recommend to City
Council, & City Council would vote.
o he would like to discuss the impact on Emmanuel Church. Mr. Nelson responded that on
the South, 2 buildings adjacent to the church with a 10 -ft. setback are being proposed;
end/smaller profile & not as wide.
o why neighbors would be in support of this. Mr. Nelson responded that the area has large
vacant parking lots, & this project would bring vitality to the area; better improvement
than what exists currently. Mr. Freedman stated he is willing to interface with the staff of
Emmanuel Church
• Vernon Wons, with Good News Christian Center, stated the community members would like to
remain in Des Plaines; however, if this project is approved, the church would need to relocate. Mr.
Freedman concurred that the church would have to relocate, & the appropriate time would be
provided so that the church staff could find an alternate location. Lexington Homes' staff is
prepared to work with the church staff.
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 23
• Julia Hoffmann, 901 Center, stated/asked:
o she is concerned with traffic & additional cars
o how much parking is allowed per unit. Petitioner advised — 2. Ms. Hoffmann stated that
people who are visitors won't use this.
o we already have setbacks in place
• Stella Wasilowski stated:
o she is unclear as to what consideration is being given to the church; how much time to find
alternate space? Mr. Freedman advised — the petitioner is not able to help the church
relocate however a reasonable amount of time will be given to the seller & the church.
Chairman Niemotka asked Commissioners if they have any questions.
Commissioner Bar stated he thinks it's a very attractive development, but he doesn't believe it should be on
the block as proposed; would like to see a mixed-use & a commercial surrounding.
Commissioner Lane stated/asked:
• she believes this project would add a nice twist to the downtown element; disappointed with the
facade; would like to see more harmony, more like a rowhome development
• if there is space to park behind the garage. Mr. Nelson advised — no
Commissioner Yi stated/asked:
• if Commissioners should be voting on the setbacks, etc. Mr. Mangum advised — the map
amendment, PUD exceptions, & architecture are all part of this proposal.
• the exceptions are not reasonable requests from the developers -- more than 50% of our
requirements. Mr. Nelson advised — the lot size, as a whole, is in excess of the required lot area.
There is a variety of lot sizes. He added that current zoning doesn't have a front yard setback. This
is proposed as a less -intense use & less than R-4 requirements. The rear lot line is defined rather
than a side lot line.
• Staff if any feedback has been reported from the Laurel project. Mr. Mangum advised — he is not
aware of all comments, though on -street parking & street configuration topics have been discussed
between the homeowner's association & City staff.
Commissioner Bar asked Staff what bearing this will have. Mr. Mangum advised — the Comprehensive Plan
& surrounding uses should be considered.
A motion was made by Commissioner Lane, seconded by Commissioner Yi, to approve the proposed
Map Amendment as presented.
Case #14 -072 -TA -Zoning Ordinance Text Amendment -Citywide
Case #14 -071 -MAP -Zoning Map Amendment -2200, 2250, 2350-2360, 2400 E. Devon Avenue
Case #17 -073 -PUD -SUB -MAP -Map Amendment, Preliminary Planned Unit Development, & Tentative Plat of
Subdivision at 783-841 Lee Street
October 27, 2014
Page 24
AYES: Lane, Niemotka, Yi
NAYES: Bar
*** MOTION CARRIED 3-1 ***
A motion was made by Commissioner Lane, seconded by Commissioner Yi, to recommend approval
of the Preliminary Planned Unit Development with Conditions 1-17 as presented by Staff.
AYES: Lane, Niemotka, Yi
NAYES: Bar
*** MOTION CARRIED 3-1 ***
A motion was made by Commissioner Yi, seconded by Commissioner Lane, to approve the proposed
Tentative Plat of Subdivision.
AYES: Lane, Niemotka, Yi
NAYES: Bar
*** MOTION CARRIED 3-1 ***
Chairman Niemotka advised that the above will be recommended to City Council.
ADJOURNMENT
A motion was made by Commissioner Bar, seconded by Commissioner Yi, to adjourn the meeting at
10:03 p.m.
AYES: Bar, Lane, Niemotka, Yi
NAYES: None
*** MOTION CARRIED UNANIMOUSLY ***
Sincerely,
Gale Cerabona
Recording Secretary
cc: City Officials, Aldermen, Plan Commission