08/22/2017Case #17-064-SUB – 77 Rand Road – Tentative &
Final Plat of Subdivision
Case #619 Howard Avenue – Tentative & Final Plast
of Subdivision
Case #17-057-TA – Citywide – Text Amendments
August 22, 2017
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
August 22, 2017
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday, August 22,
2017, at 7 p.m. in Room 102 of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Bader, Catalano, Hofherr, Saletnik, Schell, Szabo
ALSO PRESENT: Johanna Bye, AICP, Senior Planner/Community & Economic Development
Lauren Pruss, AICP, Coordinator/Community & Economic Development
Gale Cerabona/Recording Secretary
Chairman Szabo called the meeting to order at 7:05 p.m. Roll call was conducted.
APPROVAL OF MINUTES
A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to approve the minutes
of August 8, 2017 as submitted.
AYES: Hofherr, Catalano, Bader, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
PUBLIC COMMENT
There were no comments.
PUBLIC HEARING NEW BUSINESS
1. Address: 77 Rand Road Case 17-064-SUB
The petitioner is requesting a Tentative and Final Plat of Subdivision, under Section 13-2-5 of Subdivision
Regulations of the City of Des Plaines Municipal Code, to allow for the creation of two lots in the C-3
General Commercial District.
PIN: 09-07-100-035-0000
Petitioner: Bradley Mayer, 3075 Highland Parkway, Suite 600, Downers Grove, IL 60515
Case #17-064-SUB – 77 Rand Road – Tentative &
Final Plat of Subdivision
Case #619 Howard Avenue – Tentative & Final Plast
of Subdivision
Case #17-057-TA – Citywide – Text Amendments
August 22, 2017
Page 2
Owner: Advocate Health and Hospital Corporation, 3075 Highland Parkway, Suite 600, Downers
Grove, IL 60515
Chairman Szabo swore in Petitioner Bradley Mayer, 3075 Highland Parkway, Suite 600, Downers Grove,
IL who advised they are proposing to subdivide with access off Rand Road; infrastructure is incorporated.
It is a vacant lot.
Board Member Hofherr asked:
• regarding the current condition, if there is concrete and lighting. Petitioner advised – yes, it was a
car dealership previously.
• if it will change. Petitioner advised – the new owners can modify the site for their needs.
Chairman Szabo asked:
• what type of tenant Petitioner envisions. Petitioner advised – interest came forward for a car
wash but not any longer; perhaps a restaurant use.
• if there is a compatible use. Petitioner advised – no.
• how big the lot is. Coordinator Pruss advised – 1.6 acres. Petitioner stated they are awaiting
IDOT approval regarding driveways.
• Staff what kind of use could move here. Senior Planner Bye advised – retail offices, car wash;
C-3 Commercial District. Coordinator Pruss advised – a drive-thru restaurant would be a
Conditional Use.
Chairman Szabo asked for Staff Report to be recited; Senior Planner Bye offered same:
Issue: The petitioner is requesting a Tentative and Final Plat of Subdivision, under Section 13-2-5 of
Subdivision Regulations of the City of Des Plaines Municipal Code, to allow for the creation of two lots in
the C-3 General Commercial District.
Analysis:
Owner: Advocate Health and Hospital Corporation, 3075 Highland Parkway,
Suite 600, Downers Grove, IL 60515
Petitioner: Bradley Mayer, 3075 Highland Parkway, Suite 600, Downers Grove,
IL 60515
Case Number: 17-064-SUB
Real Estate Index Number: 09-07-100-035-0000
Ward: #7, Alderman Don Smith
Existing Zoning: C-3 General Commercial District
Existing Land Use: Commercial; new medical building recently completed
Surrounding Zoning: North: Commercial (Village of Mount Prospect)
South: R-1 Single-Family Residential
East: C-3 General Commercial; R-1 Single-Family Residential
West: Single Family (Village of Mount Prospect)
Case #17-064-SUB – 77 Rand Road – Tentative &
Final Plat of Subdivision
Case #619 Howard Avenue – Tentative & Final Plast
of Subdivision
Case #17-057-TA – Citywide – Text Amendments
August 22, 2017
Page 3
Surrounding Land Use: North: Commercial
South: Residential
East: Commercial; Residential
West: Residential
Street Classification: Rand Road is an arterial road
Comprehensive Plan: The Comprehensive Plan designates the site as Community Commercial
Project Description The applicant, Bradley Mayer of Advocate Health, proposes to subdivide
an existing 8.191 acre lot at 77 Rand Road into two lots. Lot 1 will have
415.40 feet of frontage along Rand Road and an area of 1.649 acres. Lot
2 will have 912.14 feet of frontage along Rand Road and an area of 6.542
acres. There is no required lot width or area in the C-3 General
Commercial District.
