03/14/2017Case #17-016-FPUD-FSUB-150 N. East River Road-Final Planned Unit
Development and Final Plat of Subdivision
March 14, 2017
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
March 14, 2017
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday, March 14,
2017, at 7 p.m. in Room 102 of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Bader, Green, Hofherr, Saletnik, Schell, Szabo
ABSENT: Catalano
ALSO PRESENT: 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 Green, to approve the minutes of
February 28, 2017, as amended:
• Page 14 under comments of Jaret Popko, add Why don’t the Board Members ask questions?
• Page 15 under Board Member Hofherr, 2d line, add the existing building structure.
AYES: Hofherr, Green, Bader, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
PUBLIC COMMENT
There were no comments.
NEW BUSINESS
1. Address: 150 N. East River Road Case 17-016-FPUD-FSUB
The petitioner is requesting Final Planned Unit Development (PUD) approval for the Covington Lexington
Woods residential PUD under Section 12-3-5 of the 1998 City of Des Plaines Zoning Ordinance, as amended,
and Final Plat of Subdivision, under Section 13-2-5 of Subdivision Regulations of the City of Des Plaines
Municipal Code, to allow the construction of a 236-unit, four-story apartment building with a 337-space
parking deck and 143 spaces of surface parking, with a requested PUD exception from the R-3, Townhouse
Residential Zoning District standards under Section 12-7-2(J) of the 1998 City of Des Plaines Zoning
Ordinance, as amended, for a 50% reduction of the required lot area per dwelling unit.
Case #17-016-FPUD-FSUB-150 N. East River Road-Final Planned Unit
Development and Final Plat of Subdivision
March 14, 2017
Page 2
PINs: 09-09-402-012-0000; 09-09-402-009-0000
LOT 1 (EXCEPT THE NORTH 2 ½ ACRES AND EXCEPT THE EAST 40 FEET
THEREOF) IN SUPERIOR COURT COMMISSIONER’S PARTITION OF THE
LANDS OF THE MINNA CARLE ESTATE IN SECTION 9, TOWNSHIP 41 NORTH,
RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE
PLAT THEREOF RECORDED FEBRUARY 15, 1939 AS DOCUMENT NUMBER
12272132, IN COOK COUNTY, ILLINOIS. AND LOT 2 (EXCEPT THAT PART
CONVEYED TO ILLINOIS TOLLWAY COMMISSION BY WARRANTY DEED
DATED AUGUST 16, 1957 AND RECORDED OCTOBER 14, 1957 AS DOCUMENT
NUMBER 17037291) IN SUPERIOR COURT COMMISSIONER’S PARTITION
(MADE IN CASE 34S18200) OF LANDS OF MINNA CARLE ESTATE (EXCEPT
THAT PART THEREOF TAKEN BY CONDEMNATION IN CASE NO. 95L50192),
IN SECTION 9, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD
PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED
FEBRUARY 15, 1939 AS DOCUMENT NUMBER 12272132, IN COOK COUNTY,
ILLINOIS.
Petitioner: Paul Langdon, 135 N. Meramec Avenue, Suite 500, Clayton, MO 63105
Owner: First American Properties, LLC, 1731 N. Marcey Street, Suite 200, Chicago, IL 60614
Chairman Szabo swore in Petitioner, Paul Langdon, AICP, Vice President of Development, Covington
Realty Partners, 135 N. Meramec Avenue, Suite 500, Clayton, MO 63105, who advised very little has
changed since November, 2016.
He reviewed the following in a PowerPoint presentation:
• Site Plan
• Parking/Reconfiguration of garage
o Snow removal, storage, and striping
o Spaces were removed from the garage, but added to the site
o Additional surface spaces increase lot coverage by less than 1%
• Detailed storm water analysis
• Traffic/Intersection
o is being submitted to Cook County
• Renderings/Materials
• Revised Building Exterior/Upgrade
o Now 30% brick façade
o Barely any siding
• Landscape Plan
Chairman Szabo asked if the Board has any questions.
Board Member Green asked, at the SW corner, about the drive to the adjacent property. Mr. Langdon
responded – the lane is not needed but would be a convenience to our residents; offers additional exit out to
Golf Road. He noted a gate might be added.
Board Member Saletnik asked if stucco would only be at the upper elevation. Mr. Langdon advised – yes,
hardback with mesh. Mr. Walter Olszewski, also with Covington Realty Partners, was sworn in by
Chairman Szabo. He added – it will be a permanent base; concrete baseboard, foam insulation will not be
used.
Case #17-016-FPUD-FSUB-150 N. East River Road-Final Planned Unit
Development and Final Plat of Subdivision
March 14, 2017
Page 3
Board Member Hofherr asked/stated to:
• If emergency vehicles will have to drive around. Mr. Langdon advised – if the easement on the SE
corner is negotiated with Lexington Homes, there could be an access road. If one entry is blocked,
the other would be used.
• Regarding congestion at rush hour and the traffic study, if the County will approve what’s
recommended. Mr. Langdon advised – we hope so, based on the improvements recommended by
the traffic study that they plan to implement.
• In section 9, page 16, regarding additional development at the south, if it will be additional
housing or a strip mall. Mr. Langdon advised – Lexington Homes will not place more apartments,
as per the sale contract with Covington. It could have retail, a mall, or senior living.
• If Lexington Homes has a timeframe in which to develop the property to the south. Mr. Langdon
advised – no.
• Staff, regarding plans on page C5, it should be revised to exit on Route 12 – not Route 58
• Petitioner, that he recommends signage on River Road on the north side stating “Do not block the
intersection”. Mr. Langdon concurred and noted this may arise while in review with Cook County.
• Petitioner, regarding U-turn signage exiting the tollway going north on East River Road, you
might add the fine amount on bottom of sign to deter those who may opt to make a U-turn. Mr.
Langdon concurred and stated – if it is agreed to by Cook County.
• Petitioner, the address noted on JP Acoustics is incorrect. Mr. Langdon stated – it’s actually 2200
Golf Road.
Chairman Szabo asked Staff to provide the Staff Report which Senior Planner Bye did:
Issue: The petitioner is requesting Final Planned Unit Development (PUD) approval for the Covington
Lexington Woods residential PUD under Section 12-3-5 of the 1998 City of Des Plaines Zoning Ordinance,
as amended, and Final Plat of Subdivision, under Section 13-2-5 of Subdivision Regulations of the City of
Des Plaines Municipal Code, to allow the construction of a 236-unit, four-story apartment building with a
337-space parking deck and 143 spaces of surface parking, with a requested PUD exception from the R-3,
Townhouse Residential Zoning District standards under Section 12-7-2(J) of the 1998 City of Des Plaines
Zoning Ordinance, as amended, for a 50% reduction of the required lot area per dwelling unit.
Analysis:
Final Planned Unit Development Report
Owners: First American Properties, LLC, 1731 N. Marcey Street, Suite 200,
Chicago, IL 60614
Petitioner: Paul Langdon, Covington Realty Partners, 135 N. Meramec Avenue,
Suite 500, Clayton, MO 63105
Case Number: 17-016-FPUD-FSUB
Real Estate Index Numbers: 09-09-402-009-0000
Ward: #1, Alderman Patricia Haugeberg
Existing Zoning R-3, Townhouse Residential District
Existing Land Use Formerly a single-family home on the north parcel and office building
on the south parcel, which have both been torn down; asphalt from the
office parking lot remains
Case #17-016-FPUD-FSUB-150 N. East River Road-Final Planned Unit
Development and Final Plat of Subdivision
March 14, 2017
Page 4
Surrounding Zoning North: R-3, Townhouse Residential District
South: R-3, Townhouse Residential District
East: R-3, Townhouse Residential District
West: Cook County Forest Preserve
Surrounding Land Use North: Townhomes
South: Vacant
East: Single-family residential; Tristate off-ramp
West: Cook County Forest Preserve
Street Classification The Comprehensive Plan designates East River Road as a collector street
Comprehensive Plan High Density Mixed-Use is the recommended use of the property
Project Description The proposed multiple-family residential development would
incorporate 7.459 acres of land and have approximately 525 feet of
frontage on North East River Road. The property is currently located
within the R-3 Townhouse Residential District, where multiple-family
dwelling units are a permitted use.
236 apartments are proposed for the site, all to be located in a single, 4-
story building. The applicant is proposing a mix of studio (24 units), 1-
bedroom (120 units), 2-bedroom (72 units), and 3-bedroom (20 units)
apartments. The building will have an interior parking garage with 324
standard spaces and 13 handicap accessible spaces. 138 standard spaces
and 5 handicap accessible spaces are proposed to surround the perimeter
of the site at surface level, for a total of 480 parking spaces (2.03 per
unit). Vehicular access to the site would be provided by a single curb-cut
off of East River Road.
Planned Unit Development Findings
As required, the proposed development is reviewed below in terms of the findings contained in Section 12-
3-5(E) 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.A:
Comment: The proposed plan is consistent with the stated purpose of Section 12-3-5(A) of the Zoning
Ordinance in that the multiple-family residential development would allow for a more efficient use of land
resulting in more economic networks of utilities, streets and other facilities not 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 12-
3-5(B) of the Zoning Ordinance as it would be located in a zoning district that permits PUDs (R-3), meets
Case #17-016-FPUD-FSUB-150 N. East River Road-Final Planned Unit
Development and Final Plat of Subdivision
March 14, 2017
Page 5
the minimum size standard of two acres (combined lot is 7.459 acres), and the land is under unified control
of Covington Realty Partners as the contract purchaser.
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 for
the R-3 Townhouse Residential District:
• Minimum size for PUD; Two acres are required; the total site is 7.459 acres;
• Maximum building coverage (Not applicable in the R-3 Townhouse Residential District);
• Parking requirements; 472 spaces (2/unit) are required; 480 are proposed;
• Setbacks; A front yard setback of 25 feet, side yard setbacks of 10 feet, and a rear yard setback of
30 feet are required; a front yard setback of 111 feet, side yard setbacks of 55 and 59 feet, and a rear
yard setback of 69 feet are proposed;
• Height; A maximum height of 45 feet is permitted; 44 feet 10 inches is proposed;
• Compatibility with surrounding properties; There is no negative impact expected from the proposed
multiple-family residential use; the properties to the north and east have residential uses, while the
property to the south is currently vacant. The forest preserve to the west will benefit from additional
users.
• Traffic; Adequate provisions for safe ingress and egress and minimal traffic impact will be provided
according to the traffic study; and
• General Design; The general design of the development is not expected to be detrimental to the
public health, safety or general welfare. However, the development could be designed with more
appropriate architecture and materials for the City of Des Plaines.
A Planned Unit Development exception is requested for:
• (1) Lot Area Per Dwelling Unit; A minimum of 2,800 square feet per dwelling unit is required;
1,376 square feet per dwelling unit is proposed (an approximately 50% reduction in required lot area
per dwelling unit).
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 will make adequate provision for the necessary infrastructure. Comments and
conditions from the Public Works and Engineering Department further address this issue.
A 10-foot multi-use path is proposed along East River Road. In accordance with staff’s recommendation, the
developer has also proposed to continue this path farther south to Golf Road so that it can connect to the
existing path network. Staff would like to stress the importance of this connection and make it a condition of
approval as this would connect the development to the Des Plaines River Trail and greater Forest Preserve
system of Cook County. Additionally, the developer has been made aware of the requirement for a parks
dedication or impact fee for the development, which will most likely take the form of a fee-in-lieu donation
to the Des Plaines Parks District. The petitioner may receive credit for the extension of the multi-use path
and the proposed 1,400 square foot tot lot on site, as approved by the City Council.
Case #17-016-FPUD-FSUB-150 N. East River Road-Final Planned Unit
Development and Final Plat of Subdivision
March 14, 2017
Page 6
The control of vehicular traffic is addressed by the petitioner’s professional traffic study, which was
performed by Kenig, Lindgren, O’Hara, and Aboona, Inc. (KLOA, Inc.) of Rosemont, IL. The study
concluded that the site is well-located with respect to the local and regional roadway system and that the
proposed development will not significantly impact traffic on East River Road or Golf Road provided the
following modifications/improvements:
• Provide a west leg at the intersection of East River Road and I-294 exit ramp to provide a signalized
access drive for the proposed development. This eastbound approach will provide one inbound lane
and two outbound lanes striped to accommodate a left-turn lane and a right-turn lane. The westbound
approach will be modified to provide dual left-turn lanes and a combined through/right-turn lane.
• To accommodate the proposed west leg and subsequent protected-only left-turn movements,
additional green time should be provided to the eastbound/westbound movements.
E. The extent to which the relationship and compatibility of the proposed development is beneficial or
adverse to adjacent properties and neighborhood:
Comment: During preliminary approvals, the architecture of the proposed apartment building had a more
contemporary feel than the surrounding residences and staff recommended more traditional architecture and
materials (such as brick). The petitioner has increased the amount of face brick to 30% in order to respond to
these concerns.
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 proposed multiple-family residential use of the site would likely have a greater positive
impact on property values and tax base over the existing vacant use. Once the apartment building is built and
occupied, there will be greater demands on city services, city streets, and other public facilities. It is assumed
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 2007 City of Des Plaines Comprehensive Plan recommends the area where the site is located
as High Density Mixed-Use. As defined by the Plan, High-Density Mixed-Use is an area containing a mix of
uses within the same building with retail or entertainment uses on the ground floor and office, commercial
services and residential above. The recommended residential density would be 43 dwelling units per acre.
The proposed development offers approximately 31 dwelling units per acre, falling short of this desired
amount, and does not provide for any non-residential uses such as office or commercial. However, the parcel
immediately south of the development site (on the northwest corner of East River Road and Golf Road) is
vacant and a prime location for commercial development.
Final Plat Report
Name of Subdivision: Covington Lexington Woods
Address: 150 N. East River Road
Request: Approval of a Final Plat of Subdivision
Total Acreage of Subdivision: 7.459 acres
Case #17-016-FPUD-FSUB-150 N. East River Road-Final Planned Unit
Development and Final Plat of Subdivision
March 14, 2017
Page 7
Lot Descriptions and Construction Plans: The petitioner’s Final Plat shows the existing two lots being
combined into one lot. The Final Plat is required to show easements for public utilities, water mains, sanitary
sewers, ingress-egress, and the multi-use path.
Final Plat Comments:
1. If approved, the Final Plat must show the Name of the Owner(s) and notarized signatures;
2. The Final Plat must show the proper easement provisions and signature lines and have them signed by
all the public service utilities;
3. On the Final Plat, the petitioner shall sign the owner certificate(s) and have them notarized;
4. The Final Plat must show Municipal Boundaries;
5. The Final Plat must show building lines and easements including dimensions;
6. The Final Plat must show a statement of land dedication for public use;
7. The Final Plat must show a complete legal description;
8. The Final Plat must include Certificates from the Finance Director, Director of Public Works and
Engineering, and Director of Community and Economic Development;
9. The Final Plat must show all subdivision regulation variances.
Final Comments
Staff Recommendation: I recommend approval of the Final PUD and Plat of Subdivision for the
construction of a 236-unit, four-story apartment building parking spaces, 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 and Tentative Plat of Subdivision. Approval is subject to
the following conditions:
Conditions:
1. The petitioner must prepare a Final Planned Unit Development Plat that meets all the
requirements of Appendix A-4 (Minimum Submittal requirements for PUDs) of the City of Des
Plaines Zoning Ordinance and a Final Plat of Subdivision that meets all the requirements of the
Subdivision Regulations and the comments in this report and submit it to the Community and
Economic Development Department. The Final Plat is required to show easements for public
utilities, water mains, sanitary sewers, ingress-egress, and the multi-use path.
2. The 10 foot multi-use path shall extend south from the subject property to connect with the
existing path at the northwest corner of North East River Road and Golf Road.
3. Comply with provisions for a parks dedication or impact fee, to be determined by the City
Council.
4. The petitioner shall pay all applicable building permit and related fees.
5. Provide written proof of Final Engineering approval from the City of Des Plaines Public Works
and Engineering Department.
6. Sprinkler contractor shall submit separate plans for review and approval of any changes,
additions, or modifications to the existing system. Provide all necessary manufacturer's cut
sheets.
7. Fire alarm contractor shall submit separate plans for review and approval of any changes,
additions, or modifications to the existing system. Provide all necessary manufacturer's cut
sheets and battery load calculations.
8. Address all planning, building, fire and engineering comments as per the staff review letter
dated March 10, 2017.
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 Planned Unit
Development (PUD) and Plat of Subdivision.
Case #17-016-FPUD-FSUB-150 N. East River Road-Final Planned Unit
Development and Final Plat of Subdivision
March 14, 2017
Page 8
Chairman Szabo asked if anyone is in favor of this proposal – no one raised a hand. He asked how many
are opposed – one person raised his hand, came forward, and was sworn in:
• Piotr Niewiawroski 16619 W. Apple Lane, Gurnee
Mr. Niewiawroski advised his parents live at 210 East River Road (north lot in unincorporated side). He
asked the following:
• Will there be a light for those turning left into the property going east on Golf Road (prior to
the intersection with N. East River Road)?
• What is the start and completion date?
• What is the total occupancy?
• Concerns are traffic and added vehicles
Mr. Langdon responded:
• Regarding access to and from Golf Road, there is no left turn currently, and it is not being
requested
• Design features will make it extremely difficult to make a U-turn. He illustrated same on site
plan. He noted IDOT might add these requirements.
• Regarding traffic, it is a problem; signals do not connect well. Traffic won’t be the same as
those entering and exiting an office building, which happens at high frequencies in the morning
and evening.
• Regarding the number of cars per hour, the traffic study showed 1-2 cars per minute. The
engineers have viewed this firsthand and reviewed the in-and-out trips; is a comprehensive
analysis. The study showed the proposed apartment building would provide a minor impact.
• Population in apartments is unknown. The assumed population is 480 residents.
Chairman Szabo asked:
• about where the construction entrance will be. Mr. Langdon advised – whichever is the least
traveled (based on Lexington’s position)
• if this will necessitate crossing the bike path. Mr. Langdon advised – yes
Board Member Saletnik asked Petitioner to respond to the neighbor’s question about the start and
completion dates. Mr. Langdon stated – ideally this summer (June/July) with a 24-month schedule.
Chairman Szabo asked if the Board has further questions.
Board Member Schell advised Staff he is happy about the multi-use path indicated in the Conditions.
A motion was made by Board Member Hofherr, seconded by Board Member Green, to recommend approval
to City Council with Conditions as written by Staff.
Chairman Szabo asked if Petitioner is aware of the Conditions and objects to them. Mr. Langdon advised he is aware
and does not object at this time.
AYES: Hofherr, Green, Bader, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be provided to City Council.
ADJOURNMENT
On a voice vote, Chairman Szabo adjourned the meeting at 10:53 p.m.
Case #17-016-FPUD-FSUB-150 N. East River Road-Final Planned Unit
Development and Final Plat of Subdivision
March 14, 2017
Page 9
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners