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06/10/2013CITY OF DES PLAINES ILLINOIS DES PLAINES PLAN COMMISSION June 10, 2013 MINUTES The Des Plaines Plan Commission held its regularly scheduled meeting on Tuesday, June 10, 2013 at 7:00 P.M., in Room 102, City Council Chambers, of the Des Plaines Civic Center. PLAN COMMISSION PRESENT: Bar, Lane, Yi ABSENT: Niemotka, Perez Also present was Senior Planner, Scott Mangum, Department of Community and Economic Development. Acting Chairman Bar called the meeting to order at 7:00 P.M. NEW BUSINESS Acting Chairman Bar read a summary of the case up for hearing. Case Number: 13 -026 -SUB Address: 2130-2134 Douglas Avenue Request: The petitioner is requesting a Tentative Plat of Resubdivision for the Nikko Athena Subdivision to adjust the lot line between the Two Lots to create one 75' -wide lot and one 55' -wide lot where the previous subdivision created one 60' -wide lot and one 70' -wide lot. Petitioner: Jennifer Tsalapatanis, 702 Howard Avenue, Des Plaines, IL 60016 Acting Chairman Bar swore in the following individual: Jennifer Tsalapatanis, 702 Howard Avenue, Des Plaines, IL 60016 Ms. Tsalapatanis stated that the request was to change the location of lot line between two lots created as a previous subdivision. Underground utility improvements were already completed. Commissioner Lane asked if the lots were under common ownership. Ms. Tsalapatanis stated that she owned both lots. Commissioner Yi asked whether a subdivision was necessary. Mr. Mangum stated that there was only one process for a subdivision, therefore the adjustment of the lot line would follow the subdivision process. Acting Chairman Bar asked Mr. Mangum to summarize the staff report, as follows: Case #13 -026 -SUB — 2130-34 Douglas Ave Case #13 -012 -MAP — 1645 Birchwood Ave Page 2 Issue: The petitioner is requesting a Tentative Plat of Resubdivision for the Nikko Athena Subdivision to adjust the lot line between the Two Lots to create one 75' -wide lot and one 55' -wide lot where the previous subdivision created one 60' -wide lot and one 70' -wide lot. Analysis: Tentative Plat Report Petitioner Jennifer Tsalapatanis, 702 Howard Avenue, Des Plaines, IL 60016 Owner Jennifer Tsalapatanis, 702 Howard Avenue, Des Plaines, IL 60016 Carla Brookman, 702 Howard Avenue, Des Plaines, IL 60016 13 -026 -SUB 2130-2134 Douglas Avenue Nikko Athena Subdivision 09-30-404-030-0000,09-30-404-031-0000 Case Number Address Name of Subdivision Real Estate Index Numbers Project Description Existing Zoning Existing Land Use Surrounding Zoning Surrounding Land Use The applicant proposes to adjust the lot line between the Two Lot Subdivision to create one 75' - wide lot (north) and one 55' -wide lot (south) where the previous subdivision created one 60' - wide lot (north) and one 70' -wide lot (south). R-1, Single Family Residential Single Family Residence, Vacant Lot North: R-1, Single Family Residential South: R-1, Single Family Residential East: R-1, Single Family Residential West: R-1, Single Family Residential North: South: East: West: Single Family Residential Single Family Residential Single Family Residential Single Family Residential Street Classification Douglas Avenue is a two lane local street. Comprehensive Plan Traditional Single -Family Residential is the recommended use of the property. Total Acreage of Resubdivision 20,020 square feet (0.45 acres) General Information Lot Descriptions and Construction Plans: The Athena Carla Subdivision was approved in 2007. The subdivision of one 130 foot wide lot created Lot #1, which is 60 feet wide and 154 feet deep and with a total area of 9,232 square feet, and Lot #2, which is 70 feet wide and 154 deep with a total area of 10,770 square feet. The petitioner has requested to adjust the lot line between those two lots to reduce the width of the southernmost lot (Lot #2) from 70 feet wide to 55 feet wide and increase the width of the northernmost lot (Lot #1) from 60 feet wide to 75 feet wide. Both lots would still meet the minimum lot width (55') and lot size (6,875 SF) requirements for an interior lot in the R-1 Zoning District. An existing single family residence is located on Lot #2. The petitioner may construct a new single family home on each lot at some time in the future, but there is no current timetable. Case #13 -026 -SUB — 2130-34 Douglas Ave Case #13 -012 -MAP — 1645 Birchwood Ave Page 3 The Plan Commission granted approval of a Tentative Plat to alter the lot lines in 2011, however, the Final Plat was never submitted. In the interim the applicant has completed the required public improvements, with the exception of sidewalks for which the City is holding escrow. Tentative Plat Comments The petitioner must make the following additions/corrections to the original copy of the plat: 1. The Final Plat must include the correct utility easement provisions and have signatures from all public service utility companies; 2. The Final Plat must contain owner name and the signed and notarized owner certificate(s); 3. The Final Plat must include Certificates from the Plan Commission, Finance Director, Director of Public Works and Engineering, and Director of Community and Economic Development; 4. The Final Plat must state: "Send Tax Bill To: (Insert the name and address of the person(s) who will be paying the property taxes after the subdivision is recorded)." 5. The Final Plat must state: "Return Plat To: City of Des Plaines, Department of Community and Economic Development, 1420 Miner Street, Des Plaines, IL 60016." 6. The Final Plat must list the correct current PINs: 09-30-404-030-0000, 09-30-404-031-0000 7. A Plat of Survey shall be submitted showing the location of current improvements on Lot #2, including the existing house, to ensure that the relocation of the lot line would not create a nonconforming condition with regards to setbacks or off-street parking. Other Planning and Zoning Comments 1. All new electric, cable and telephone utilities must be placed underground. 2. At least one parkway tree is required per lot, although two are encouraged. Staff Recommendations • The Department of Community and Economic Development recommends approval of the Tentative Plat. Plan Commission Procedure The Plan Commission may vote to grant or deny approval of the Tentative Plat. Next Step for the Petitioner If approved, the petitioner's next steps are to comply with staff recommendations, revise the plat of subdivision as stated in the above Tentative Plat Comments, and submit the original mylar copy for staff review. Following staff review, the original mylar, with signatures from all the public utilities, will return to the Plan Commission for Final Plat consideration. Acting Chairman Bar asked if there was anyone in the audience that had any questions; there were none. Acting Chairman Bar asked for a motion by the Board. A motion was made by Commissioner Lane seconded by Commissioner Yi to approve the Tentative Plat of Subdivision. AYES: Lane, Yi, Bar NAYES: None MOTION CARRIED A motion was made by Commissioner Yi and seconded by Commissioner Lane to approve the minutes of May 28, 2013. AYES: Yi, Lane, Bar NAYES: None MOTION CARRIED Case #13 -026 -SUB — 2130-34 Douglas Ave Case #13 -012 -MAP — 1645 Birchwood Ave Page 4 Acting Chairman Bar read a summary of the case up for hearing. Case Number: 13 -012 -MAP Address: 1645 Birchwood Avenue Request: The petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the property from the M-2 General Manufacturing Zoning District to the I-1 Institutional Zoning District. Petitioner: American Islamic Center, 7412 Madison Street, Unit 2S, Forest Park, IL60130 Acting Chairman Bar swore in the following individuals: Mr. Daniel J. Dowd, attorney for the petitioner, Mr. Luay Aboona, traffic consultant, Mr. Eric Eriksson, architect, and Mr, Ermin Arslanagic, representative for the petitioner. Mr. Dowd stated the request to rezone the 1.8 acre lot with a two story building to Institutional for use as a religious center and school for the American Islamic Center. The group consists of Bosnian members, many who escaped genocide in the 1990's, and a number of which reside in the northwest suburbs. Mr. Arslanagic reiterated the composition of the membership, many of whom are professionals. He stated that they are moving from Northbrook. The group is both religious and ethnic in nature with an emphasis on the Bosnian language. He stated that the group has received endorsements from churches in Northbrook based on their multi -faith efforts. Mr. Arslanagic described the proposed operation of the facility with a Friday prayer at noon or 1:00 p.m. for around 70 people, a Sunday prayer for 50-70 people, and smaller Thursday evening operations. Additional prayers would be held in the evening (starting between 7:30 p.m. and 9:30 p.m.) and two annual events that would be held in the early morning hours. In addition there would be a youth program, women's group, occasional inter -faith dialogues, social groups, and a Saturday School for approximately 90-100 children. Mr. Aboona stated that he has worked with City staff on the parameters of the traffic study which looked at worst case scenarios and focused on the Friday prayer. During the Friday prayer an automobile occupancy of 1.2-1.3 persons was assumed based on other locations. At maximum capacity this would result in a deficit of approximately 30 parking spaces. Overall there would be minimal impacts. Commissioner Yi asked if the capacity was adequate for growth. Mr. Aboona answered that the calculations were based on the size of the worship area which would be the only area that would be in use at that time. Commissioner Lane inquired about plans for future growth. Mr. Arslanagic stated that growth was expected to be limited as the center would provide a location for Bosnian families to learn about traditions. Mr. Dowd added additional City approval would be required to expand the worship area. Commissioner Yi asked whether this was the only approval required. Mr. Mangum stated that if the property were rezoned a Place of Worship is a permitted use in the I-1 District, however, building permits would be required for the proposed renovations. Case #13 -026 -SUB — 2130-34 Douglas Ave Case #13 -012 -MAP — 1645 Birchwood Ave Page 5 Mr. Eriksson reviewed the construction of the existing 1960's era pre -cast concrete building that consists of two parts. He stated that the building works well for the use and no major renovations are proposed. Mr. Eriksson described the proposed usage of the building based on the provided utilization plan. Commissioner Lane inquired about the location of the elevators and construction of the building. Mr. Eriksson stated the construction, including floors, was concrete and the elevator was located in the center of the building. Mr. Dowd stated that that a real estate broker had found a high vacancy rate in the area and that the existing office structure was an anomaly in the manufacturing area. Acting Chairman Bar asked about the property tax impacts. Mr. Dowd replied that the use would be exempt. Commissioner Yi asked about the proximity to residential and explained problems with other religious uses moving into residential areas. Mr. Dowd stated that the location was approximately 200 -feet from residential and that staff did not anticipate there would impacts to residential areas. Mr. Dowd added that the historic model of churches within residential areas is changing as more people are driving to such uses. Acting Chairman Bar asked if there was anyone in the audience that had any questions. Mr. Scott Luedke, Plant Manager at Pexco LLC, 1600-1630 Birchwood Avenue, stated that Friday was their busiest shipping day of the week and that overflow on -street parking would impact their ability to make deliveries. Commissioner Lane inquired about the nature of Mr. Luedke's operation. Mr. Luedke stated that the manufactured plastic extrusion products with trucks frequently picking up products. He stated that there had been issued with trucks hitting parked vehicles on the street in the past. Mr. Aboona stated that it was unlikely that there would be a need for on -street parking and that parking on the street would not block driveways. Mr. Luedke indicated that trucks currently use the street for staging. Mr. Aboona noted that the public parking would be available to all users on a first come first serve basis. Jim Anton, Rahco Rubber Inc., 1633 Birchwood Avenue, stated that he was in agreement with the comments of Mr. Luedke. They have been at their present location since 1995 and employ 65 employees on their first shift from 7:00 a.m. to 4:30 p.m. in addition to a second shift from 4:30 p.m. to 1:00 a.m. He was concerned with traffic delays from trucks loading at lunch hours. He stated that there were trucks in and out all day including trucks that stage on the south side of the street. He was concerned with safety and felt that the street is dangerous for bicyclists and pedestrians. He stated that traffic at the stop light at Touhy and Maple backs up already, that that intersect was difficult for trucks to make the turns. He also noted the double stop signs north of the Hart Shaffner and Marx property. He respects religious uses, but is concerned about the parking overflow as the previous insurance company was short on parking. He summarized that safety was his primary concern and that he wished to stay in Des Plaines. Acting Chairman Bar asked Mr. Mangum to summarize the staff report, as follows: Issue: The petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the property from the M-2 General Manufacturing Zoning District to the I-1 Institutional Zoning District. Analysis: In analyzing this request, the staff considered the following information: Case #13 -026 -SUB — 2130-34 Douglas Ave Case #13 -012 -MAP — 1645 Birchwood Ave Page 6 General Information Petitioner Owner Case Number Address Real Estate Index Number Existing Zoning Existing Land Use Surrounding Zoning Surrounding Land Use Street Classification American Islamic Center, 7412 Madison Street, Unit 2S, Forest Park, IL60130 Founders Insurance Company, 180 Genesee Street, New Hartford, NY 13413 13 -012 -MAP 1645 Birchwood Avenue 09-28-300-033-0000 M-2, General Manufacturing Place of Worship (American Islamic Center) North: M-2, General Manufacturing South: M-2, General Manufacturing East: M-2, General Manufacturing West: M-2, General Manufacturing North: South: East: West: Manufacturing Manufacturing Manufacturing Manufacturing Birchwood Avenue is identified as a local street in the 2007 Comprehensive Plan. Comprehensive Plan Mixed Density Residential is the recommended use of the property. The American Islamic Center has requested that the subject property, located on a 1.8 -acre parcel at 1645 Birchwood Avenue, be reclassified from the M-2, General Manufacturing Zoning District to the I-1 Institutional District. The site includes two one-story concrete buildings connected by lower levels. The primary structure (9,394 square foot footprint) is set back approximately 50 -feet from the front property line on Birchwood Avenue with the second structure (6,083 square foot footprint) located to its south. The property has 182 -feet of frontage on Birchwood Avenue with two curb cuts accessing approximately 118 parking spaces. The site is now vacant, with the most recent occupant an insurance company which utilized the buildings as office space. The surrounding properties are all within the M-2, General Manufacturing District and are primarily used for industrial, manufacturing, and warehousing uses. The applicant proposes to renovate the interior of the buildings with space uses including prayer, classrooms, performing arts, offices, and eating areas. The attached proposed floor plan and usage study show that an 1,810 square foot worship area would be located on the upper level of the rear building. The prayer space would primarily be used on Friday's from either noon to 1 p.m. or 1 p.m. to 2 p.m. as described in the petitioner's use narrative. Traffic and parking impacts were evaluated based on the size of the worship area and time of peak periods. Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) prepared a traffic and parking impact study of the proposed use and provided the following summary of the results and findings: • American Islamic Center (AIC) will generate a low volume of traffic. • Most of the traffic generated by AIC will occur outside of the peak periods of traffic flow in the area and will not negatively affect traffic any of the adjacent roadways. • The number of curb cuts currently serving the site will be adequate in accommodating future traffic volumes. • AIC parking needs will be adequately served by the existing 118 off-street parking spaces. Case #13 -026 -SUB — 2130-34 Douglas Ave Case #13 -012 -MAP — 1645 Birchwood Ave Page 7 The City's Engineering Division reviewed the revised traffic study for the 1645 Birchwood proposal with the following comments: • The revised study reflects a reduction in the worship area from 3,661sf to 1,800sf. • Since the Friday Jumuah prayer is the typical peak traffic generator for mosques (apart from the two major holidays), and since the Jumuah prayer is an organized service with the equivalent of a sermon which occurs in the worship space, the worship space is the relevant area for determining the mosque capacity for peak traffic times. The classroom and other community activities tend to involve subsections of the overall congregation and as such do not represent the typical peak demand. • With the reduction in worship area, the projected peak parking demand at full occupancy is 145 spaces (using the accepted ratios of 1Osf per worshipper and 1.24 persons/vehicle). While the existing 116 on-site parking spaces are not enough for the facility at maximum occupancy, the on -street parking along Birchwood should be sufficient to absorb the relatively short peak demand. The existing site is already fully occupied by paved parking and it is not likely in the City's best interest to have additional land paved over (with associated stormwater and water quality impacts) or worse adjacent buildings purchased and torn down to create more surface parking to accommodate the short peaks. The situation is similar to other houses of worship where the Sunday parking utilizes some on -street parking. The danger is when the need for on -street parking saturates adjacent neighborhoods and results in improper/unsafe parking due to the extent of the demand. This was the concern with the original proposal that had twice the worship area and therefore twice the capacity. However, with the reduced proposal, the peak parking at maximum occupancy is more manageable and should avoid spillover into adjacent residential areas. The two major holidays have the potential to draw larger congregations, but it is not efficient land use to design worship facilities to accommodate the twice annual holiday events. • In summary, provided the operations are not changed to expand the Jumuah prayer to other parts of the facility, then with the reduction in the worship area, the proposed use is projected to have a limited and acceptable impact upon the area traffic network. According to Section 7.5-1 of the Zoning Ordinance, the purpose of the I-1 Institutional District is to recognize the public or semipublic nature of the Institutional District and to provide guidelines for its continued use and future development. The I-1 Institutional District shall provide protection for existing institutional facilities by prohibiting the encroachment of non -compatible uses. A Place of Worship is a permitted use in the Institutional Zoning District, where it is not a permitted use in the M-2 District. The existing buildings appear to meet all I-1 setbacks, however, the property would not meet the minimum lot size of 2 acres. 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 Mixed Density residential for this currently Industrial area. While neither Places of Worship, nor any other noncommercial institutional use, are permitted in the M-2 District, Places of Worship are currently permitted in the R-3 and R-4 multi -family residential districts. 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 around the facility primarily include industrial and manufacturing uses. The Place of Worship use is dissimilar to the surrounding context, however, the analysis of traffic and parking impacts concludes that the use would not cause significant negative impacts but the parking demand would likely exceed the amount of onsite parking. 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. If the zoning amendment is approved, no expansion of public facilities or services is anticipated. Case #13 -026 -SUB — 2130-34 Douglas Ave Case #13 -012 -MAP — 1645 Birchwood Ave Page 8 D. Whether the proposed amendment will have an adverse effect on the value of properties throughout the jurisdiction. The proposed use of the site would change from a commercial office use to a noncommercial Place of Worship where surrounding properties are primarily used as industrial and manufacturing uses. The noncommercial institutional use would be dissimilar to the surrounding properties. E. Whether the proposed amendment reflects responsible standards for development and growth. The proposed map amendment to reclassify the properties to I-1, Institutional could reflect responsible standards for development and growth based on the proposed future land use of the area as a Mixed Density Residential neighborhood. However, current conditions do not reflect the proposed future land use, the area is developed as an industrial and manufacturing area. Recommendation: Based on the above analysis, the Community Development Department recommends consideration of the requested zoning map amendment to change the zoning classification to I-1, Institutional. 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. Mr. Dowd stated that the previous office use generated more traffic and was confident the site could accommodate the use in a worst-case scenario. Commissioner Yi asked if there had been discussion between the parties present. Mr. Luedke added safety concerns as plastics can be flammable and fire access to the facility is important. He added that his company has been present since 1958. Mr. Anton added that he wouldn't want to share parking due to safety concerns. Acting Chairman Bar stated the parking on the street was public and that the police can enforce any restrictions. Commissioner Yi stated that he hoped the groups could work together. Mr. Dowd stated that the property was under contract with a tight contingency period, but that they will work with the neighbors to deal with their concerns. Mr. Anton stated that he was concerned with accessibility to truck docks and safety on the street, especially during times of heavy snowfall. He noted that traffic currently backs up on the street. Mr. Brian Wilson, of the 1100 block of Jeanette Street noted that his primary concern as a resident was the tax ramifications of an exempt use instead of an office or manufacturing use. Commissioner Yi suggested that if the item was continued for two weeks it would offer an opportunity for the two sides to work on solutions. Case #13 -026 -SUB — 2130-34 Douglas Ave Case #13 -012 -MAP — 1645 Birchwood Ave Page 9 Mr. Eriksson stated that based on previous clients religious uses are often able to find additional parking arrangements if there were a future need. Mr. Luedke noted that he had 180 employees at his facility and was over capacity for parking. Mr. Anton added that the traffic and parking of the surrounding uses was needed at the same time. Mr. Arslanagic stated that they had worked out initial traffic problems in Northbrook by working with police and neighbors to become a good neighbor. He added that because the Bosnian migration to the United States had stopped they were not a growing population. Acting Chairman Bar asked how long cars would be parked. Mr. Arslanagic responded approximately 10-15 minutes prior to the 30-45 minute sermons, the leaving afterwards. Mr. Aboona noted that 45 cars were observed on Birchwood during the noon hour compared to 1000 on Mannheim Road. Commissioner Yi noted that it was a difficult decision, especially with the staff recommendation for consideration. Acting Chairman Bar asked for a motion by the Board. A motion was made by Commissioner Lane and seconded by Commissioner Yi to recommend approval of the request to reclassify the property from the M-2 General Manufacturing Zoning District to the I-1 Institutional Zoning District. Commissioner Yi restated his desire for the two parties to work together and asked if he could amend the motion to reflect that. Mr. Dowd stated that they would work with the neighbors, but didn't feel that it should be a part of the recommendation. Commissioner Yi withdrew his request to change the motion. AYES: Lane, Yi, Bar NAYES: None MOTION CARRIED The meeting was adjourned at 8:18 p.m. by unanimous voice vote. Sincerely, Cornell Bar, Acting Chairman Des Plaines Plan Commission cc: City Officials Alderm en Plan Commission Case #13 -026 -SUB — 2130-34 Douglas Ave Case #13 -012 -MAP — 1645 Birchwood Ave Page 10 Petitioner