11/26/2012DES PLAINES PLAN COMMISSION
November 26, 2012
MINUTES
The Des Plaines Plan Commission held its regularly scheduled meeting on Monday, November 26, 2012, at 7:00
P.M., in Room 102, City Council Chambers, of the Des Plaines Civic Center.
PLAN COMMISSION
PRESENT: Bar, Lane, Niemotka, Yi
ABSENT: Perez
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.
Chairman Niemotka sought a motion to approve the July 9, 2012 minutes and the October 8, 2012 minutes.
Commissioner Lane so moved seconded by Commissioner Yi.
AYES: Lane, Niemotka, Yi
NAYES: None
Commissioner Bar was not present for the motion.
MOTION CARRIED
NEW BUSINESS
Chairman Niemotka read a summary of the matter on the Agenda:
Case Number 12-068-MAP
Address: 1345 Golf Road/16 Mary Street
Request: The petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as amended,
to reclassify the property from the C-2 Limited Office Commercial Zoning District to the C-3
General Commercial Zoning District.
Petitioner: Michael Van Slambrouck/MBV Properties, LLC
16 Mary Street, 60016
The following individuals were sworn in:
Michael Van Slambrouck, MBV Properties, LLC, 16 Mary Street, Des Plaines, IL 60016
Petitioner Van Slambrouck introduced himself and explained his request to the Commission. The area is more
industrial in nature and the C-3 zoning district would allow additional uses. The building is developed with two
docks with overhead doors, warehouse, and office space, and is generally not conducive to uses allowed in the C-2
zoning district.
Chairman Niemotka asked what the percentage of the property is leased.
Case #12-068-MAP
Page 2
Petitioner said 55% is leased.
Chairman Niemotka asked Petitioner if he was confident that he could lease more of the building with the zoning
change.
Petitioner said it is a timing thing and prospective tenants do not want to wait and want to make decisions quickly.
Chairman Niemotka asked Mr. Mangum to read the applicable staff report into record, as follows:
Issue: The petitioner is requesting an Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify
the property 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: Michael Van Slambrouck/MBV Properties, LLC, 16 Mary Street, Des Plaines, IL 60016
Address: 1345 Golf Road/16 Mary Street
PIN: 09-17-200-039-0000
Case Number: 12-068-MAP
Existing Land Use: Multi tenant building
Existing Zoning: C-2, Limited Office Commercial
Street Classification: The adjacent section of Gold Road is listed as an arterial in the
Comprehensive Plan. Mary Street and Redeker Road are local streets.
Comprehensive Plan: The Comprehensive Plan recommends a Community Commercial
use for the site.
The applicant, Michael Van Slambrouck/IvfBV Properties, has applied to change the zoning of the lot at 1345 Golf
Road/16 Mary Street from C-2, Limited Office Commercial, to C-3, General Commercial. The approximately
96,800 square foot (2.2 acres) lot has frontage on Golf Road (280 feet), Mary Street (345 feet), and Redeker Road
(280 feet). An approximately 27,369 square foot, one story, brick commercial building with multiple tenant spaces is
present in addition to a Commercial Mobile Radio Service Tower. Eight parking spaces are located between Golf
Road and the building while 24 parking spaces are located in front of the building on the Mary Street frontage.
The applicant has requested the rezoning from the more restrictive C-2 Zoning District to the less restrictive C-3
Zoning District in order to be able to attract a wider range of tenants. The building is currently occupied with a
printing company, trade contactor (landscaping), and office/warehouse space. The list of allowable uses in the C-2
Districts is limited, with the goal of the district being "to preserve existing office development and provide locations
for the development of new office locations." Whereas, 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."
Generally, the area to the north of the subject property is developed with office uses including Holy Family Medical
Center. Additionally, an office building is located at the southwest comer of Golf and River Roads. The properties to
the south of the subject property are developed with more intense industrial uses and are zoned M-1, Limited
Manufacturing. The properties to the east and west along Golf Road are also located within the C-2 zoning district.
The property located at 6 N. River Road (northwest corner of Redeker and River Roads) was rezoned from C-2 to C-
3 earlier this year.
Both the 2007 Comprehensive Plan and Five Comers Redevelopment Plan for TIF #4 contemplate large format
retail commercial development in the area. The C-3 Zoning District is more compatible with this type of
development.
Case #12-068-MAP
Page 3
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.
The 2007 City of Des Plaines Comprehensive Plan recommends Community Commercial uses for these sites. The
C-3 zoning district permits a number of commercial uses by right and allows other more intense commercial uses
with a conditional use permit.
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 site include a variety of commercial and industrial uses including offices to the
north and east. Adjacent uses to the south are more intense and industrial in nature. The proposed zoning change
would be more compatible with the properties to the south, but could introduce uses that would be less compatible
with the office buildings to the north.
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 existing building could be reused with a greater number of commercial uses; however, some of the more intense
uses may be less compatible with the existing office developments that are encouraged in the adjacent C-2 Zoning
District. The C-2 and C-3 zoning district bulk requirements are identical so the map amendment would not affect the
scale of building that could occur on the site.
E. Whether the proposed amendment reflects responsible standards for development and growth.
The proposed map amendment to reclassify the properties to C-3, General Commercial is compatible with the
Comprehensive plan. The size of the parcel involved in the request is not large enough to accommodate a
development of a size that would produce a significant amount of growth.
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. Staff recommends that the
property should be classified into a zoning district that is in greater conformance with the Comprehensive Plan.
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 Niemotka asked if the Commissioners had any questions; there were none.
Chairman Niemotka asked if there was anyone in the audience that had any questions; there were none.
Case #12-068-MAP
Page 4
A motion was made by Commissioner Lane seconded by Commissioner Bar to recommend approval of an
Amendment to the Official Des Plaines Zoning Map, as amended, to reclassify the property from the C-2
Limited Office Commercial Zoning District to the C-3 General Commercial Zoning District.
AYES: Bar, Lane, Niemotka, Yi
NAYS: None
MOTION CARRIED
The meeting was adjourned at 7:08 p.m. by unanimous voice vote.
Sincerely,
RobertNiemotka, Chairman
Des Plaines Plan Commission
cc: City Officials
Aldermen
Plan Commission
Petitioner