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03/12/2012DES PLAINES PLAN COMMISSION MARCH 12, 2012 MINUTES The Des Plaines Plan Commission held its regularly scheduled meeting on Monday, March 12, 2012, at 7:00 P.M., in Room 102, City Council Chambers, of the Des Plaines Civic Center. PLAN COMMISSION PRESENT: Lane, Niemotka, Yi ABSENT: Perez, Bar Also present was Senior Planner, Scott Mangum, Department of Community and Economic Development. Chairman Niemotka called the meeting to order at 7:00 P.M. A motion was made by Commissioner Yi seconded by Commissioner Lane to approve the minutes of the February 27, 2012, hearings as submitted. AYES: NAYES: Lane, Niemotka, Yi None MOTION CARRIED NEW BUSINESS Chairman Niemotka read a summary of the two matters on the Agenda: Case Number 12-005-SUB Address: 2942 Curtis Request: The petitioner is requesting a Tentative Plat of Resubdivision for the New Millennium Subdivision to create two lots (62.5' x 200' and 57.5' x 200'). PIN: 09-3 3 -3 08-007-0000 Petitioner: Levin Associates 1455 E. Golf Road, Suite 200 Des Plaines, IL 60016 Owner: Kerry Levin 1455 E. Golf Road, Suite 200 Des Plaines, IL 60016 Case Number 12-006-TA Address: Citywide Request: Text Amendment to the City of Des Plaines 1998 Zoning Ordinance, as amended, amending Table 7.3.1, Commercial Districts Use Matrix, to allow for a Commercial Parking Garage as a Conditional Use in the C-3, General Commercial District. Case #12-005-SUB Case #12-006-TA March 12, 2012 Page 2 Petitioner: City of Des Plaines, Community and Economic Development Department 1420 Miner Street Des Plaines, IL 60016 Case Number 12-005-SUB was heard first Address: 2942 Curtis Request: The petitioner is requesting a Tentative Plat of Resubdivision for the New Millennium Subdivision to create two lots (62.5' x 200' and 57.5' x 200'). Petitioner: Levin Associates 1455 E. Golf Road, Suite 200 Des Plaines, IL 60016 Owner: Kerry Levin 1455 E. Golf Road, Suite 200 Des Plaines, IL 60016 Jason Sergeant was sworn in and stated that he was with Levin Associates. Mr. Sergeant further stated that it is the Petitioner's intention to build a single family home on each of the two lots, if subdivision approval is had. Chairman Niemotka asked if the Commissioners had any questions of the Petitioner. Commissioner Yi asked whether placing utility lines underground is normal practice. Chairman Niem otka stated that it was. Commissioner Lane asked for clarification as to what type of homes the Petitioner is planning on building. Mr. Sergeant stated that they are planning to build 2 or 2 '/2 story single family homes that are typical of the area. Chairman Niemotka inquired about the square footage of the planned homes. Mr. Sergeant stated that they are only at the point of developing plans, and that they do not have final numbers yet. Commissioner Lane asked if the company already had purchasers for the homes at this point. Mr. Sergeant stated that they do not have purchasers yet. Chairman Niemotka asked Mr. Mangum to read the applicable staff report into record, as follows: Issue: The petitioner is requesting a Tentative Plat of Resubdivision for the New Millennium Subdivision to create two lots (62.5' x 200' and 57.5' x 200'). Analysis: Tentative Plat Report Owner: Levin Associates, 1455 E. Golf Road, Suite 200, Des Plaines, IL 60016 Petitioner: Kerry Levin, 1455 E. Golf Road, Suite 200, Des Plaines, IL 60016 Case Number: 12-005-SUB Case #12-005-SUB Case #12-006-TA March 12, 2012 Page 3 Address: 2942 Curtis Street Name of Subdivision: New Millennium Subdivision Real Estate Index Numbers: 09-33-308-007-0000 Project Description: The applicant proposes to create one 62.5'-wide lot and one 57.5'-wide lot. Existing Zoning: R-1, Single Family Residential Existing Land Use: Vacant Lot Surrounding Zoning: North: R-1, Single Family Residential South: R-1, Single Family Residential East: M-H, Mobile Home Residential West: R-1, Single Family Residential Surrounding Land Use: North: Single Family Residential South: Single Family Residential East: Mobile Home Development West: Single Family Residential Street Classification: Curtis Street is a two lane local street. Comprehensive Plan: Traditional Single -Family Residential is the recommended use of the property. Total Acreage of Resubdivision: 24,000 square feet (0.55 acres) General Information Lot Descriptions and Construction Plans: The petitioner has acquired a vacated public alley, and lots 30, 31, 32, and 33 for a total of 24,000 square feet. The proposed subdivision would create Lot #1, which is 62.5 feet wide and 200 feet deep and with a total area of 12,500 square feet, and Lot #2, which is 57.5 feet wide and 200 deep with a total area of 11,500 square feet. Both lots would meet the minimum lot width (55') and lot size (6,875 SF) requirements for an interior lot in the R-1 Zoning District. The lot is currently vacant and a new single family home is proposed on each lot at some time in the future. 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); Case #12-005-SUB Case #12-006-TA March 12, 2012 Page 4 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: 09-33-308-007-0000 Other Planning and Zoning Comments 1. All new electric, cable and telephone utilities must be placed underground. Staff Recommendations • The Depail<uent of Community and Economic Development recommends approval of the Tentative Plat, provided all comments are addressed. • The Public Works and Engineering Department recommends approval of the Tentative Plat, subject to installation of rear yard storm sewer catch basin, extension of public water main, relocation of public sanitary sewer, installation of fire hydrant, and tree planting. • The City of Des Plaines Fire Department 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 engineering plans per Public Works and Engineering comments, submit engineer's cost estimate of public improvements, 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 retum to the Plan Commission for Final Plat consideration. Chairman Niemotka asked if the Commissioners had any questions of Mr. Mangum. There were none. Chairman Niemotka asked if there were any other questions or comments. There were none. A motion was made by Commissioner Lane seconded by Commissioner Yi to grant approval of the Tentative Plat, subject to the comments listed in the Staff Report. AYES: NAYES: Lane, Niemotka, Yi None MOTION CARRIED Commissioner Yi asked about Attachment 2 in the packet and questioned that there was not an Attachment 1, and also asked about the labeling of Exhibits A, B, and C in the packet documents. Mr. Mangum clarified that the application is Attachment 1, and explained to which documents were Exhibits A, B, and C. Commissioner Yi suggested that each document be labeled in the future. Case #12-005-SUB Case #12-006-TA March 12, 2012 Page 5 Commissioner Yi asked about the numbering of the cases. Chairman Niemotka explained how the numbering process worked and described the letter abbreviations. Mr. Mangum further clarified that the numbering system is based on the year, with sequential progression of case number. Case Number 12-006-TA was heard next. Address: Citywide Request: Text Amendment to the City of Des Plaines 1998 Zoning Ordinance, as amended, amending Table 7.3.1, Commercial Districts Use Matrix, to allow for a Commercial Parking Garage as a Conditional Use in the C-3, General Commercial District. Petitioner: City of Des Plaines, Community and Economic Development Department 1420 Miner Street Des Plaines, IL 60016 Mr. Mangum read the applicable staff report into record, as follows: Issue: Text Amendment to the City of Des Plaines 1998 Zoning Ordinance, as amended, amending Table 7.3.1, Commercial Districts Use Matrix, to allow for a Commercial Parking Garage as a Conditional Use in the C-3, General Commercial District. Analysis: Text Amendment Report Petitioner: City of Des Plaines, Community and Economic Development Department, 1420 Miner Street, Des Plaines, IL 60016 Address: Case Number: Background Information Citywide 12-006-TA The City of Des Plaines, as applicant, is requesting the text amendment in order to allow a Commercial Parking Garage as a conditional use within C-3, General Commercial zoned areas in the southem portion of the City. In February 2012 the City entered into a Redevelopment Agreement with a developer to construct a parking structure, restaurant(s), and hotel on a city owned site near the intersection of Mannheim and Higgins Roads. The Zoning Ordinance defines a Commercial Parking Garage as "a privately or publicly owned and used structure used for parking or storage of automobiles, generally available to the public and involving payment of a charge for such parking or storage." The proposed text amendment (see attachment 3) would amend the Commercial Districts Use Matrix (Table 7.3.1) by adding "Commercial Parking Garage" as a Conditional Use within the C-3 District with a proposed footnote that would state "When located south of Touhy Avenue." Currently a Commercial Parking Garage is permitted by right within the C-5, Central Business Commercial District, but is prohibited in all other Zoning Districts. However, staff believes that a commercial parking garage use is an airport supportive use that should also be considered in areas proximate to O'Hare Airport (south of Touhy Avenue). Case #12-005-SUB Case #12-006-TA March 12, 2012 Page 6 If the amendment is approved by the City Council as proposed, any Commercial Parking Garage would be required to apply for a Conditional Use Permit that would be considered on a case -by -case basis with the ability to attach conditions to mitigate potential impacts. To properly evaluate the text amendment request, the standards below, which are contained in Section 3.7-5 of the Zoning Ordinance, must be employed. Following is a discussion of those standards: A. Whether the proposed amendments are consistent with the goals, objectives and policies contained in the Comprehensive Plan: Comment: The City of Des Plaines Comprehensive Plan, adopted by the City Council in 2007, does not specifically address the proposed use. However, an objective of the economic portion of the Comprehensive Plan is to capitalize off the proximity to O'Hare Airport. B. Whether the proposed amendments are compatible with the current conditions and the overall character of existing developments in the immediate area: Comment: The Zoning Ordinance states that the purpose of the C-3 General Commercial District is to accommodate a variety of businesses in locations to serve the community of Des Plaines. The amendment would allow a commercial parking garage in an area of the City that would serve the community and even more so the region. The southem portion of the community, where the amendment would apply, already is home to a number of visitor serving uses such as hotels, restaurants, and a major entertainment facility. C. Whether the amendments are appropriate considering the adequacy of public facilities and services available to the property: Comment: The proposed amendment to allow a Commercial Parking Garage as a conditional use should not have a direct affect on public facilities or services. As a conditional use, adequacy of public facilities and potential impacts such as traffic could be evaluated on a case by case basis. D. Whether the proposed amendments will have an adverse effect on the value of properties throughout the jurisdiction: Comment: The proposed amendment would allow an additional land use for properties within the C-3, General Commercial Zoning District. This may improve the value of these properties and should not have an adverse effect on properties as a whole, particularly with the ability to place conditions on operations through the Conditional Use Permit process. Additionally, potential Commercial Parking Garages could generate additional revenue to the city. E. Whether the proposed amendments reflects responsible standards for development and growth: Comment: This zoning text amendment does not appear to conflict with the City's Comprehensive Plan, the official policy guide to future land use, development, and conservation with the community. Therefore, the proposed text amendment would not appear to be in conflict with responsible standards for development and growth. Recommendation: Based on the above analysis, the Community and Economic Development Department recommends approval of the requested text amendment regarding Commercial Parking Garages. The C-3, General Commercial Zoning District within the southem portion of the City may be an appropriate location for an airport supportive land use. Plan Commission Procedure: Under Section 3.7-4 of the Zoning Ordinance (Amendments) the Case #12-005-SUB Case #12-006-TA March 12, 2012 Page 7 Plan Commission may vote to recommend approval, approval with modifications, or disapproval. The City Council has the final authority on Amendments to the Zoning Ordinance. Chairman Niemotka asked if the Commissioners had any questions. Commissioner Lane asked for clarification as to how the Rivers Casino parking garage is incorporated into zoning. Mr. Mangum stated that the casino parking garage is an accessory to a primary use, and stated that the text amendment would permit a commercial parking garage as a primary use. Commissioner Lane asked who is expected to use the parking garage that is the genesis of this amendment. Mr. Mangum stated that it is expected to be used primarily for airport parking, short term parking, and shuttle service. Commissioner Lane asked if other items, such as a restaurant and hotel, are that still going forward. Mr. Mangum stated that these issues will be coming forward soon, and that such uses are currently allowed. Commissioner Yi asked if development of a parking garage is on the horizon. Mr. Mangum stated that yes, such development is the genesis for this text amendment. Chairman Niemotka asked if this particular property was the location where 2 hotels were planned to be built in the past. Mr. Mangum responded that yes it was the same land, but that the project was not developed due to the economic downturn. Chairman Niemotka asked about how this proposed text amendment would affect things if the planners were to back out of the parking garage plan. Mr. Mangum stated that the zoning would still be C-3, and that any permitted or conditional use would still be allowed pursuant to City Code. Chairman Niemotka inquired about whether a parking garage would generate tax money, and asked whether the City considered this to be the best use for the land at this time considering the economic conditions. Mr. Mangum stated that the City does have a daily parking tax in that area, and that discussion was had regarding the best use of the land and that the Redevelopment Agreement was approved by City Council. Commissioner Yi asked if the City would own the parking garage. Mr. Mangum explained that a developer proposed to buy the land and entered into a Redevelopment Agreement with the City. Chairman Niemotka asked if there were any other questions or comments. There were none. A motion was made by Commissioner Lane seconded by Commissioner Yi to recommend approval of the requested text amendment to allow for a Commercial Parking Garage as a Conditional Use in the C-3, General Commercial District. AYES: NAYES: Lane, Niemotka, Yi None MOTION CARRIED Case #12-005-SUB Case #12-006-TA March 12, 2012 Page 8 Commissioner Yi asked why there was only one street name on the map provided with the packet. Mr. Mangum clarified that Touhy Avenue was listed as a point of reference for clarity. Commissioner Yi suggested that more street names be provided in the future. Commissioner Yi asked for clarification on how to use the table included it the packet. Mr. Mangum explained how to read the table regarding permitted and conditional uses, and gave a few examples. Commissioner Yi stated that he would like a formal procedure whereby Commissioners call in and inform Staff if one is unable to attend a meeting. He further requested that this discussion be recorded in the official record. A motion was made by Commissioner Lane seconded by Commissioner Yi to adjourn. The meeting was adjoumed at 7:30p.m. by unanimous voice vote. Sincerely, RobertNiemotka, Chairman Des Plaines Plan Commission cc: City Officials Alderm en Plan Commission Petitioner