The entire site was previously utilized as a car dealership. Construction
of a medical building was recently completed on proposed Lot 2. Lot 1
is currently unused, but still has a parking lot and light poles from the car
dealership. Once subdivided, the applicant proposes to sell Lot 1 to be
developed.
Final Plat of Subdivision Report
Name of Subdivision: Advocate Heath Des Plaines Subdivision
Address: 77 Rand Road
Request: Approval of Tentative and Final Plat of Subdivision
Total Acreage of Subdivision: 8.191 acres
Lot Descriptions and
Construction Plans: The petitioner’s Final Plat of Subdivision shows the existing 8.191 acre
lot being subdivided into two lots with areas of 1.649 acres (Lot 1) and
6.542 acres (Lot 2). Lot 1 will 415.40 feet of frontage along Rand Road
and Lot 2 will have 912.14 feet of frontage along Rand Road. The Final
Plat of Subdivision shows easements for water mains, ingress and egress,
sanitary sewer, utilities and drainage, and a public bike path.
Final Comments
Staff Recommendation: I recommend approval of the Tentative and Final Plat of Subdivision for the
creation of two lots in the C-3 General Commercial District, subject to the conditions listed below per the
Public Works and Engineering Department. A subdivision of the property allows proposed Lot 1 to be
cleaned up and development accordingly to the standards of the C-3 General Commercial District.
Case #17-064-SUB – 77 Rand Road – Tentative &
Final Plat of Subdivision
Case #619 Howard Avenue – Tentative & Final Plast
of Subdivision
Case #17-057-TA – Citywide – Text Amendments
August 22, 2017
Page 4
Conditions of Approval:
1. Submit a Grading and Drainage plan with NAVD 88 vertical datum, and an AutoCAD disk
with Illinois State Plane coordinates. Please refer to www.desplaines.org for further guidelines
for development;
2. A public sidewalk shall be constructed across the entire frontage;
3. An easement for a future side path in the right-of-way is required;
4. IDOT may require a right turn lane to be constructed off of Rand Road;
5. Need NPDES, MWRD WMO, and IDOT permits;
6. Lighting will have to be designed with adjacent single-family residences in mind;
7. Sanitary sewer and storm sewer shall be connected to existing on-site utilities;
8. A new water service shall be constructed in the Rand Road right-of-way;
9. Need to verify with MWRD that volume control and detention for Lot 1 are already included;
10. Verify ingress/egress language.
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
Plat of Subdivision.
Chairman Szabo asked if a stand-alone restaurant is allowable. Coordinator Pruss stated if it is built to
code.
Board Member Hofherr asked:
• on the new lots, if left and right turns are allowed on Rand Road. Petitioner advised – yes
• if Petitioner is aware of the 10 Conditions. Senior Planner Bye advised these Conditions are
recommended by the City Engineer. Petitioner inquired about grading. Senior Planner Bye stated a
meeting could be arranged with the City Engineer. A right turn is not required onto Rand Road;
the new buyer could manage that. Petitioner addressed other conditions. New owner would
remove inoperable lighting and replace same.
Chairman Szabo asked if there are further questions from the Board. There were none. He asked if anyone
in the audience is in favor or against this proposal. No one responded.
A motion was made by Board Member Hofherr, seconded by Board Member Schell, to recommend approval
to City Council with the 10 Conditions being further reviewed before submission to City Council.
AYES: Hofherr, Schell, Bader, Catalano, Saletnik, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be provided to City Council.
2. Address: 619 Howard Avenue Case 17-055-SUB
The petitioner is requesting a Tentative and Final Plat of Subdivision, under Section 13-2-5 of Subdivision
Regulations of the City of Des Plaines Municipal Code, to allow for the creation of two 60-foot wide lots in
the R-1 Single-Family Residential District.
PIN: 09-30-401-006-0000
Case #17-064-SUB – 77 Rand Road – Tentative &
Final Plat of Subdivision
Case #619 Howard Avenue – Tentative & Final Plast
of Subdivision
Case #17-057-TA – Citywide – Text Amendments
August 22, 2017
Page 5
Petitioner: Kyle Kulala, 7243 W. Touhy Avenue, Chicago, IL 60631
Owner: Coleman McDonagh, 7243 W. Touhy Avenue, Chicago, IL 60631
Chairman Szabo swore in Coleman McDonagh, 7243 W. Touhy Avenue, Chicago, IL who advised the
request is to subdivide the lot. A family home was there and demolished. Two residential homes are slated.
Chairman Szabo asked if the Board has any questions.
Board Member Hofherr stated/asked:
• since the photos were taken, shrubs were removed
• if Petitioner has talked with the neighbors. Petitioner advised – yes, on both side, and they are
excited; could increase their values. Fence lines will be corrected.
• if neighbors are concerned about size. Petitioner advised – no
• Petitioner if the Alderman spoke with him. Petitioner advised – no
Chairman Szabo asked:
• if Petitioner is the builder. Petitioner advised – yes
• if there is a rendering. Petitioner advised – no, and stated he wishes to obtain approval for
subdivision before producing a rendering. The homes will be all brick, 2,500-3,000 sq. ft., with
custom cabinetry, hand railings, two-car garages. Chairman Szabo commented he regrets the City
has done away with the ARC (Architectural Review Commission) as it is important.
Chairman Szabo asked if the Board has further questions. There were none. He asked Staff to provide the
Staff Report which Senior Planner Bye did:
Issue: The petitioner is requesting a Tentative and Final Plat of Subdivision, under Section 13-2-5 of
Subdivision Regulations of the City of Des Plaines Municipal Code, to allow for the creation of two 60-foot
wide lots in the R-1 Single-Family Residential District.
Analysis:
Owner: Coleman McDonagh, 7243 W. Touhy Avenue, Chicago, IL 60631
Petitioner: Kyle Kulala, 7243 W. Touhy Avenue, Chicago, IL 60631
Case Number: 17-055-SUB
Real Estate Index Number: 09-30-401-006-0000
Ward: #5, Alderman Carla Brookman
Existing Zoning R-1, Single-Family Residential District
Existing Land Use Formerly a single-family home that was recently demolished; lot
currently vacant
Surrounding Zoning North: R-1, Single-Family Residential District
South: R-1, Single-Family Residential District
East: R-1, Single-Family Residential District
Case #17-064-SUB – 77 Rand Road – Tentative &
Final Plat of Subdivision
Case #619 Howard Avenue – Tentative & Final Plast
of Subdivision
Case #17-057-TA – Citywide – Text Amendments
August 22, 2017
Page 6
West: R-1, Single-Family Residential District
Surrounding Land Use North: Maine West High School; Single-family residential
South: Single-family residential
East: Single-family residential
West: Single-family residential
Street Classification The Comprehensive Plan designates Howard Avenue as a collector street
Comprehensive Plan Residential – Traditional Single Family is the recommended use of the
property
Project Description The applicant, Kyle Kulala, proposes to subdivide an existing 19,550
square-foot lot at 619 Howard Avenue into two lots. Lot 1 will have a
width of a 60 feet and an area of 9,770 square feet. Lot 2 will have a
width of 60 feet and an area of 9,780 square feet. Both proposed lots
meet the required area and width for lots in the R-1 Single-Family
Residential District.
A single-family home and detached garage on the original lot were
recently demolished. The site is currently vacant. Once subdivided, the
applicant proposes to build a single-family residence on each of the two
lots.
Final Plat of Subdivision Report
Name of Subdivision: McDonagh’s Subdivision
Address: 619 Howard Avenue
Request: Approval of Tentative and Final Plat of Subdivision
Total Acreage of Subdivision: 0.449 acres
Lot Descriptions and
Construction Plans: The petitioner’s Final Plat of Subdivision shows the existing 19,550
square-foot lot being subdivided into two lots with areas of 9,770 square
feet (Lot 1) and 9,780 square feet (Lot 2). The Final Plat of Subdivision
shows a 10-foot public utility and drainage easement in the rear of the
property and a 35-foot building line in the front of the property.
Final Comments
Staff Recommendation: I recommend approval of the Tentative and Final Plat of Subdivision for the
creation of two 60-foot wide lots in the R-1 Single-Family Residential District, subject to the conditions listed
below per the Public Works and Engineering Department. The proposed lots meet the minimum lot area and
width required for lots in the R-1 Single-Family Residential District and are consistent with the surrounding
residential community.
Case #17-064-SUB – 77 Rand Road – Tentative &
Final Plat of Subdivision
Case #619 Howard Avenue – Tentative & Final Plast
of Subdivision
Case #17-057-TA – Citywide – Text Amendments
August 22, 2017
Page 7
Conditions of Approval:
1. Submit a Grading and Drainage plan with NAVD 88 vertical datum, and an AutoCAD disk
with Illinois State Plane coordinates. Please refer to www.desplaines.org for further guidelines
for development;
2. A sidewalk escrow for the entire frontage length of the subdivision is required;
3. Connect water service to the 12” water main on the north side of Howard Avenue via the
directional bore method. Do not connect to the 16” or 24” water mains which are closer since
they are transmission mains;
4. Rear yard catch basins and storm sewer are required;
5. Remove and replace the fences along west and east sides of the subdivision;
6. Remove the remaining tree and stump from the northwest corner of the subdivision.
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
Plat of Subdivision.
Chairman Szabo asked if Petitioner is aware of all Conditions. Chair provided a handout to Petitioner. After
reviewing, Petitioner advised he has no issues.
Chairman Szabo asked if anyone in the audience is in favor or against this proposal. No one responded.
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to recommend approval
with 6 Conditions.
AYES: Saletnik, Catalano, Bader, Hofherr, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be provided to City Council.
3. Address: Citywide Case 17-055-SUB
City-initiated Text Amendments are proposed to amend Chapter 11 Signs, of the City of Des Plaines’
Zoning Ordinance, to permit billboard signs to have digital LED panels.
Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Owner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Coordinator Pruss shared that a vendor requested this proposed change. After consulting with the City
Attorney, minimal changes were made (H1 was added). This Amendment does not allow new billboards,
just existing converting billboards. Sections H-2 and 12-11-6 were referenced and explained.
Chairman Szabo asked if the Board has any questions.
Board Member Schell asked how one provides information that it is legal. Coordinator Pruss stated if a
permit is valid (plat of survey, images, setback could be submitted) etc.
Chairman Szabo asked Mr. Lupo with Lamar Advertising if there is a sign in question. He swore in Mr.
Case #17-064-SUB – 77 Rand Road – Tentative &
Final Plat of Subdivision
Case #619 Howard Avenue – Tentative & Final Plast
of Subdivision
Case #17-057-TA – Citywide – Text Amendments
August 22, 2017
Page 8
Lupo who identified his 5 signs. He noted one legal, non-conforming sign does not have today’s setback
requirement (under Code). Coordinator Pruss stated she is not aware of other non-conforming signs but is
quite familiar with Mr. Lupo’s sign and explained the challenge and new amenable language to the code.
Chairman Szabo asked about the Board’s input on LED signs in the area, asked if there are objections, and
noted it is common.
Mr. Lupo asked about Provision H. Coordinator Pruss responded accordingly.
Chairman Szabo asked Staff to provide the Staff Report which Coordinator Pruss did:
Issue: City initiated Text Amendments are proposed to amend Chapter 11 Signs, of the City of Des Plaines
Zoning Ordinance, to permit billboard signs to have digital LED panels.
Analysis:
Zoning Code Text Amendment Report
PIN: Citywide
Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Owner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Project Description:
An Amendment is requested to the City of Des Plaines Zoning Ordinance to change the Text to allow
billboard signs to have digital LED panels. The proposed text would only permit LED panels for those
billboards that 1) currently meet all provisions of the sign ordinance, 2) were lawfully erected, and 3) are
located within 660 feet of either I-90 or I-294. Existing nonconforming billboard signs may be permitted to
convert to LED panels subject to conditional use approval. Limitations are included on the size,
frequency/duration of the message, and level of luminescence. Additionally, all billboard signs with LED
panels will be required to display City sponsored messages to include without limitation Amber Alerts, FBI
wanted messages, weather alerts, and messages promoting City sponsored events.
The Planning and Zoning Board held a public hearing regarding the draft text amendment on July 25, 2017.
At the hearing, a representative of Lamar, a billboard company, inquired whether the ordinance would allow
for the conversion of an existing non-conforming billboard to LED panels. After reviewing the text of the
code, staff recommended a continuance to the August 22, 2017 meeting to give staff the ability to further
review and revise the ordinance if necessary. After consulting with the City Attorney, minor changes were
made to the draft ordinance to clarify under what conditions a non-conforming sign may convert to LED.
Standards for Zoning Code Text Amendment:
To analyze this text amendment request, the standards for amendments contained in Section 12-3-7(E) of the
Zoning Ordinance are used. Following is a discussion of those standards.
Case #17-064-SUB – 77 Rand Road – Tentative &
Final Plat of Subdivision
Case #619 Howard Avenue – Tentative & Final Plast
of Subdivision
Case #17-057-TA – Citywide – Text Amendments
August 22, 2017
Page 9
1. Whether the proposed amendment is consistent with the goals, objectives, and policies of the
comprehensive plan, as adopted and amended from time to time by the city council;
The City of Des Plaines Comprehensive Plan, adopted by the City Council in 2007, does not specifically
address billboards, and as such, the proposed change is not inconsistent with the goal and objectives of
the Comprehensive Plan.
2. Whether the proposed amendment is compatible with current conditions and the overall character
of existing development;
The City currently has a significant number of billboards both along the tollway corridors and away from
the tollway corridors. The amendment does not allow additional billboards to be built, but will allow
those billboard signs that are conforming to be modernized to reflect the most current technology and
advertising methods. Since the proposed amendment should only affect existing billboards, it would not
significantly alter the overall character of development.
3. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to this subject property;
The proposed amendment will not detrimentally affect the adequacy of public facilities and available
services. In fact, the amendment would improve the ability for the City to disseminate critical public
safety announcements.
4. Whether the proposed amendment will have an adverse effect on the value of properties throughout
the jurisdiction; and
The proposed amendment will have a positive effect on the value of the billboard property. The
amendment should not pose a detrimental effect to any residential areas due to the existing setback
requirements for billboards within the sign code.
5. Whether the proposed amendment reflects responsible standards for development and growth.
(Ord. Z-8-98, 9-21-1998)
The proposed amendment is narrowly tailored to apply only to those billboards that were lawfully erected
and are located within the tollway corridors, and as such represents a reasonable and responsible standard
for the modernization of billboard signs.
Recommendation:
The Community and Economic Development Department recommends approval of the proposed text
amendments to the 1998 City of Des Plaines Zoning Ordinance, as amended.
Planning & Zoning Board Procedure:
Pursuant to Sections 12-3-7.D.3 of the Zoning Code, the Planning and Zoning Board may vote to
recommend approval, approval with modifications, or disapproval. The City Council has final authority
Case #17-064-SUB – 77 Rand Road – Tentative &
Final Plat of Subdivision
Case #619 Howard Avenue – Tentative & Final Plast
of Subdivision
Case #17-057-TA – Citywide – Text Amendments
August 22, 2017
Page 10
over the Text Amendment.
Chairman Szabo asked if anyone in the audience is in favor or against this proposal. No one responded.
Mr. Lupo asked about Page 6 regarding regular rotation. Coordinator Pruss concurred there could be
different terms prior to issuance of a permit. He asked if, when 8 spots on an electric message board are
filled, the City advertising could be relocated. Coordinator Pruss stated this would be under the terms of the
agreement.
A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to recommend approval
to City Council.
AYES: Hofherr, Catalano, Bader, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be provided to City Council.
As Coordinator Pruss accepted a new position, Board Member Schell stated he would like to introduce a Resolution
to Coordinator Pruss for all of her hard work while with the City of Des Plaines. Coordinator Pruss thanked
everyone, and advised she will be going to the Village of Palos Park as Director of Community Development.
ADJOURNMENT
On a voice vote, Chairman Szabo adjourned the meeting at 7:52 p.m.
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners