11/29/2011# DES PLAINES ZONING BOARD OF APPEALS
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29, 2011
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DES PLAINES
ILLINOIS
The Des Plaines Zoning Board of Appeals Commission held its regularly scheduled meeting on Tuesday, November
29, 2011, at 7:30 P. M., in Room 102, City Council Chambers, of the Des Plaines Civic Center.
ZONING BOARD OF APPEALS
AYES: Catalano, Szabo, Saletnik, Hother, Porada, Schell, Seegers
ABSENT: None
Also present was Senior Planner, Scott Mangum, Department of Community and Economic Development.
Chairman Seegers called the meeting to order at7:39 P.M.
Chairman Seegers stated that Case #11 -061 -CU -V was continued to the December 13, 2011 meeting.
A motion was made by Board Member Saletnik, seconded by Board Member Hofherr, to approve the
minutes of the October 25, 2011, hearing as submitted.
AYES: Szabo, Saletnik, Hotherr, Porada, Schell, Seegers
NAYES: None
ABSTENTION: Catalano, Schell
MOTION CARRIED
Board Members indicated several changes to the draft meeting minutes of the November 8, 2011 meeting. Mr.
Mangum stated that the revisions would be made and brought back to be considered at a future meeting.
Case Number: 11-060 — V
Address: 1674 Orchard Street
The petitioner is seeking approval for variations to Section 7.2-5(D) of the City of Des Plaines Zoning Ordinance, as
amended, to demolish and replace an existing legal nonconforming detached garage with: a 2.87 -foot (north) side
yard and 3.98 -foot (south) side yard setback, where a minimum of 5 -feet is required, and an approximately 32
percent interior building coverage, where a maximum of 30 percent is allowed.
Petitioner: Mary Ellen Woodward, 1674 Orchard St., Des Plaines, IL 60018
Owner: Mary Ellen Woodward, 1674 Orchard St., Des Plaines, IL 60018
Mary Ellen Woodward, petitioner, was sworn in and stated she was requesting to demolish and replace the existing
garage in the same location.
Chairman Seegers confirmed that the new garage would be the same size as the existing garage.
Board Member Szabo confirmed that the style of the proposed garage would remain the same with a hip roof.
Case #11-060-V — 1674 Orchard Street
Case #11-064-LSA — 1501-1585 S. Des Plaines River Road
Case #11-061-CU-V —1590 Lee Street (Continued to 12/13/11)
November 29, 2011
Page 2
Board Member Hofherr agreed that the existing garage needed to be replaced.
Chairman Seegers asked for the report to be read in by Mr. Mangum.
Issue: The petitioner is seeking approval for variations to Section 7.2-5(D) of the City of Des Plaines Zoning
Ordinance, as amended, to demolish and replace an existing legal nonconforming detached garage with: a 2.87-foot
(north) side yard and 3.98-foot (south) side yard setback, where a minimum of 5-feet is required, and an
approximately 32 percent interior building coverage, where a maximum of 30 percent is allowed.
Analysis: The subject property, per the submitted plat of survey (Exhibit 1) is 126.08 feet long by 27 feet wide (lot
area of approximately 3,404 square feet). The lot is legal nonconforming given the minimum width requirement of
45 feet. It currently contains an approximately 608 square foot two-story brick townhouse, 19.25 square foot metal
shed and 445.9 square foot detached frame garage. Given the areas, the parcel has a legal nonconforming building
coverage ratio of approximately 32 percent. The petitioner is proposing to demolish the existing garage to construct
a new one with the same measurements. A standard variation is needed because the maximum building coverage
allowed in the R-2 Two-Family Residential district is 30 percent while a minor variation is needed since the side
yard setbacks are less than 5 feet and does not further encroach into the existing setback.
The area of the proposed garage is 445.9 square feet, and when combined with the 19.25 square foot shed is less
than the maximum permitted area of 720 square feet for total detached accessory structures. Per the petitioner, the
proposed detached garage would utilize the existing concrete foundation located at the rear lot line. Since this
position abuts a public alley, the minimum rear yard setback is not applicable (Exhibit 1).
Existing Zoning: R-2, Two-Family Residential
Address: 1670 Orchard Street
Case Number: 11-060-V
Petitioner: Mary Ellen Woodward
Owner: Mary Ellen Woodward
Recommendation: Staff recommends for approval of the requested variations based on review of the information
presented by the applicant and the standards and conditions imposed by Section 3.6-8 (Findings of Fact for
Variations) as outlined within the City of Des Plaines Zoning Ordinance. The proposed garage is in a suitable
location given the accessibility to the alley, nature of the lot surroundings and existing concrete foundation. The
size of the garage is typical in the neighboring properties (Attachment 3) and less than the maximum allowed for all
detached accessory structures. The proposed replacement will not further encroach into the existing side yard
setback and abuts an existing chain link fence on both sides.
The proposed garage must meet all of the City Zoning Ordinance and Building and Code related requirements.
Zoning Administrator Procedure: The Zoning Board of Appeals has the final decision making authority for
standard variations.
Chairman Seegers asked for comments from the audience. There were none.
A motion was made by Board Member Board Member Saletnik, seconded by Board Member Hofherr to
approve variations to Section 7.2-5(D) of the City of Des Plaines Zoning Ordinance, as amended, to demolish
and replace an existing legal nonconforming detached garage with: a 2.87-foot (north) side yard and 3.98-foot
(south) side yard setback, where a minimum of 5-feet is required, and an approximately 32 percent interior
building coverage, where a maximum of 30 percent is allowed due to the hardships described.
AYES: Saletnik, Catalano, Szabo, Seegers, Hofherr, Porada, Schell
NAYES: None
Case #11-060-V — 1674 Orchard Street
Case #11 -064 -LSA — 1501-1585 S. Des Plaines River Road
Case #11 -061 -CU -V —1590 Lee Street (Continued to 12/13/11)
November 29, 2011
Page 3
MOTION CARRIED
Mr. Catalano inquired whether an engineer was required to evaluate the existing slab. Ms. Woodward stated that it
was not a requirement.
Case Number: 11 -064 -LSA
Address: 1501-1585 S. Des Plaines River Road
Request to consider a modification to an approved Localized Alternative Sign Regulation Plan/Conditional Use
Permit (Case #05-89-LASR) under Section 11.8 of the Des Plaines Zoning Ordinance, as amended; to authorize a
new 123 -square foot pole sign, with the inclusion of a 32 square foot Electronic Message Board, which would be
closer than 200 -feet from another pole sign on the property and also within 250 -feet of residential properties.
Petitioner: Express Signs and Lighting, 212 Amendodge Drive, Shorewood, IL 60404
Owner: O'Hare Honda Group, 1533 S. Des Plaines River Road, Des Plaines, IL 60018
Mr. Ed Hartsell, petitioner's representative, of 3207 Wild Oak Court, Joliet, was swom in, and stated that the request
was to move an existing sign to the comer of Oakton and River. The new sign would upgrade the Electronic
Message Board technology and provide for additional visibility. The new sign would only increase the EMB by
approximately 3 square feet.
Chairman Seegers confirmed the location of the existing sign and proposed sign. Mr. Hartsell noted that the new
sign would also be on Oakton Street, but would be located closer to the corner. Mr. Hartsell confirmed that both the
existing and new sign contain an EMB. The new sign would be approximately 180' from an existing pole sign on
site.
Mr. Hartsell asked that the recommendation to limit the hours from 7:00 am to 9:00 pm be extended to 11:00 pm
due to the amount of traffic that is present at night.
Board Member Szabo confirmed the location of existing signage on site.
Board Member Hofherr asked about the impact of IDOT's River Road project on the sign. Mr. Hartsell noted that
the property owner, Kevin Mize, likely has more information about the new configuration and stated that it would be
reviewed with staff.
Board Member Porada confirmed the existing pole signs and confirmed that the original Localized Alternative Sign
Regulation Plan (05-089-LASR) allowed two a total of 3 signs. Mr. Mangum confirmed that the ordinance allowed
2 new signs on River Road in addition to the sign on Oakton Street that is now requested to be removed.
Board Member Porada inquired about the condition of approval from the 2006 ordinance that the petitioner would
not request variations to the LASR. Mr. Mangum stated that the current request to amend the ordinance would be
reviewed by the ZBA and City Council and would thereby amend that provision. Mr. Porada was concerned that the
petitioner previously agreed to the condition to not ask for a variation.
Board Member Porada inquired about the limitation on hours of operation of this sign where there is no rule to limit
other signs in the City. Mr. Mangum stated that a recent amendment to the Zoning Ordinance limited signs to no
closer than 250' to residences. The condition regarding hours of operation was proposed to lessen the impact on
nearby residences.
Case #11-060-V — 1674 Orchard Street
Case #11 -064 -LSA — 1501-1585 S. Des Plaines River Road
Case #11 -061 -CU -V —1590 Lee Street (Continued to 12/13/11)
November 29, 2011
Page 4
Mr. Hartsell stated that there are other signs nearby that are closer to residences without any limitations on hours and
thought that 11:00 pm was a more reasonable limitation.
Board Member Szabo stated that 7:00 am to 11:00 pm was reasonable and that 9:00 pm would be too early.
Board Member Hofherr asked about the orientation of the existing sign. Mr. Hartsell stated that the sign would be
angled.
Board Member Catalano asked about measurements to the residential structures. Mr. Mangum noted that the
distance to the structures would be greater than to property line, but did not have that exact measurements available.
Chairman Seegers confirmed that there is no code restriction on hours of operation for EMB signs.
Board Member Szabo asked about the size of the EMB signage. Mr. Hartsell referred to the dimensions of the
existing versus new sign included in the packet.
Board Member Saletnik asked whether the proposed sign would create visibility concerns. Mr. Hartsell stated that
based on the height of the sign and the dimensions of the posts there should not be a concern. Mr. Hartsell stated that
a minimum of a 5' setback would be maintained, but more information about the exact location would be known
based on the IDOT plans. Mr. Saletnik confirmed that the sign would be at a 45 -degree angle to the comer.
Chairman Seegers asked for the report to be read in by Mr. Mangum.
Issue: Request to consider a modification to an approved Localized Alternative Sign Regulation Plan/Conditional
Use Permit (Case #05-89-LASR) under Section 11.8 of the Des Plaines Zoning Ordinance, as amended, to authorize
a new 123 -square foot pole sign, with the inclusion of a 32 square foot Electronic Message Board, which would be
closer than 200 -feet from another pole sign on the property and also within 250 -feet of residential properties.
Analysis:
Proposed Use Relocated Pole Sign with Electronic Message Board Component
Petitioner Express Signs and Lighting, 212 Amendodge Drive, Shorewood, IL 60404
Owner O'Hare Honda Group, 1533 S. Des Plaines River Road, Des Plaines, IL 60018
Existing Use Auto Dealership
Surrounding Land Use North: Residential
East: Des Plaines River
South: Commercial/Multi-Family Residential
West: Commercial/Residential
Existing Zoning G3, General Commercial
Surrounding Zoning North: R-1 Single Family Residential
East: Cook County Forest Preserve
South: G3, General Commercial/R-3, Townhouse Residential
West: G3, General Commercial/R-1 Single Family Residential
Street Classification Oakton Street and Des Plaines River Road are identified as collector streets according to
the City's Comprehensive Plan. Des Plaines River Road and Oakton Street (West of Des
Plaines River Road) are under the jurisdiction of the Illinois Department of
Transportation.
Case #11-060-V — 1674 Orchard Street
Case #11 -064 -LSA — 1501-1585 S. Des Plaines River Road
Case #11 -061 -CU -V —1590 Lee Street (Continued to 12/13/11)
November 29, 2011
Page 5
Comprehensive Plan The Comprehensive Plan recommends a Community Commercial use for the site
The O'Hare Auto Group has proposed to amend a previously approved Localized Alternative Sign Regulation Plan
for the properties at 1501-1585 S. Des Plaines River Road. The approximately 7.3 -acre site contains two buildings
and is located at the northeast comer of Oakton Street and Des Plaines River Road. The auto dealership is serviced
by driveways off of both Des Plaines River Road and Oakton Street. The proposal would remove an existing 20'
tall, approximately 120 square foot pole sign with a 29.8 square foot Electronic Message Board located at the
southeast portion of the site and replace it with a 20' 11" tall, 123 square foot pole sign with a 32 square foot
Electronic Message Board which would be located at the southwest comer of the site. The sign would be oriented at
an angle so that it would be visible to traffic on both Oakton Street and Des Plaines River Road.
A Localized Alternative Sign Regulation Plan (Case #05-089, Z-5-06) was approved for the site in 2006 and is
attached for reference. Section 11.8-1 of the Zoning Ordinance allows for certain types of development to establish a
Localized Alternative Sign Regulation Plan for their property subject to review and approval by the Zoning Board of
Appeals pursuant to the procedures for conditional uses found in Section 3.4 (Conditional Uses). The previous
approval allowed the construction of the two existing pole signs (a 27' tall, 100 square foot pole sign and a 26' tall
135 square foot pole sign) located on the Des Plaines River Road frontage. The current application seeks to amend
the previous approval.
A recent amendment to the Zoning Ordinance (Z-27-11) allowed an increase in the allowable size of an Electronic
Message Board from 20 to 32 square feet, while adding limitations on the distance to a residential property,
brightness of an EMB sign, and duration of the message. The proposed EMB sign conforms to the size and
proportionality requirements, however, the sign would differ from Zoning Ordinance requirements in that it would
be closer than 200 -feet from another pole sign on the property (approximately 180') and also within 250 -feet of
residential properties. The sign would be approximately 210 feet from the nearest property line of the single family
residence at 1859 Lincoln Avenue and approximately 165 feet from the three-story condominium at 1925 Oakton
Street. Staff is recommending limited hours of operation for the sign, in addition to the brightness regulations, to
lessen the potential impact on residential properties.
The Illinois Department of Transportation (IDOT) is planning reconstruction of Des Plaines River Road as a part of
their 2012-2017 Capital Improvement Program. The reconstruction will involve the acquisition of right of way. A
condition of approval addresses the setback of the sign from the proposed property line after land acquisition.
Conditional Use Findings: As required by Section 3.4-5 (Standards for Conditional Uses) of the Zoning Ordinance,
the proposed development is reviewed below:
A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning district
involved:
Comment: Section 11.8 of the Zoning Ordinance allows the development to apply for a localized alternative sign
regulation plan. Section 11.8-2 states that applications for a localized alternative sign regulation plan shall be filed in
accordance with the requirements of Section 3.4 (Conditional Uses).
B. The proposed Conditional Use is in accordance with the objectives of the City's Comprehensive Plan:
Comment: The City of Des Plaines Comprehensive Plan, adopted by the City Council in 2007, recommends a
community commercial use for this site. The signage is proposed to support the existing motor vehicle sales use.
C. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious and
appropriate in appearance with the existing or intended character of the general vicinity:
Case #11-060-V — 1674 Orchard Street
Case #11 -064 -LSA — 1501-1585 S. Des Plaines River Road
Case #11 -061 -CU -V —1590 Lee Street (Continued to 12/13/11)
November 29, 2011
Page 6
Comment: The plan would remove an existing 20' tall, approximately 120 square foot pole sign with a 29.8 square
foot Electronic Message Board located at the southeast portion of the site and replace it with a 20' 11" tall, 123
square foot pole sign with a 32 square foot Electronic Message Board which would be located at the southwest
corner of the site. The sign would be generally consistent with the other signage on the property and pole signage
that is found at the intersection.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses
Comment: Staff has proposed conditions of approval regarding hours of operation to minimize potential impacts on
adjacent properties.
E. The proposed Conditional Use is to be served adequately by essential public facilities and services, such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and
schools; or, agencies responsible for establishing the Conditional Use shall provide adequately any such
services:
Comment: After reviewing the petitioner's plans, the proposed Conditional Use would be served adequately by
essential public facilities and it would not overburden existing public services.
F. The proposed Conditional Use does not create excessive additional requirements at public expense for
public facilities and services and will not be detrimental to the economic well-being of the entire
community:
Comment: The proposed Conditional Use would appear to have adequate public facilities, it would not create a
burden on public facilities nor would it be a detriment to the economic well being of the community.
G. The proposed Conditional Use does not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons, property, or the general
welfare by reason of excessive production of traffic, noise, smoke fumes, glare or odors:
Comment: The proposed sign is not anticipated to create an amount of additional traffic which cannot be
accommodated by the existing street network. Conditions of approval regarding hours of operation are proposed to
minimize potential impacts on adjacent properties.
H. The proposed Conditional Use provides vehicular access to the property designed so that it does not create
an interference with traffic on surrounding public thoroughfares:
Comment: The proposed sign would not affect vehicular access to the property.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic, or
historic features of major importance:
Comment: No exterior building alterations are proposed. The proposed plan would not add impervious surface, nor
cause the destruction, loss, or damage of any natural, scenic or historic features of major importance.
J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to
the Conditional Use requested:
Comment: With conditions of approval, the proposed sign appears to conform to all other zoning regulations.
Review of a sign permit application would be necessary for the construction of the sign.
Recommendation: The Community Development Department recommends approval of the Localized Alternative
Sign Regulation Plan/Conditional Use Permit modification request, based on review of the information presented by
Case #11-060-V — 1674 Orchard Street
Case #11 -064 -LSA — 1501-1585 S. Des Plaines River Road
Case #11 -061 -CU -V —1590 Lee Street (Continued to 12/13/11)
November 29, 2011
Page 7
the applicant and the findings made above, as specified in Section 3.4-5 (Standards for Conditional Uses) of the City
of Des Plaines Zoning Ordinance, subject to the following conditions:
1. The changeable copy may not be animated, however graphics of stationary objects with no
movement or animation shall be allowed. The copy may be changed no more than once every 10
seconds.
2. The changeable copy shall be specific to the business in which the sign is intended.
3. No sounds from the sign will be permitted.
4. Automatic Dimming. Electronic Message Board Signs shall be equipped with light sensing
devices or a scheduled dimming timer which automatically dims the intensity of the light emitted
by the Sign during ambient low -light and nighttime (dusk to dawn) conditions. The Signs shall not
exceed five hundred (500) nits of intensity as measured at the Sign surface during nighttime and
low -light conditions and five thousand (5,000) nits during daytime hours.
5. The Electronic Message Board sign shall only be in operation between the hours of 7 00a and
9:OOpm.
6. Prior to issuance of the sign permit, the existing pole sign along the Oakton Street frontage shall
be removed.
7. Prior to issuance of the sign permit, landscaping shall be installed at the base of the two existing
pole signs along the Des Plaines River Road frontage. The landscaping shall consist of a square,
rectangle, oval or circle, whose area shall be 3 feet in width on each side of the sign's base.
8. Prior to issuance of the sign permit, the applicant shall provide all applicable IDOT sign permits or
acknowledgement that an IDOT permit is not required.
9. The leading edge of the sign shall be set back a minimum of 5' from the proposed property line,
per IDOT Des Plaines River Road plans and/or IDOT Land Acquisition Packet.
10. The petitioner agrees to distribute the Localized Alternative Sign Regulation Plan as part of the
auto sales group's leasing documents and require conformance of all existing and future tenants to
the Localized Alternative Sign Regulation Plan.
11. The sign shall conform to all lighting standards as per City Code.
Zoning Board of Appeals Procedure: Under Section 3.4-4-C of the Zoning Ordinance (Conditional Uses) the
Zoning Board of Appeals has the authority to recommend that the City Council approve, approve subject to
conditions, or deny the above mentioned Localized Alternative Sign Regulation Plan/Conditional Use Permit. The
City Council has the final authority on the project
Board Member Porada inquired whether the conditions from this evening's meeting would be included in the
ordinance presented to the City Council. Mr. Mangum stated that the normal procedure is to include those conditions
in an ordinance. Mr. Porada asked whether a condition to limit future variations could be included. Mr. Mangum
stated that the condition could be included, but the applicant would still have the ability to request a change by going
through the same procedure to amend the LASR before the ZBA and City Council. Mr. Porada stated that he felt the
City would be in a better position if a similar condition was included. Mr. Hartsell stated that from his experience
Auto Dealerships frequently request changes in signage due to changes from auto manufacturers. Board Member
Porada felt that the previous condition was agreed to by the petitioner and although business conditions can change
he felt a new limitation should be considered.
Chairman Seegers differentiated between citywide requirements that should be in the Zoning Ordinance versus
conditions specific to this property. Board Member Porada agreed that the conditions of approval would be included
in an ordinance specific to this property that would be considered by the City Council.
Board Member Szabo inquired whether there was anyone in the audience that wished to speak. Chairman Seegers
asked for comments from the audience. There were none.
Board Member Szabo stated that he was in favor of the request but thought that the hours could be extended
Case #11-060-V — 1674 Orchard Street
Case #11 -064 -LSA — 1501-1585 S. Des Plaines River Road
Case #11 -061 -CU -V —1590 Lee Street (Continued to 12/13/11)
November 29, 2011
Page 8
Mr. Mangum stated that an appropriate motion would modify the Conditional Use/LASR that was approved in 2006
Board Member Saletnik asked for clarification from Board Member Porada about his concerns. Board Member
Porada expressed that the previous ordinance was more of a contract where the petitioner agreed not to ask for a
variation to the previous request. Board Member Saletnik stated that the same bodies (ZBA and City Council) would
have the ability to make changes in the future. Board Member Porada suggested another condition to limit future
requests for changes to the signage.
Board Member Saletnik stated he believed it was the prerogative of the ZBA and City Council to consider changes.
Board Member Szabo indicated that he was willing to make a motion with a change to Condition #5 to extend the
hours of operation and require a detailed landscape plan to ensure implementation of the landscaping around the
signs. Mr. Hartsell asked that he would be allowed to install the landscaping in the Spring. Mr. Mangum stated the
building permit practice was to require a cash bond equal to the cost of the landscaping improvement if it were
impractical to install immediately due to the weather.
Board Member Porada clarified which conditions of approval were specific to this request and which were either
included in the Zoning Ordinance or in the previous LASR ordinance. Mr. Porada asked about other EMB signs in
the City. Mr. Mangum explained that there are some signs that were allowed prior to the current limitations and
several other EMB signs that came before the Board because they exceeded the Ordinance. Mr. Porada expressed
that there should not be a time restriction for this sign because that is not a limitation on other EMB signs.
Chairman Seegers stated that specific conditions could be attached to this case because of the Conditional Use.
Board Member Szabo asked the petitioner whether O'Hare Auto Group would desire the sign to operation 24 hours
per day. Mr. Hartsell stated that he had not discussed this with the petitioner.
Board Member Saletnik did not feel it was necessary to limit the hours based on the amount of existing lights at the
intersection. Mr. Hartsell stated that automatic dimming was included by the sign manufacturer.
Board Member Szabo stated that he would amend his motion to remove condition of approval # 5 regarding the
hours of operation.
Board Member Porada stated his understanding that land use restrictions are progressive and start at one point in
time, but asked about the reason for the condition restricting the hours of operation. Mr. Mangum stated the
condition was based on the proximity of residential to the sign. Board Member Porada reiterated that he was not in
support of the condition limiting hours of operation based on the number of existing signs without such a limitation.
Board Member Saletnik seconded the motion and stated that the hearing was noticed and there were no neighbors
present in objection.
Board Member Hofherr noted that he was disappointed that the petitioner was not present to provide information
about the businesses. Mr. Hartsell stated that Mr. Mize was out of town, but noted that the business was high on the
list of sales tax generators.
A motion was made by Board Member Szabo, seconded by Board Member Board Member Saletnik to
recommends approval of the Localized Alternative Sign Regulation Plan/Conditional Use Permit
modification request, based on review of the information presented by the applicant and the findings made
above, as specified in Section 3.4-5 (Standards for Conditional Uses) of the City of Des Plaines Zoning
Ordinance, subject to the following conditions:
Case #11-060-V — 1674 Orchard Street
Case #11 -064 -LSA — 1501-1585 S. Des Plaines River Road
Case #11 -061 -CU -V —1590 Lee Street (Continued to 12/13/11)
November 29, 2011
Page 9
1. The changeable copy may not be animated, however graphics of stationary objects with no
movement or animation shall be allowed. The copy may be changed no more than once
every 10 seconds.
2. The changeable copy shall be specific to the business in which the sign is intended.
3. No sounds from the sign will be permitted.
4. Automatic Dimming. Electronic Message Board Signs shall be equipped with light sensing
devices or a scheduled dimming timer which automatically dims the intensity of the light
emitted by the Sign during ambient low -light and nighttime (dusk to dawn) conditions. The
Signs shall not exceed five hundred (500) nits of intensity as measured at the Sign surface
during nighttime and low -light conditions and five thousand (5,000) nits during daytime
hours.
5- The Electronic Message Board sign shall only be in operation between the hours of 7-00am
and 9;oopm.
6. Prior to issuance of the sign permit, the existing pole sign along the Oakton Street frontage
shall be removed.
7. Prior to issuance of the sign permit, landscaping shall be installed at the base of the two
existing pole signs along the Des Plaines River Road frontage. The landscaping shall consist
of a square, rectangle, oval or circle, whose area shall be 3 feet in width on each side of the
sign's base.
8. Prior to issuance of the sign permit, the applicant shall provide all applicable IDOT sign
permits or acknowledgement that an IDOT permit is not required.
9. The leading edge of the sign shall be set back a minimum of 5' from the proposed property
line, per IDOT Des Plaines River Road plans and/or IDOT Land Acquisition Packet
10. The petitioner agrees to distribute the Localized Alternative Sign Regulation Plan as part of
the auto sales group's leasing documents and require conformance of all existing and future
tenants to the Localized Alternative Sign Regulation Plan.
11. The sign shall conform to all lighting standards as per City Code.
AYES: Szabo, Saletnik, Catalano, Hofherr, Porada, Schell, Seegers
NAYES: None
MOTION CARRIED
Case Number: 11 -061 -CU -V
Address: 1590 Lee Street (cont'd to December 13"')
The petitioner is requesting a Conditional Use permit under Section 7.3-6-C of the 1998 Des Plaines Zoning
Ordinance, as amended, to authorize an accessory drive-thru facility at a financial institution and variations to
Section 11.6.13 of the 1998 City of Des Plaines Zoning Ordinance, as amended: to allow three wall signs, rather than
one, on the east elevation, one wall sign, rather than zero, on the west elevation, and approximately 147 square feet
of total wall signage where a maximum of 100 square feet is allowed for all wall signs.
Petitioner: JP Morgan Chase Bank, N.A.
Owner(s): HF Oakton, LLC, c/o Inter -Continental Real Estate and Development, 2221 Camden
Street, Suite 200, Oakbrook, IL 60523
Case #11-060-V — 1674 Orchard Street
Case #11 -064 -LSA — 1501-1585 S. Des Plaines River Road
Case #11 -061 -CU -V —1590 Lee Street (Continued to 12/13/11)
November 29, 2011
Page 10
The meeting was adjourned at 9:20 p.m. by unanimous voice vote.
Sincerely,
A.W. Seegers, Chairman
Des Plaines Zoning Board of Appeals
cc: City Officials
Aldermen
Zoning Board of Appeals