12/13/2016Case #16-081-FPUD-240-310 Potter -Final Planned Unit Development
Case #16-082-CU-200 E. Howard, Suite 330-Conditional Use Permit
Case #16-083-CU-410 Northwest Highway -Conditional Use Permit
December 13, 2016
Page 1
ALDEs
PLAINES
LLIeNOIS
DES PLAINES PLANNING AND ZONING BOARD MEETING
December 13, 2016
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly -scheduled meeting on Tuesday, December
13, 2016, at 7 p.m. in Room 102 of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Bader, Green, Catalano, Saletnik, Hofherr, Schell, Szabo
ALSO PRESENT:
Lauren Pruss, AICP, Coordinator/Community & Economic Development
Johanna Bye, AICP, Senior Planner/Community & Economic Development
Gale Cerabona/Recording Secretary
Chairman Szabo called the meeting to order at 7:01 p.m. and read this evening's cases. Roll call was conducted.
APPROVAL OF MINUTES
A motion was made by Board Member Hofherr, seconded by Board Member Saletnik, to approve the minutes
of November 22, 2016, as presented.
AYES: Hofherr, Saletnik, Bader, Catalano, Schell
NAYES: None
ABSTAIN: Green, Szabo
***MOTION CARRIED UNANIMOUSLY***
PUBLIC COMMENT
There were no comments.
NEW BUSINESS
1. Addresses: 240-310 Potter Road Case 16-081-FPUD
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 the expansion of the parking lot of a Place of Worship that was
approved as a Conditional Use and construction of a Parsonage and future classroom building, with a PUD
bulk exception for an existing 8-foot front yard setback, instead of not less than 25 feet.
PINs: 09-15-102-013-0000, 09-15-102-014-0000, 09-15-102-015-0000, 09-15-102-041-0000,
09-15-102-042-0000
Petitioner: Richard Vane, 240 N. Industrial Drive, Bradley, IL 60915
Case #16-081-FPUD-240-310 Potter -Final Planned Unit Development
Case #16-082-CU-200 E. Howard, Suite 330-Conditional Use Permit
Case #16-083-CU-410 Northwest Highway -Conditional Use Permit
December 13, 2016
Page 2
Owner: Chicago Mar Thoma Church, 240 Potter Road, Des Plaines, IL 60016
Chairman Szabo swore in Richard Vane, 240 N. Industrial Drive, Bradley, IL 60915, Sunny Cherian, 4124
N. McVicker, Chicago, IL, & Shijy Alex, 12 N. Albert, Mt. Prospect, IL. Mr. Vane, Engineer, reminded that
approval was given earlier to rezone the property to R-3; are here tonight for PUD approval. He noted the
Arborist identified 5 trees (Box Elders) will be removed; 5 new trees will be planted around the perimeter
(noted in landscape plan) as well as remaining trees. Water run-off is being directed to Potter Road. There is
a refuse container. Lighting/foot candles are in compliance.
Chairman Szabo asked what type of trees are being planted. Petitioner advised — Red Maple, Kentucky
Coffee, etc.
Chairman Szabo asked if the Board has any questions. There were none. He then asked Staff to provide the
Staff Report which Senior Planner Bye did:
Issue: A Final Planned Unit Development (FPUD) is requested under Section 12-3-5 of the 1998 City of Des
Plaines Zoning Ordinance, as amended, to allow for the construction of a parsonage and additional parking at
Chicago Mar Thoma Church.
Final Planned Unit Development Report
Address: 240-310 Potter Road
Owners: Chicago Mar Thoma Church, 240 Potter Road, Des Plaines, IL 60016
Petitioner: Richard Vane, 240 N. Industrial Drive, Bradley, IL 60195
Case Number: 16-081-FPUD
Real Estate Index
Numbers: 09-15-102-013-0000, 09-15-102-014-0000, 09-15-102-015-0000, 09-
15-102-041-0000, 09-15-102-042-0000
Ward: #1, Patricia Haugeberg
Existing Zoning: R-3 Townhouse Residential District
Existing Land Use: Place of Worship
Surrounding Zoning: North: R-1 Single -Family Residential
South: R-1 Single -Family Residential
East: Unincorporated Cook County
West: R-1 Single -Family Residential
Surrounding Land Use:
North: Residential
South: Residential
East: Residential
West: Residential
Street Classification: Potter Road is a collector street.
Case #16-081-FPUD-240-310 Potter -Final Planned Unit Development
Case #16-082-CU-200 E. Howard, Suite 330-Conditional Use Permit
Case #16-083-CU-410 Northwest Highway -Conditional Use Permit
December 13, 2016
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Comprehensive Plan: The Comprehensive Plan designates the site Single Family Residential.
Project Description
The subject property was granted preliminary PUD approval for the
construction of a parsonage and additional parking in July of 2016.
Additionally, the subject property was approved for a Map Amendment
to change the zoning from R-1 Single -Family Residential to R-3
Townhouse Residential. The R-3 zoning allows more than one principal
building to be constructed on the zoning lot.
Planned Unit Development Findings
As required, the proposed development is reviewed below in terms of the findings contained in Section 12-
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 12-3-5.1:
Comment: The proposed plan is consistent with the stated purpose of Section 12-3.5(A) of the Zoning
Ordinance. The plan would provide a maximum choice in the types of environment available to the public
by allowing a development that would not be possible under the strict application of the zoning regulations
which would require the proposed house at 310 Potter Road to be developed under separate ownership and
control from the Church.
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 12-
3-5 of the Zoning Ordinance as it would be located in a zoning district (R-3) that permits PUDs, it meets the
minimum size standard of two acres (3.43 acres in size), and the land is under unified control of Chicago Mar
Thoma Church.
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 would meet or exceed the following applicable zoning regulations
in the R-3 Townhouse Residential District:
• Minimum size for PUD: Two acres are required; the total site is 3.43 acres.
• Maximum building coverage: Not applicable in R-3 Townhouse Residential.
• 193 parking spaces required; 227 are proposed, in addition to 2 spaces in front of the parsonage
garage.
• Maximum Building Height 45'; proposed 35'.
• Compatibility with surrounding properties: The project is not expected to be detrimental to
surrounding residential properties.
• General Design: The general design of the development is not expected to be detrimental to the
public health, safety or general welfare.
Case #16-081-FPUD-240-310 Potter -Final Planned Unit Development
Case #16-082-CU-200 E. Howard, Suite 330-Conditional Use Permit
Case #16-083-CU-410 Northwest Highway -Conditional Use Permit
December 13, 2016
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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 final building and site improvement plans, it appears that the
proposed development provides adequate provision for the necessary infrastructure.
A condition of the Preliminary PUD approval was that the petitioner hire a certified arborist to prepare a
tree conservation action plan to ensure minimal impact to saved trees on the property. The petitioner has
included a tree conservation plan with the Final PUD application. The plan identifies trees that are to be
preserved, preserved with root pruning, or removed. Staff has identified five trees that were proposed to be
preserved in the original plan that will now be removed; however, the new landscape plan calls for five
additional trees to be planted on the site.
E. The extent to which the relationship and compatibility of the proposed development is beneficial or
adverse to adjacent properties and neighborhood:
Comment: The proposed Church expansion is unlikely to have an adverse effect on the adjacent residential
properties.
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: We do not anticipate any negative impact on the city's tax base or the economic well-being of
the community.
G. The extent to which the proposed plan is in conformity with the recommendations of the 2007
Comprehensive Plan:
Comment: The 2007 City of Des Plaines Comprehensive Plan recommends Single -Family Residential for
this site. The proposed PUD is consistent with this designation for the following reasons:
1. Churches and parish houses are a conditional use in the existing R-1 zone, but permitted by right in the
R-3 zone. Given that the applicant has been approved for R-3 zoning with the Preliminary PUD
approval, the same protective measures that would be afforded the neighborhood and surrounding area
by a conditional use are applied during the approval process for the planned unit development.
2. If approved, the Final PUD would restrict the use of the property to exactly as outlined in this
application and would not permit the development of townhomes on the property.
Recommendation: I recommend approval of the Final PUD for the construction of a parsonage and
additional parking at Chicago Mar Thoma Church, based on review of the information presented by the
applicant and the findings made above. The plans are in substantial conformity with those plans submitted
and approved for Preliminary PUD.
Planning and Zoning Board Procedure: The Planning and Zoning Board may vote to recommend approval,
approval with modifications, or disapproval. The City Council has final authority over the Final PUD.
Case #16-081-FPUD-240-310 Potter -Final Planned Unit Development
Case #16-082-CU-200 E. Howard, Suite 330-Conditional Use Permit
Case #16-083-CU-410 Northwest Highway -Conditional Use Permit
December 13, 2016
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Chairman Szabo asked the audience if anyone is in favor of this proposal — approximately 20 people raised
their hands. He asked if anyone objects — 2 people raised their hands and came forward:
• Diane Nelson 285 Good Court
Ms. Nelson asked if there will still be an 8 ft. fence along her property. Mr. Vane advised — yes
Chairman Szabo swore in:
• Pamela Warford 2530 Church Street
Is the 8 ft. front yard set -back still the case? Mr. Vane advised — yes. Ms. Warford stated the code
at 25 ft. is a 70% variance; don't like setting a precedence. Coordinator Pruss stated the exception
is to recognize the existing church. Mr. Vane stated the church was originally 25 ft., and the County
took back 17 ft.
• Nancy Creeley
283 Good Court
Ms. Creeley stated the church placed a fence at the Nelson's house (next to parking lot); there will
be an 8 ft. fence on the left side and a 6 ft. fence on the right. Could an 8 ft. fence along the entire
rear property line be a consideration? She asked what size the trees are. Mr. Vane illustrated the
fence and trees. He stated the new trees are 2 '/2" in diameter.
Chairman Szabo asked if the Board has further questions.
Board Member Hofherr asked if the 2 ft. fence extension is possible. Mr. Vane stated they would like to
proceed as proposed (the 8 ft. fence is where the neighbor is most affected); don't see the need.
A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to recommend
approval to City Council for the Final PUD.
AYES: Hofherr, Catalano, Bader, Green, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be provided to City Council.
2. Addresses: 200 E. Howard, Suite 230 Case 16-082-CU
The petitioner is requesting a Conditional Use under Section 7-4.E-3 of the 1998 Des Plaines
Zoning Ordinance, as amended, to allow a Commercial Indoor Recreation establishment in
the M-2 General Manufacturing District.
PIN: 09-30-101-032-0000
Petitioner: Scott Pecucci, 309 Woodbridge Street, Des Plaines, IL 60016
Owner: Howard O'Hare Business Center, 333 E. Butterfield Road, Lombard, IL 60148
Chairman Szabo swore in Scott Pecucci, 309 Woodbridge Street, Des Plaines, IL 60016 & John R. Carrozza,
Attorney at Law, 2715 N. Thatcher Avenue, River Grove, IL.
Case #16-081-FPUD-240-310 Potter -Final Planned Unit Development
Case #16-082-CU-200 E. Howard, Suite 330-Conditional Use Permit
Case #16-083-CU-410 Northwest Highway -Conditional Use Permit
December 13, 2016
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Mr. Carrozza advised a cross -fit gym is proposed for the vacant warehouse/office space; there will be no
exterior or interior changes. There are well over 150 parking spaces (10 parking spaces allotted). Classes are
between 10-12 participants. Merchandise will be sold.
Chairman Szabo asked if there will be showers. Petitioner advised — there will be 2 restrooms, but no showers.
Mr. Pecucci stated the personal training classes will be from 5:30 a.m.-7:30 a.m. and 4:30 p.m.-7:30 p.m.;
classes are one -hour long.
Board Member Hofherr asked/stated:
• if there will be signage on Howard. Mr. Carrozza advised — it will be on the door front
• the snow plow covers the parking space so please advise the owner
• when this will open. Mr. Pecucci advised — in January or February, 2017
Chairman Szabo asked Staff to provide the Staff Report. He also asked what the hours of operation are.
