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03/29/2010DES PLAINES PLAN COMMISSION MARCH 29, 2010 MINUTES The Des Plaines Plan Commission held its regularly scheduled meeting on Monday, March 29, 2010, at 7:00 P. M., in Room 102, City Council Chambers, of the Des Plaines Civic Center. PLAN COMMISSION PRESENT: Kellerman, Kowalski, Perez ABSENT: Bar, Niemotka Also present was Senior Planner Scott Mangum. Chairman Kowalski called the meeting to order at 7:00 P. M. Chairman Kowalski noted the words "Des Plaines River Road between" were omitted in the second line of the first sentence of the second to last paragraph on page 4 of the minutes and asked that the sentence be corrected. A motion was made by Kellerman, seconded by Perez, to approve the minutes of the January 25, 2010, hearing. AYES: Kellerman, Perez, Kowalski NAYES: None MOTION CARRIED 10 -007 -MAP Mannheim Rd - Rezoning 10 -005 -SUB - 101 W Oakton Street March 29, 2010 Page 2 10 -007 -MAP Mannheim Rd - Rezoning Request: An Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the Properties from the C-2 Limited Office Commercial Zoning District to the C-3 General Commercial Zoning District. Chairman Kowalski called for the Staff Report to be read by Mr. Mangum. Staff Report: Issue: The 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 Zoning District to the C-3 General Commercial Zoning District. Analysis: In analyzing this request, the staff considered the following information: General Information Petitioner City of Des Plaines Community Development Department Existing Land Uses Hotel and RestaurantBanquet Facilites Existing Zoning C-2, Limited Office Commercial Street Classification Mannheim Road is an arterial road. Comprehensive Plan The Plan recommends Office and Entertainment uses for these sites. There are several properties in the Mannheim corridor within the C-2, Limited Office Commercial Zoning District with established nonconforming hotel, restaurant, and banquet uses where expansion is not allowed due to the nonconforming status. The properties in question contain Fountain Blue (2300 Mannheim Road), the Radisson Hotel (1450 E. Touhy Ave), Longhorn Steakhouse (1470 E. Touhy Avenue), and Cafe La Cave (2777 S. Mannheim Road). Fountain Blue has expressed interest in expanding operations into an outdoor area behind the main facility. A number of similar properties have been rezoned from C-2 to C-3, General Commercial, in the past several years. The City of Des Plaines acted as the applicant in rezoning the property at 2655-95 S. Mannheim Road from C-2 to C-3 in 2006 as part of a Redevelopment Agreement that resulted in the construction a shopping center with retail and restaurant tenants. The City also participated in rezoning the property at 2811 S. Mannheim Road in anticipation of Hotel developments. In 2009 the City Council also approved rezoning the property at 2711 S. Mannheim Road from C-3 to C-2. According to Section 7.3-5 of the Zoning Ordinance, the purpose of the C-2 Limited Office Commercial District is to preserve existing office development and provide locations for the development of new office locations. None of these properties contain existing office uses, and are not likely to recycle in the short- term. Additionally, office uses are also permitted by right within the C-3 Zoning District. The C-2 and C-3 zoning districts have identical bulk requirements and only differ in relation to uses permitted. 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 were used. Following is a discussion of those standards: A. Whether the proposed amendment is consistent with the goals, objectives, and policies contained in the Comprehensive Plan. 10 -007 -MAP Mannheim Rd - Rezoning 10 -005 -SUB - 101 W Oakton Street March 29, 2010 Page 3 The 2007 City of Des Plaines Comprehensive Plan recommends Office and Entertainment uses for these sites. The C-3 zoning district permits office uses by right, while also allowing uses that are supportive of entertainment such as restaurants, hotels, and taverns and lounges. B. Whether the proposed amendment is compatible with the current conditions and the overall character of existing developments in the immediate area. The current conditions around the facilities include a variety of commercial uses including offices, restaurants, and retail stored. Hotel development is planned further south on Mannheim Road. The proposed zoning change would be compatible with the character of the neighborhood in that it would match the existing land uses, as well as the much of the existing zoning and land uses along the corridor. C. Whether the proposed amendment is appropriate considering the adequacy of public facilities and services available to the property. The public facilities and the public services provided by the City of Des Plaines are adequate. If the zoning amendment is approved, no expansion of public facilities or services will be necessary. D. Whether the proposed amendment will have an adverse effect on the value of properties throughout the jurisdiction. The proposed uses of the buildings would remain unchanged; therefore no adverse impact on the value of properties is anticipated. The C-2 and C-3 zoning districts have identical bulk requirements and only differ in relation to uses permitted. The C-3 zoning district is generally more permissive and office uses are still permitted within the C-3 zoning district. E. Whether the proposed amendment reflects responsible standards for development and growth. Yes, the proposed map amendment to reclassify the properties to C-3, General Commercial would reflect responsible standards for development and growth. The two zoning districts allow the same intensity of bulk and mass. Recommendation: Based on the above analysis, the Community Development Department recommends approval of the requested zoning map amendment to change the zoning classification to C-3, General Commercial. Based on the pattern of existing development and the recent history of rezoning of similar properties in the area, staff recommends that the properties should be classified into a zoning district that permits the existing commercial uses by right. Planning Commission Procedure Under Section 3.7-4-C of the Zoning Ordinance (Amendments) the Planning 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. Chairman Kowalski inquired as to whether any consideration had been given to the area along Touhy west of the Fountain Blue. Mr. Mangum stated the existing office uses are consistent with the C-2 Zoning District. Mr. Mangum added that no changes were expected to the area in the near future. Mr. Mangum summarized his comments by stating the current zoning in that area is appropriate for the use. 10 -007 -MAP Mannheim Rd - Rezoning 10 -005 -SUB - 101 W Oakton Street March 29, 2010 Page 4 A motion was made by Perez, seconded by Kellerman, to recommend approval of the reclassification of the Properties from the C-2, Limited Office Commercial Zoning District, to the C-3, General Commercial Zoning District. AYES: Perez, Kellerman, Kowalski NAYES: None MOTION CARRIED 10 -007 -MAP Mannheim Rd - Rezoning 10 -005 -SUB - 101 W Oakton Street March 29, 2010 Page 5 10 -005 -SUB - 101 W Oakton Street Request: A Tentative Plat of Resubdivision of Lot 2 in the Desoto Subdivision is requested to result in a total of two lots. Ms. Gretchen Westkamp and Mr. Kevin Westkamp, B&G Survey Company, Inc., 2551 Bernice Road, Lansing, Illinois, were sworn in to give testimony in this case. Ms. Westkamp stated she was present on behalf of Carlson Consulting Engineers and Wal-Mart to request a resubdivision of the Sam's Club property. Ms. Westkamp stated the main lot would consist of the Sam's Club and gas station and the new lot would be an out lot that would be sold and/or developed in the future. Chairman Kowalski called for questions of Ms. Westkamp by members of the Commission. None were raised. Chairman Kowalski inquired as to what would be built on the new lot. Ms. Westkamp stated that was not yet known. Chairman Kowalski asked if the future construction would be commercial. Noting that restaurants are typically constructed, Ms. Westkamp stated it likely would [be commercial]. Chairman Kowalski stated he found it odd that the petitioner requested a specific location for resubdivision but had no idea for what purpose. Ms. Westkamp stated her understanding but restated she had no further information. Noting the resubdivision was requested in the middle of the parking lot, Chairman Kowalski questioned the request. Ms. Westkamp stated access was a determining factor. Using a restaurant as an example, Mr. Perez asked if patrons of both businesses would use the same entrance and if the potential traffic impact had been considered. Ms. Westkamp stated an ingress/egress easement had been requested and that no additional entrance was planned. Ms. Westkamp stated the ingress/egress would be noted on the Plat. Stating its importance, Mr. Perez inquired as to whether handicapped parking had been identified for a restaurant. Ms. Westkamp stated parking had not yet been identified. Chairman Kowalski called for the Staff Report to be read by Mr. Mangum. Staff Report: Issue: The petitioner is requesting a Tentative Plat of Resubdivision of Lot 2 in the Desoto Subdivision is requested to result in a total of two lots. Analysis: Tentative Plat Report Owner Wal-Mart Stores, Inc., 2001 SE 10th Street, Bentonville, Arkansas, 72716 Petitioner Carlson Consulting Engineers, Joseph Parsley, 7068 Ledgestone Commons, Bartlett, Tennessee 38133 Case Number 10 -005 -SUB Address 101 W. Oakton Street Name of Subdivision Desoto Resubdivision 10 -007 -MAP Mannheim Rd - Rezoning 10 -005 -SUB - 101 W Oakton Street March 29, 2010 Page 6 Real Estate Index Numbers Project Description Existing Zoning Existing Land Use Surrounding Zoning Surrounding Land Use Street Classification 08-25-204-002-0000 The applicant proposes to resubdivide the existing 14.58 acre site by carving out a new .99 acre out lot. C-4, Regional Shopping Retail Warehouse Store, Gas Station, and parking (Sam's Club) North: South: East: West: North: South: East: West: C-3, General Commercial, R-3, Townhouse Residential M-2, General Manufacturing C-3, General Commercial, M-2, General Manufacturing M-2, General Manufacturing Commercial, Multi -Family Residential Industrial Commercial, Industrial Industrial Oakton Street is a 4-5 lane collector street under IDOT jurisdiction. Mount Prospect Road is a 4-5 lane collector street under Cook County jurisdiction. Comprehensive Plan Community Commercial is the recommended use of the property. Development Schedule No development is proposed at this time. Total Acreage of Resubdivision 14.58 acres General Information Lot Descriptions and Construction Plans: The Tentative plat shows the one existing parcels being resubdivided into two lots: Lot #1 (13.59 acres) which contains the existing Sam's Club Retail Warehouse Store, a gas station, and approximately 860 parking spaces. Lot #2, (.99 acres) would have a 244' frontage on Mount Prospect Road with an easement proposed to allow vehicular access between the two sites. Although no development is currently proposed for Lot 2, the C-4 zoning district allows a number of commercial uses and requires a minimum 25' setback requirement for all commercial center out lots. Lot 2 is currently developed with parking for the Sam's Club store. According to the applicant, the Sam's Club Building located at 101 W. Oakton St. contains approximately 129,248 square feet of GFA, and the Sam's Fueling Station has 12 pumps with no accessory retail space. The Sam's Club site is required to have 541 parking spaces. Currently, the Sam's Club site contains 842 regular parking spaces and 18 handicap spaces. If the .99 acre Lot 2 is subdivided out of the Sam's Club parent tract and developed, Sam's would lose approximately 141 regular parking spaces. Sam's Club's resulting parking count would be 701 regular parking spaces and 18 handicap spaces, which still exceeds the minimum parking requirements of the City of Des Plaines Zoning Ordinance. Tentative Plat Comments The petitioner must make the following additions/corrections to the original copy of the plat: 1. 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; 10 -007 -MAP Mannheim Rd - Rezoning 10 -005 -SUB - 101 W Oakton Street March 29, 2010 Page 7 4. : "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." Staff Recommendations • The Department of Community and Economic Development recommends approval of the Tentative Plat, provided all conditions of approval are met. • The Public Works and Engineering Department recommends approval of the Preliminary PUD, subject to condition #1 listed below. • The City of Des Plaines Fire Department recommends approval of the Preliminary PUD, subject to condition #2 and 3, as listed below. Conditions 1. The Final Engineering plans must show the existing detention pond (as required by the Public Works and Engineering Department). 2. The Final Engineering plans must show public improvements to the water main, and fire hydrants to the satisfaction of the Fire Chief. 3. All access roads must be sufficient for emergency vehicles (as required by the Fire Department). 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 a corrected plat for Final Plat consideration. Next Step for the Petitioner If approved, the petitioner must revise the plat of subdivision as stated in the above Tentative Plat Comments and then submit the original mylar copy to the Department of Community Development. Chairman Kowalski called for questions of Mr. Mangum by members of the Commission. None were raised. Referencing the Conditions contained in the Staff Report, Chairman Kowalski noted included was that final engineering plans are required to show the existing detention pond, public improvements to the water main and fire hydrants and require approval by Engineering, Public Works and the Fire Chief. Chairman Kowalski inquired as to how those Conditions could be met if Final Plans were not yet determined. Mr. Mangum stated he would talk with Public Works and Engineering to obtain something that is satisfactory at this stage. Chairman Kowalski inquired as to whether those items were required on the Plat. Mr. Mangum stated they may be. Chairman Kowalski inquired as to whether any of the Conditions contained in the Staff Report posed any problem(s). Ms. Westkamp stated none were problematic. Chairman Kowalski called for questions or comments by members of the audience, either in favor of or in objection to the proposal. Mr. Luis Gonzalez, Sam's Club, 101 West Oakton, Des Plaines, Illinois, was sworn in to give testimony in this case. Mr. Gonzalez stated he was present to find out where on the lot the out lot would be because when he inquired about the matter to his corporate office, he was told to attend the meeting. Chairman Kowalski stated the resubdivision would have no impact on the parking close to the store. 10 -007 -MAP Mannheim Rd - Rezoning 10 -005 -SUB - 101 W Oakton Street March 29, 2010 Page 8 Mr. Gonzalez noted there were discussions with a limo company a couple of years ago and he thought that perhaps that deal had been finalized. Chairman Kowalski stated such a request had never come before the Plan Commission. Mr. Gonzalez stated he just wanted to know what would be taken from the parking lot. Stating his concern of potentially dangerous conditions, Mr. Perez inquired as to existence of any City regulations with regard to constructing a restaurant in close proximity to a gas station. Mr. Mangum stated a building setback of 25 -feet is required from the newly created property lines. Mr. Mangum added that any restaurant would be a considerable distance from the gas station. Mr. Mangum stated the Final Plat would be circulated to both City Building officials and the Fire Department for Code Review. Chairman Kowalski called for additional questions of Ms. Westkamp or Mr. Mangum by members of the Commission. None were raised. A motion was made by Perez, seconded by Kellerman, to approve a Tentative Plat of Resubdivision of Lot 2 in the Desoto Subdivision is requested to result in a total of two lots. AYES: Perez, Kellerman, Kowalski NAYES: None MOTION CARRIED 10 -007 -MAP Mannheim Rd - Rezoning 10 -005 -SUB - 101 W Oakton Street March 29, 2010 Page 9 A motion was made by Perez, seconded by Kellerman, to adjourn the meeting. The meeting was adjourned at 7:17 P. M. The next meeting of the Des Plaines Plan Commission is Monday, April 12, 2010. Sincerely, Carl Kowalski, Chairman Des Plaines Plan Commission Cc: City Officials Alderm en Plan Commission Petitioner(s)