Loading...
04/26/2010DES PLAINES PLAN COMMISSION APRIL 26, 2010 MINUTES The Des Plaines Plan Commission held its regularly scheduled meeting on Monday, April 26, 2010, at 7:00 P. M., in Room 102, City Council Chambers, of the Des Plaines Civic Center. PLAN COMMISSION PRESENT: Bar, Kowalski, Niemotka, Perez ABSENT: Kellerman Also present was Senior Planner Scott Mangum and Michael Conlan, Director, Department Community and Economic Development. Chairman Kowalski called the meeting to order at 7:00 P. M. Case #10 -001 -PUD & Case #10 -010 -SUB April 26, 2010 Page 2 Case #10 -001 -PUD & Case #10 -010 -SUB 3000-3170 Des Plaines River Road, 2500-2610 E. Devon Avenue Request: A Final Planned Unit Development (PUD) is requested under Section 3.5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, to allow for construction of an approximately 140,000 square foot casino facility with 1,200 gaming positions, as that term is defined and interpreted by the Illinois Gaming Board, and a 1,560 car parking structure and future phases consisting of expansion of the phase 1 casino building to include additional retail and/or restaurant uses, expansion of the phase 1 parking structure, and the construction of two new 11 and 15 -story hotels and a new parking structure. A Final Plat of Resubdivision of existing lots is requested to result in a total of three lots. Mr. Mike Levin, Principal, Development Management Associates, 1201 North Clark Street, Suite 302, Chicago, Illinois; Mr. Scott Strusiner, Vice President, LAMB Partners, 900 North Michigan Avenue, Suite 1900, Chicago, Illinois; and Mr. Todd A. Shaffer, PE, Principal, Haeger Engineering, 1300 North Plum Grove Road, Schaumburg, Illinois; were sworn in to give testimony in this case. Chairman Kowalski asked Mr. Levin to explain any changes that had been made. Mr. Levin stated few changes had been made. Mr. Levin added the most significant was to the parking structure, as an expansion that was previously planned in Phase II would be constructed during Phase I. Mr. Levin stated that the footprint remained the same and that a tremendous demand for parking is anticipated. Mr. Levin stated five surface lot spaces had been eliminated to allow for handicapped parking. Mr. Levin stated that transaction to swap a parcel of land, Lot #3 on the Plat of Subdivision, had been completed. Mr. Levin added that this exchange was made in order to make the Devon entrance more workable. Mr. Niemotka confirmed the ground level of the parking structure would accommodate valet parking. Mr. Levin confirmed that was correct. Referencing the Final Plat of Subdivision, Chairman Kowalski noted dimensions for the additional land dedicated were not shown. Mr. Schaffer explained that the Plat referenced a document number that had yet to be determined and that document included the detailed dimensions of the right-of-way dedicated. Mr. Shaffer stated this information was found under Tab 7 in the binder. Referencing the prior hearings of the Plan Commission and Zoning Board of Appeals, Chairman Kowalski expressed concern over the potential for motorists to become distracted as a result of the extensive signage proposed along the Tollway frontage. Chairman Kowalski noted that the highest incidents of accidents were clustered around the approach to the Tollway and cited that as a reason for the Commission's view on billboard advertising. Chairman Kowalski asked that Mr. Levin use caution with regard to the information displayed on the signs so that it does not require a motorist to become distracted from his/her primary task of driving. Mr. Levin stated Chairman Kowalski's request was fair and his safety concerns valid. Noting the City does not permit any animation or blinking lights and the fact the City allows copy only to change every 7.5 seconds, Mr. Levin stated his agreement. Mr. Levin added the same rules applied to the pylon signs on Des Plaines/River Road. Mr. Conlan stated Chairman Kowalski's concerns were shared by the City Council, who reviewed the Localized Alternative Sign Ordinance as well as members of the Zoning Board of Appeals, which includes a highway engineer as one of its members. Mr. Conlan noted the casino is actually removing a billboard adjacent to the Tollway from the site and that, because of its proximity to the Tollway, that permits are required to be obtained from IDOT as well as the City. Mr. Conlan noted that IDOT represents an additional level of review for the comfort of all who may share the safety concerns expressed. Referencing Page 5 of the Staff Report, Mr. Niemotka inquired as to whether the casino would operate its own shuttles or if the shuttle services would be provided by local companies. Mr. Levin stated his marketing and operations personnel were currently investigating and evaluating the market and that large buses would likely not be needed, but that the bulk of the transportation was expected to result from area hotel and airport shuttles. Mr. Niemotka stated transportation from the CTA Blue Line was desirable. Mr. Levin stated his agreement. Mr. Perez inquired as to whether shuttles would originate from Chicago. Mr. Levin stated additional and potential routes and customer bases would also be evaluated. Mr. Perez expressed concern over the additional traffic that could result from O'Hare, CTA and other local shuttle services. Mr. Levin stated shuttles are typically used in off-peak hours, such as during the day, to build a customer base and that no traffic issues are expected. Case #10 -001 -PUD & Case #10 -010 -SUB April 26, 2010 Page 3 Chairman Kowalski inquired as to the schedule to complete the reconstruction of Des Plaines/River Road. Mr. Levin stated the goal is to have the reconstruction completed at the time the casino opens. Mr. Levin added he is working closely with IDOT and the City of Des Plaines in order to achieve that goal. Chairman Kowalski inquired as to whether a calendar date had been set. Mr. Conlan stated the transfer of jurisdiction [from IDOT to the City of Des Plaines] was expected to be completed May 3, 2010 and that the bid specifications were ready to be sent out. Mc. Conlan stated the target for completion of the Des Plaines/River Road reconstruction was June, 2011. Chairman Kowalski noted selecting a good contractor was imperative. Chairman Kowalski inquired as to the date of the casino opening. Mr. Conlan stated the opening was expected approximately August, 2011. Mr. Levin stated his agreement. Chairman Kowalski called for additional questions of Mr. Levin by members of the Commission. None were raised. Chairman Kowalski called for the Staff Report to be read by Mr. Mangum. Staff Report: Issue: A Final Planned Unit Development (PUD) is requested under Section 3.5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, to allow for construction of an approximately 140,000 square foot casino facility with 1,200 gaming positions, as that term is defined and interpreted by the Illinois Gaming Board, and a 1,560 car parking structure and future phases consisting of expansion of the phase 1 casino building to include additional retail and/or restaurant uses, expansion of the phase 1 parking structure, and the construction of two new 11 and 15 -story hotels and a new parking structure. A Final Plat of Resubdivision of existing lots is requested to result in a total of three lots. Analysis: Owners: Petitioner: Final Planned Unit Development Report Midwest Gaming & Entertainment, LLC 900 N. Michigan Avenue, Suite 1900 Chicago, IL 60611 Owner of 2500 East Devon Avenue: 2500 Holding Group, LLC, an Illinois limited liability company 2500 E. Devon Avenue Des Plaines, IL 60018 Attention: Waldemar Wyszynski 847-954-2220 Midwest Gaming & Entertainment, LLC 900 N. Michigan Avenue, Suite 1900 Chicago, IL 60611 Case Number: 10 -001 -PUD Real Estate Index Numbers Project Description 3000 Des Plaines River Road 09-34-300-031 3150 Des Plaines River Road 09-34-300-035 3158 Des Plaines River Road 09-34-300-037, (Part) 09-34-300-030 3166 Des Plaines River Road 09-34-300-036 3170 Des Plaines River Road 09-34-300-016 2570 East Devon Avenue 09-34-300-026 2580 and 2584 East Devon Avenue 09-34-300-025 2590 East Devon Avenue 09-34-300-038 2600, 2602, 2604, 2606, 2608 and 2610 East Devon Avenue 09-34- 300-039 Part of Access Road West of 2500 East Devon Avenue 09-34-300-028 Part of Access Road West of -028 Tax Parcel (Part) 09-34-300-030 A portion of 2500 East Devon Avenue (if land exchange occurs) 09-34- 300-042 The developer proposes phase 1 construction of an approximately 140,000 square foot casino facility with 1,200 gaming positions, as that term is defined and interpreted by the Illinois Gaming Board, and a five -level, 1,560 car parking structure and future phases consisting of expansion of the phase 1 casino building to include additional retail and/or restaurant uses, expansion of the phase 1 parking structure, and the construction of two new, 11 and 15 -story respectively, hotels and a new parking structure. Case #10 -001 -PUD & Case #10 -010 -SUB April 26, 2010 Page 4 In addition to the structured parking, 768 surface parking spaces are proposed to the south, east, and northeast of the casino in phase 1. Demolition of all existing structures on site is proposed as a part of phase 1. Vehicular access to the site will be provided via Des Plaines River Road (three curb cuts) and Devon Avenue (two curb cuts). The main vehicular entrance to the site is proposed for Des Plaines River Road and would be signalized. A Traffic Study has been prepared by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA). Although the casino building is set back from the intersection and surrounded by parking on three sides, pedestrian access is provided from public sidewalks around the perimeter of the public -right-of-way and by walkways that run along two of the on-site vehicular driveways. The applicant has negotiated a land exchange with the owner of 2500 E. Devon Avenue that would adjust the location of existing lot lines as part of the Plats of Resubdivision for the Casino property and 2500 E. Devon Avenue. Parking at 2500 E. Devon would increase from a total of 58 existing nonconforming parking spaces for the approximately 19,500 SF building to a total of 68 spaces with the addition of perimeter and interior landscaping (5%) where none currently exists. An agreement to allow 2500 E. Devon to use 15 parking spaces on the Casino property would result in a conforming total of 83 parking spaces for use by 2500 E. Devon Avenue. Proposed signage exceeds the limits established in the Zoning Ordinance by number of signs, size of signs, height of freestanding signs, and size of and location of electronic signs. However, a Localized Alternative Sign Regulation Plan was granted by the City Council on March 15, 2010 following a recommendation from the Zoning Board of Appeals. The proposed casino building is predominantly one-story with a second story entrance from a skywalk connection to the parking structure. The main entrance and porte-cochere face the parking structure on the north side of the building. A secondary entrance and porte-cochere are located at the southeast corner of the building. Active uses (dining and beverage areas) are located on the north and northeast sections of the building. The gaming area itself is approximately 45,000 square feet with a considerable amount of the remainder of the 140,000 square feet devoted to back of house operations. Modifications from Fifth level of parking structure included in phase 1, instead of phase 2 Preliminary PUD/Plat: Reduced surface parking by five spaces. Added handicapped parking to comply with Zoning Requirements. Added Lot #3 to Plat of Subdivision. Existing Zoning C-6, Casino District Existing Land Use Office and Factory Buildings Surrounding Zoning North: C-2, Limited Office Commercial South: Village of Rosemont East: Cook County Forest Preserve West: C-2, Limited Office Commercial Surrounding Land Use Street Classification North: Hotel and Commercial Office South: Village of Rosemont! Office and Hotel East: Cook County Forest Preserve West: I-294 Tollway Des Plaines River Road is a four lane collector street under IDOT jurisdiction. Devon Avenue is a four lane arterial street under Village of Rosemont jurisdiction. Comprehensive Plan Entertainment is the recommended use of the property. Development Schedule: Start — March 2010 (Phase 1)Finish — July 2011 (Phase 1) Case #10 -001 -PUD & Case #10 -010 -SUB April 26, 2010 Page 5 PUD 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 so far as the proposed casino/hotel/restaurant development would allow for efficient use of land resulting in more economic networks of utilities, street and other facilities not be possible under the strict application of the Zoning Ordinance. 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 that permits PUDs, it meets the minimum size standard of two acres, as it is 19.5 acres in size, and is under contract to be under the unified control of Midwest Gaming and Entertainment, LLC. C. The extent to which the proposed plan departs from the applicable zoning and subdivision regulations otherwise applicable to the subject property, including, but not limited to the density, dimension, area, bulk, and use and the reasons why such departures are or are not deemed to be in the public interest: Comment: The proposed development meets or exceeds the following applicable zoning regulations as proposed for the C-6, Casino District: • Minimum size for PUD; Two acres are required; the site is 19.5 acres; • Front yard, side and rear yard setbacks for all four buildings; • Building height (160 feet maximum would be allowed in the proposed C-6 zoning district); • Maximum building coverage (Not applicable in proposed C-6, Casino zoning district); • Minimum distance between buildings (15 feet is required and both phase one structures would be at least 110 -feet from each other, excluding the skywalk connection); • Compatibly with surrounding properties; and • Traffic (Adequate provision for safe ingress and egress and minimal traffic congestion) 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 including sewers, water main, and right-of-way dedication to rebuild and expand the adjacent roadways (see final engineering plans). While the site is designed with a good amount of landscaping, there could be opportunities to design for usable open space other than the three designated outdoor smoking areas. Additionally, bicycle connections to nearby transit stops and bicycle trails could be accommodated to promote access to the site by alternate modes. The control of vehicular traffic is addressed by the petitioner's professional traffic study, which was performed by KLOA of Rosemont, IL. The study concludes, "The proposed casino development is situated within an interchange hub thereby offering numerous travel routes for regional access. In addition, the development is located at the intersection of two major arterials, and will provide three access driveways on River Road and two access driveways on Devon Avenue. The proposed five access driveways serving this development will adequately disperse the traffic onto the surrounding roadway network." The Engineering Division has reviewed the traffic study. The site is served directly by two PACE bus routes which connect the site to the CTA Blue Line's Rosemont Station, and the Metra Union Pacific Northwest Line's Des Plaines Station. There could be another potential rail station closer to the site as a part of Metra's proposed STAR Line. It is anticipated that the site may also be served by shuttles operating in or around the O'Hare area. E. The extent to which the relationship and compatibility of the proposed development is beneficial or adverse to adjacent properties and neighborhood: Comment: At full build -out the proposed development would consist of a casino, two multi-level parking structures, and two hotels (11 and 15 stories). There are already a number of low -and mid -rise hotels, restaurants and office buildings in the adjacent and surrounding area. The project site itself is relatively isolated from residential uses. The closest single family residential area is approximately 1200 feet west of the project site and separated by the I-294 Tollway and the O'Hare Lakes Office Park. There is multi- family residential within the Village of Rosemont approximately 350 feet southwest of the edge of the Case #10 -001 -PUD & Case #10 -010 -SUB April 26, 2010 Page 6 project site which is also separated from the site by the I-294 Tollway. Thus, the proposed commercial buildings will be compatible with the existing commercial character. Due to the unique land use, the proposed signage is significantly greater in scale than either allowed by the Zoning Ordinance or present in the surrounding area. However, a Localized Alternative Sign Regulation Plan was granted by the City Council on March 15, 2010 following a recommendation from the Zoning Board of Appeals. The addition of the buildings in the PUD should be beneficial in that they will both complement existing commercial land uses such as hotels and restaurants and may be a catalyst for additional development in the surrounding area. F. The extent to which the proposed plan is not desirable to physical development, tax base and economic well-being of the entire community: Comment: The site currently houses a number of office and industrial buildings, if the development is built as proposed with the casino, hotels, and restaurants, the assessed valuation of the property may increase, which will result in boosting tax revenues for the City of Des Plaines and thus enhance the economic well- being of this city. In addition to property tax revenues, the City will generate revenue from the development through gaming, hotel, food and beverage, and sales taxes. Once the casino, hotels, and restaurants are built and occupied, there will be greater demands on city services, city streets and other public facilities. It is assumed, though, that the city's current public services and public facilities will be able to handle the increased need for services at this location without being overburdened. G. The extent to which the proposed plan is in conformity with the recommendations of the 2007 Comprehensive Plan: Comment: The proposed casino development conforms to the land use recommended in the 2007 Comprehensive Plan. Entertainment is the recommended land use. PUD Issues/Considerations: 1. Staff has design concerns with the limited transparency on street facing facades (South & East), and the fact that the main entrance addresses the parking garage instead of a public street. There are long expanses of blank walls proposed on both of the street facing facades. 2. Another site planning concern is the location and overall prominence of parking, including the mass and scale of parking structures versus the principal structure and the large expanse of parking areas between the facility and the Public Rights of Way. These design and site planning concerns may be mitigated by phase 2 development. 3. Interior Parking lot landscaping, exclusive of perimeter landscaping, is required for a minimum of 5% of area of parking lot. The final plans should indicate the percentage of the parking area that is landscaped. Final Plat Re ort Name of Subdivision: Des Plaines Casino Address: 3000 Des Plaines River Road Request: Approval of a Final Plat of Subdivision consisting of three lots. Total Acreage of Resubdivision: 19.5 acres General Information Lot Descriptions and Construction Plans: The Tentative plat shows the nine existing parcels being combined and resubdivided into three lots: Lot #1 (14.8112 acres) would primarily front on Des Plaines River Road with an additional smaller frontage on Devon Avenue for vehicular access. Lot 1 is proposed to be developed with the casino, attached restaurant uses, and parking structure; Lot #2, (4.5707 acres) would front on both Devon and Des Plaines River Road and would house much of the phase 2 development including both hotels and an additional parking stmcture. Lot #3 (.1355 acres, 5,901 square feet) is proposed with a 35.5 -foot frontage on Devon Avenue. Lot #3 is constrained; however, it meets the subdivision standards of having a street frontage and a minimum lot depth of 125 feet. There is not a minimum lot size or lot width in the C-6 district. Lot #3 is proposed to be improved with landscaping and a monument sign. A fourth lot at 2500 E. Devon Avenue is not a part of the Des Plaines Casino Resubdivision, however, its lot lines would be adjusted as a separate Plat of Resubdivision that is also scheduled for consideration on this hearing agenda. Final Plat Comments 1. The Final Plat must show the proper easement provisions and signature lines and have them signed by all the public service utilities; 2. On the Final Plat, the petitioner shall sign the owner certificate(s) and have them notarized. 3. The Final Plat must show Municipal Boundaries. 4. The Final Plat Signature block must read the "Director of Public Works and Engineering." 5. The Final Plat must show a description and location of survey monuments. 6. The Final Plat must show a utility easement for storm sewer. 7. The Final Plat must show a vehicular ingress/egress easement to 2500 E. Devon Avenue. Case #10 -001 -PUD & Case #10 -010 -SUB April 26, 2010 Page 7 Plan Commission Procedure The Plan Commission may vote to grant or deny approval of the Final Plat. If approved, the Plan Commission will submit a report to the City Council with its recommendation. Staff Recommendations: • The Department of Community and Economic Development recommends approval of the Final Planned Unit Development, and approval of the Final Plat, provided all conditions of approval are met as shown below. • The Public Works and Engineering Department recommends approval of the Final PUD. The Engineering Division has reviewed the Final Plat of Subdivision, Final Engineering plans and the Traffic Study and is recommending approval subject to the conditions and comments. • The City of Des Plaines Fire Department recommends approval of the Final PUD, subject to conditions #3-4, as listed below: Conditions: 1. The petitioner shall pay all applicable building permits and related fees. 2. All access roads must be sufficient for emergency vehicles (as required by the Fire Department). 3. The petitioner must provide the proper turning radius for emergency vehicles throughout the entire site (as required by the Fire Department). 4. The Final Plat shall be recorded concurrently with the Final Plat of Subdivision for the 2500 E. Devon Avenue. Plan Commission Procedure: The Plan Commission may vote to recommend approval, approval with modifications, or disapproval. Next Step in PUD Review Process: Once the Plan Commission reviews the Final PUD and makes a recommendation, the City Council would consider the PUD at a regularly scheduled City Council meeting. Chairman Kowalski called for questions of Mr. Mangum by members of the Commission. None were raised. Chairman Kowalski called for questions or comments by members of the audience, either in favor of or in objection to the proposal. No persons came forward. A motion was made by Perez, seconded by Bar, to recommend approval of the Final Planned Unit Development, subject to conditions of approval and approval of the Final Plat of Resubdivision. AYES: Perez, Bar, Niemotka, Kowalski NAYES: None MOTION CARRIED Mr. Levin restated a minor adjustment, changing the boundaries of the 2500 Devon building, allowed him to achieve better entrance/exit from the Devon access road. Mr. Levin stated the transaction involved a minor land swap that was not proposed at the time of the time of Preliminary approval. Mr. Niemotka confirmed that 15 parking spaces on the casino property would be marked for the 2500 Devon building. Mr. Levin stated an agreement for use of a number of parking spaces had been reached. Mr. Levin added the need for parking is primarily during the day and would pose no conflict with the needs of the casino. Chairman Kowalski inquired as to the amount of land that was exchanged. Mr. Levin stated only a piece of land. Mr. Shaffer added that the north east parcel Lot #1 was exchanged for the western parcel of Lot #3. Mr. Shaffer reiterated, as a result of the agreement, the 2500 Devon building is also permitted the use of 15 parking spaces on the casino property. Chairman Kowalski called for questions of the petitioner by members of the Commission. None were raised. Case #10 -001 -PUD & Case #10 -010 -SUB April 26, 2010 Page 8 A motion was made by Bar, seconded by Niemotka, to approve the Final Plat Resubdivision of existing lots is requested to result in a total of three lots. AYES: Bar, Niemotka, Perez, Kowalski NAYES: None MOTION CARRIED Chairman Kowalski welcomed Mr. Levin and his colleagues to Des Plaines. Mr. Levin stated there had been asbestos abatement being completed on the interior of the buildings and that the first building had been torn down earlier in the day. Chairman Kowalski inquired as to the owner of the printing company, who appeared at the last Plan Commission hearing. Mr. Stnxsiner stated he believes that owner had acquired a building of his own and would be moving soon. Chairman Kowalski asked if the new building was located in Des Plaines. Mr. Stmsiner stated he believes it is. Chairman Kowalski thanked Messrs. Levin and Stnxsiner for working with Mr. Hess, the printing company owner. Case #10 -001 -PUD & Case #10 -010 -SUB April 26, 2010 Page 9 Mr. Mangum informed the Commission and persons present that a draft version of the new Zoning Ordinance had been posted on the website. Stating the matter would come before the Plan Commission in May or June, 2010, Mr. Mangum invited members of the Plan Commission to a meeting with the City Council's Community Development Committee on Thursday, April 28, 2010, at 7:00 P. M. Chairman Kowalski encouraged all members to attend. A motion was made by Niemotka, seconded by Perez, to adjourn the meeting. The meeting was adjourned at 7:25 P. M. The next meeting of the Des Plaines Plan Commission is Monday, May 10, 2010. Sincerely, Cad Kowalski, Chairman Des Plaines Plan Commission Cc: City Officials Aldermen Plan Commission Petitioner(s)