Petitioner advised — 5:30 a.m.-7:30 a.m.; all other evening hours as noted are correct. Senior Planner Bye
offered the Staff Report:
Issue: The petitioner is requesting a Conditional Use permit under Section 7.4-E.3 of the 1998 City of Des
Plaines Zoning Ordinance, as amended, to operate a Commercial Indoor Recreation Establishment in the M-
2 Zoning District.
Analysis:
Address: 200 E. Howard Avenue, Suite 230
Owners: Howard O'Hare Business Center, 333 E. Butterfield Road, Lombard, IL
60148
Petitioner: Scott Pecucci, 309 Woodbridge Street, Des Plaines, IL 60016
Case Number: 16-082-CU
Real Estate Index
Number: 09-30-101-032-0000
Ward: #5, James Brookman
Existing Zoning: M-2 General Manufacturing District
Existing Land Use: General Office/Manufacturing
Surrounding Zoning: North: General Manufacturing
South: General Manufacturing
East: General Manufacturing
West: General Manufacturing
Surrounding Land Use:
North: General Office/Manufacturing
South: General Office/Manufacturing
East: General Office/Manufacturing
West: General Office/Manufacturing
Case #16-081-FPUD-240-310 Potter -Final Planned Unit Development
Case #16-082-CU-200 E. Howard, Suite 330-Conditional Use Permit
Case #16-083-CU-410 Northwest Highway -Conditional Use Permit
December 13, 2016
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Street Classification: Howard Avenue is an arterial road
Comprehensive Plan: The Comprehensive Plan designates the site as Industrial
The applicant, Scott Pecucci, has requested a Conditional Use Permit to operate a Commercial Indoor
Recreation Establishment at 200 E. Howard Avenue, Suite 230. The tenant space is one of approximately 30
in the Howard O'Hare Business Center. The three -building, single -story development is on approximately
9.8 acres and is located on the north side of Howard Avenue, just west of the Union Pacific Railroad. The
site is accessed by a single curb cut off of Howard Avenue.
The petitioner proposes to operate a CrossFit Gym within the roughly 5,000 square -foot tenant space. The
petitioner has stated in his application that CrossFit is a physical exercise, philosophy, and diet which
incorporates various elements of high intensity interval training, weightlifting, and gymnastics in one -hour
classes. The proposed CrossFit Gym would operate Monday -Friday, 5:30 a.m. to 7:30 a.m. and 4:30 p.m. to
7:30 p.m. and on Saturdays from 8:00 a.m. to 12:00 p.m. Classes would have between 10 and 12 people,
including the coach. One coach per shift will be on the premises. Athletic apparel may also be sold in the
tenant space. A request to waive the traffic study requirement was granted after review by staff based of the
proposed site plan and size of the operation.
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: A Commercial Indoor Recreation Establishment is a Conditional Use in the M-2, General
Manufacturing Zoning District, as specified in Section 7.4-C of the 1998 City of Des Plaines Zoning
Ordinance, as amended.
B. The proposed Conditional Use is in accordance with the objectives of the City's Comprehensive
Plan:
Comment: The 2007 Comprehensive Plan recommends an Industrial use for the site.
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:
Comment: The proposed Commercial Indoor Recreation Establishment is located in an existing business
center with approximately 30 tenant spaces. The petitioner does not plan to change the exterior appearance
of the building and all operations will occur indoors.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: Based on the plans submitted, none of the functions of the Commercial Indoor Recreation
Establishment are anticipated to be hazardous or disturbing to the surrounding neighborhood. All operations
will occur indoors.
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
Case #16-081-FPUD-240-310 Potter -Final Planned Unit Development
Case #16-082-CU-200 E. Howard, Suite 330-Conditional Use Permit
Case #16-083-CU-410 Northwest Highway -Conditional Use Permit
December 13, 2016
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sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide
adequately any such services:
Comment: The proposed Commercial Indoor Recreation Establishment would be served adequately by
essential public facilities and 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 Commercial Indoor Recreation Establishment 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 Commercial Indoor Recreation Establishment is not anticipated to create additional
traffic or noise that could be detrimental to surrounding land uses.
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 Commercial Indoor Recreation Establishment would utilize the existing curb cut on
Howard Street for access. Based on an evaluation of the existing conditions and plans provided, staff does
not find any evidence for potential interference with traffic patterns.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic,
or historic features of major importance:
Comment: Use of an existing tenant space and building is proposed. The proposed Commercial Indoor
Recreation Establishment would not 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: It appears that the proposed Commercial Indoor Recreation Establishment complies with all
additional regulations within the Zoning Ordinance. A total of 16 off street parking spaces are required for
the proposed use, while only 7 are required for occupancy of this space with an industrial use. However, the
proposed hours of operation are off-peak of typical business hours and will likely not have a significant
impact on the availability of parking for the other tenants in the development.
Recommendation: I recommend approval of the Conditional Use Permit for the operation of a Commercial
Indoor Recreation Establishment, 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
Case #16-081-FPUD-240-310 Potter -Final Planned Unit Development
Case #16-082-CU-200 E. Howard, Suite 330-Conditional Use Permit
Case #16-083-CU-410 Northwest Highway -Conditional Use Permit
December 13, 2016
Page 9
Zoning Ordinance. The proposed use will not create an excess of traffic or noise and is not expected to cause
a negative impact on surrounding land uses.
Planning and Zoning Board Procedure: Under Sections 3.4-4.0 (Conditional Uses) of the Zoning
Ordinance the Planning and Zoning Board has the authority to recommend that the City Council approve,
approve subject to conditions, or deny the above -mentioned Conditional Use Permit for the operation of a
Commercial Indoor Recreation Establishment in the M-2 zoning district. The City Council has the final
authority on the project.
Chairman Szabo asked how business will be drummed up. Mr. Pecucci advised he is at another gym and has
a following; will forego that position for this opportunity.
Chairman Szabo asked if anyone is in favor of the proposal. No one responded. He asked if anyone objects
— 2 people raised their hands, came forward and were sworn in:
• Julia DePalma & Sherwin M. Sorkin, R.Ph., Exec. Dir. of Hospice Svcs., UVANTA Pharmacy
200 E. Howard
Ms. DePalma stated they are adjacent and concerned about parking. Their business is a highly
secured one; don't like high traffic areas. Mr. Sorkin advised this is a Hospice company; have 40-
50 employees; may expand to 24 hours. The concern is security, parking.
Chairman Szabo asked how pharmaceuticals are secured. Ms. DePalma advised — there are
cameras and a security system.
Mr. Carrozza advised there are 3 other locations, and there have never been any issues; clientele is
fit and health conscious. Mr. Pecucci stated he knows all clients; like a family. He stated that it is
not an open gym and that clients can only participate in scheduled classes.
Mr. Sorkin asked if the hours will be expanding and if there is a noise factor. Mr. Pecucci stated
this is an upscale clientele.
Board Member Catalano asked if this is a franchise. Mr. Carrozza advised it is not.
Board Member Hofherr asked if the pharmacy is north or south of this business. Ms. DePalma advised —
south. Mr. Pecucci stated he could direct where clients park.
A motion was made by Board Member Schell, seconded by Board Member Catalano, to recommend
approval to City Council for the Conditional Use Permit.
AYES: Schell, Catalano, Green, Bader, Hofherr, Saletnik, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be provided to City Council.
3. Addresses: 410 Northwest Highway Case 16-083-CU
The petitioner is requesting a Conditional Use under Section 7-3.F-3 of the 1998 Des Plaines
Zoning Ordinance, as amended, to increase the maximum number of used cars sold from 10
to 45 in the C-3 General Commercial District (Staff requests Continuance to a date certain of
Case #16-081-FPUD-240-310 Potter -Final Planned Unit Development
Case #16-082-CU-200 E. Howard, Suite 330-Conditional Use Permit
Case #16-083-CU-410 Northwest Highway -Conditional Use Permit
December 13, 2016
Page 10
January 10, 2017).
PINs: 09-07-417-001-0000, 09-07-417-002-0000, 09-07-417-003-0000, 09-07-417-026-0000,
09-07-417-027-0000
Petitioner: Ryan Triphahn & George Zervos, 410 Northwest Highway, Des Plaines, IL 60016
Owner: George Zervos, 4758 River Road, Schiller Park, IL 60176
A motion was made by Board Member Schell, seconded by Board Member Green, to continue this
petition to the January 10, 2017, meeting.
AYES: Schell, Green, Bader, Catalano, Saletnik, Hofherr, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Coordinator Pruss shared that City Staff requires more time with Petitioner.
OLD BUSINESS
There was no Old Business.
ADJOURNMENT
Board Member Hofherr stated he would not be in attendance for the January 10th, 2017, meeting.
On a voice vote, Chairman Szabo adjourned the meeting at 7:46 p.m.
Sincerely,
Gale Cerabona
Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners