02/27/2018Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
FEBRUARY 27, 2018
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
February 27, 2018, at 7 p.m. in Room 102 of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Bader, Fowler, Hofherr, Schell, Szabo
ABSENT: Catalano, Saletnik
ALSO PRESENT: Johanna Bye, AICP, Senior Planner/Community & Economic Development
Patrick Ainsworth, Coordinator/Community & Economic Development
Gale Cerabona/Recording Secretary
Chairman Szabo called the meeting to order at 7:09 p.m. and read this evening’s cases. Roll call was
conducted.
APPROVAL OF MINUTES
A motion was made by Board Member Fowler, seconded by Board Member Bader, to approve the
minutes of January 23, 2018, as presented.
AYES: Fowler, Bader, Schell, Szabo
NAYES: None
ABSTAIN: Hofherr
***MOTION CARRIED UNANIMOUSLY***
PUBLIC COMMENT
Don Freedberg, 455 Graceland, Des Plaines walked to the podium and Chairman Szabo swore him in.
Mr. Freedberg stated he is here tonight concerning parking as there isn’t enough along Graceland near
his home and that it is 3-hour parking, which doesn’t work for residents. He noted the yellow lines are
not painted consistently; more parking is possible. Mr. Freedberg would like white lines painted as well,
marking each parking space. He advised he has lived in Des Plaines for 14 years and was his mother’s
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 2
caregiver. The landlord doubled the cost of parking so he declined a space. There are now 3-hour
parking signs from 10 a.m. to 6 p.m. on Graceland in a residential area. From Rand Road to Harding,
there are no signs indicating restrictions on parking.
Chairman Szabo stated that prior to the condos being built, there were single-family homes. He noted
the signage may have begun at that time and suggested Mr. Freedman speak to the Alderman.
Mr. Freedberg stated he was referred to the PZB by the Police Department. Senior Planner Bye stated
she would facilitate this issue with Public Works and Engineering. Mr. Freedman thanked everyone for
his/her time.
PUBLIC HEARING NEW BUSINESS
1. Address: 2321 Eastview Drive Case 18-006-V-SUB
The petitioner is requesting a Tentative and Final Plat of Subdivision, under Section 13-2 of the
Subdivision Regulations of the City of Des Plaines Municipal Code, to allow for the creation of two
new lots at 2321 Eastview Drive, and Major Variations from Section 12-7-2(J) of the 1998 Des
Plaines Zoning Ordinance, as amended, to allow the two new lots with widths of 45’, when 55’ is
required, in the R-1 Single-Family Residential District.
PIN: 09-29-302-084-0000
Petitioner: Florian Olah, 2009 Plainfield Dr., Des Plaines, IL 60016
Owner: Olah Family Living Trust Dated October 24, 2013, 2009 Plainfield Dr., Des Plaines, IL
60016
Chairman Szabo swore in Ms. Colleen Doherty, Associate Attorney, Kolpak, Lerner and Grcic,
6767 N. Milwaukee, Suite #202, Niles IL & Mr. Marius Pop, Mohs Development Inc., 1546 N.
Parkside, Chicago, IL. Ms. Doherty stated the lot presently is 90’x187’ which equals 16,830 sq.
ft.; her client is proposing 2 lots that are 45’ wide, each 8,415 sq. ft. She noted neighbors will not
be inconvenienced by the narrow lots and that all other zoning regulations will be met if the
subdivision is approved.
Chairman Szabo asked if the Board has any questions.
Board Member Fowler asked if there are any renderings. Petitioner advised there are not any, just
a rough site plan. A single-family home is slated for each lot; homes would be 3,000 sq. ft. each.
It was noted the lot is very deep. Senior Planner Bye indicated a simple footprint is available in
the packet on Page 15 (of 16).
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 3
Chairman Szabo asked what the houses are going to look like. Mr. Pop stated – similar to the
homes in the neighborhood. He noted the style is Mid-Century Modern:
• Brick, real stucco, and stone
• Casement windows
• Wood front door
• 2-story houses
• 3-4 bedrooms
• Full basement
Chairman Szabo stated that City Council may wish to see drawings. Ms. Doherty stated the homes
would be in character with the neighborhood.
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 of
the Subdivision Regulations of the City of Des Plaines Municipal Code, to allow for the creation of
two new lots at 2321 Eastview Drive, and Major Variations from Section 12-7-2(J) of the 1998 Des
Plaines Zoning Ordinance, as amended, to allow lots with widths of 45 feet, when 55 feet is
required, in the R-1 Single-Family Residential District.
Variation Report
Analysis:
Address: 2321 Eastview Drive
Owners: Olah Family Living Trust Dated October 24, 2013, 2009 Plainfield
Drive, Des Plaines, IL 60016
Petitioner: Florian Olah, 2009 Plainfield Drive, Des Plaines, IL 60016
Case Number: 18-006-V-SUB
Real Estate Index Number: 09-29-302-084-0000
Ward: #5, Alderman Carla Brookman
Existing Zoning R-1 Single-Family Residential
Existing Land Use Residential
Surrounding Zoning North: R-1 Single-Family Residential
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 4
South: R-1 Single-Family Residential
East: R-1 Single-Family Residential
West: R-1 Single-Family Residential
Surrounding Land Use North: Residential
South: Residential
East: Public Park
West: Residential
Street Classification Eastview Drive is a local street
Comprehensive Plan Residential – Traditional Single Family is the recommended use
of the property
Project Description The applicant, Florian Olah, proposes to subdivide the existing
16,830 square-foot lot at 2321 Eastview Drive into two lots. Both
lots are 45 feet wide and 187 feet deep, consisting of 8,415
square feet in area for each lot. The property is currently
unimproved.
The minimum lot width in the R-1 Single-Family Residential
District is 55 feet. As 45-foot wide lots are being proposed, the
applicant has requested variations for lot width. The petitioner
has stated that if approved, two single-family homes would be
constructed, one on each lot. All other zoning regulations for this
district would be met.
Variation Findings
Variation requests are subject to the standards set forth in Section 12-3-6(H) of the 1998 City of
Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has the following
comments:
1. Hardship: No variation shall be granted pursuant to this subsection H unless the
applicant shall establish that carrying out the strict letter of the provisions of this title
would create a particular hardship or a practical difficulty:
Comment: The petitioner has stated that the lot is currently 90 feet wide, which is
uncharacteristically large for the neighborhood. Staff would like to point out that the
house across the street was built on a 90-foot wide lot and that there are a handful of
100-foot wide lots throughout the neighborhood (see Attachment 7). However, most lots
on this block and in the vicinity are between 50 and 60 feet wide, with the majority 50
feet wide. The zoning ordinance for the R-1 Single-Family Residential District requires a
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 5
minimum of 55-foot wide lots. As such, most of the lots in the neighborhood are
substandard. There is no particular hardship or practical difficulty if the applicant builds
one home on the subject lot, as the current conditions meet all zoning regulations.
2. Unique Physical Condition: The subject lot is exceptional as compared to other lots
subject to the same provision by reason of a unique physical condition, including
presence of an existing use, structure, or sign, whether conforming or nonconforming;
irregular or substandard shape or size; exceptional topographical features; or other
extraordinary physical conditions peculiar to and inherent in the subject lot that
amount to more than a mere inconvenience to the owner and that relate to or arise
out of the lot rather than the personal situation of the current owner of the lot:
Comment: The petitioner has stated that as the lot is uncharacteristically large for the
area, the most efficient use is to subdivide in order to construct two homes. The petitioner
believes that two homes on narrower lots, instead of one on a larger block, better fit the
neighborhood. There are no extraordinary physical conditions or irregular shape with the
subject lot to warrant the granting of the requested variations. As presented, the 55-foot
width requirement is a mere inconvenience for the applicant.
3. Not Self-Created: The aforesaid unique physical condition is not the result of any
action or inaction of the owner or its predecessors in title and existed at the time of
the enactment of the provisions from which a variance is sought or was created by
natural forces or was the result of governmental action, other than the adoption of
this title:
Comment: The proposal is for an existing 90-foot wide lot to be subdivided in half. The
petitioner has stated that with 45-foot wide lots, they are closer in width to the majority
of lots in the area which are 50 feet wide, as opposed to 90 feet wide. Staff would like to
point out that there are no other 45-foot wide lots in the neighborhood; however, the
majority of lots are 50 feet wide (also substandard). The variance application is self-
created as the applicant has the ability to build one house on the current lot of record.
4. Denied Substantial Rights: The carrying out of the strict letter of the provision from
which a variance is sought would deprive the owner of the subject lot of substantial
rights commonly enjoyed by owners of other lots subject to the same provision:
Comment: The petitioner has stated that there are other lots that are 45 feet wide in the
neighborhood; however, staff has found none (see Attachment 7). Most of the lots in the
vicinity are 50 feet wide, and all range between 50 and 100 feet. The applicant has the
right to build one house on the subject lot by-right. There is no deprivation of property
rights if the applicant follows the current regulations.
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 6
5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the
inability of the owner or occupant to enjoy some special privilege or additional right
not available to owners or occupants of other lots subject to the same provision, nor
merely the inability of the owner to make more money from the use of the subject lot:
Comment: The petitioner has stated that the relief requested is the minimum necessary
to alleviate the hardship. Other than the variations for lot width, the petitioner will
comply with all other zoning regulations for the R-1 Single-Family Residential District.
Granting this variation would be a special privilege to the applicant as there are no 45-
foot wide lots in the surrounding area. The variations would directly yield a greater gain
for the property owner, which is not the intent of granting a variation.
6. Title And Plan Purposes: The variation would not result in a use or development of the
subject lot that would be not in harmony with the general and specific purposes for
which this title and the provision from which a variation is sought were enacted or the
general purpose and intent of the comprehensive plan:
Comment: The petitioner has stated that the proposed 45-foot wide lots are in harmony
with the surrounding community. Most of the lots in the vicinity are substandard in
width, with most being 50 feet wide. However, there are no other 45-foot wide lots in
the area.
Final Plat of Subdivision Report
Name of Subdivision: Olah Subdivision
Address: 2321 Eastview Drive
Request: Approval of Tentative and Final Plat of Subdivision
Total Acreage of Subdivision: .39 acres
Lot Descriptions and
Construction Plans: The petitioner’s Final Plat of Subdivision shows the existing
16,830 square-foot lot being subdivided into two equal lots with
areas of 8,415 square feet each. Both lots are 45 feet wide and
187 feet deep. No easements have been identified on the Final
Plat of Subdivision.
Final Comments
Staff Recommendation: I recommend denial of the requested Tentative and Final Plat of
Subdivision and Standard Variations from Section 12-7-2(J) of the 1998 Des Plaines Zoning
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 7
Ordinance, as amended, to allow lots with widths of 45 feet, when 55 feet is required, in the R-1
Single-Family Residential District. While most lots in the area are 50 feet wide, no others are 45
feet wide. Development on 90- to 100-foot wide lots is not uncommon for the area.
If the Planning and Zoning Board recommends approval of the Plat of Subdivision and Standard
Variations, planning staff recommends the following conditions:
Conditions of Approval:
1. Comply with the following Engineering Department subdivision requirements:
a. 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 guidance for development.
b. Rear yard drainage, similar to right-of-way drainage, is required.
c. 33 feet of right-of-way dedication is required.
d. A $20,000 right-of-way bond is required.
e. Remove old water service and replace city main pipe where previous connection
was located.
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.
Coordinator Ainsworth added the lot now is legal and conforming (variation is self-created). He
noted the request does not meet the standards of a variation and is intended for economic gain.
Chairman Szabo stated the 50-ft. lots were all for economic gain. Coordinator Ainsworth read the
Zoning Code and explained. Chairman Szabo stated many of the lots there were 100-ft lots at one
time.
Chairman Szabo asked if anyone in the audience is in favor or opposed to this proposal. No one
responded. Senior Planner Bye read two neighbors’ emails (rejecting the proposal).
A motion was made by Board Member Bader, seconded by Board Member Hofherr, to deny the request
based on a small lot for the area, as there is no hardship.
AYES: Bader, Hofherr, Fowler, Szabo
NAYES: None
ABSTAIN: Schell (as he knows one of the neighbors)
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for denial will be submitted to City Council.
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 8
2. Address: 269 & 275 Grove Avenue Case 18-007-SUB
The petitioner is requesting a Tentative and Final Plat of Subdivision, under Section 13-2 of
Subdivision Regulations of the City of Des Plaines Municipal Code, to allow for the creation of
three new lots at 269 and 275 Grove Avenue in the R-1 Single Family Residential District.
PINs: 09-16-105-045-0000, 09-16-105-046-0000 and 09-16-105-047-0000
Petitioner: Mateusz Cyran, 535 Holly Lynn Dr. Cary, IL 60013
Owner: Robert Edward Cyran & Mateusz Cyran, 535 Holly Lynn Dr. Cary, IL 60013
Chairman Szabo swore in Messrs. Mateusz Cyran, 535 Holly Lynn Dr. Cary, IL & Cesary Bartoszuk.
Mr. Cyran stated the property was purchased in the fall, and the intent is to split it into 3 lots
(two 57-ft. wide and one 62-ft. wide). The plan is to renovate and rent the existing houses and
build 1 new house on the north lot.
Chairman Szabo asked:
• if Petitioner is aware of the flood concerns. Mr. Cyran stated he is.
• when Petitioner bought this lot. Mr. Cyran advised – November, 2017.
Chairman Szabo asked if the Board has any questions.
Board Member Schell asked if Petitioner is aware of the proposed Conditions. Mr. Bartoszuk
stated – when the middle house is remodeled, they would like to build an attached garage.
Coordinator Ainsworth stated Condition #1 could be revised (garage can be attached or
detached) subject to the garage meeting all zoning, engineering, and FEMA regulations. Mr.
Bartoszuk distributed a plan showing the proposed attached garage.
Board Member Fowler asked if Petitioner is going to sell the house they are building. Mr.
Bartoszuk stated – not at the present time; the intent is for family to occupy the homes. He
noted the Coach House would remain as is for the time being and that a new home may be built
in a couple years.
Chairman Szabo stated the PZB would review any variations. He asked Staff to provide the Staff
Report which Senior Planner Bye did:
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 9
Issue: The petitioner is requesting a Tentative and Final Plat of Subdivision, under Section 13-2 of
Subdivision Regulations of the City of Des Plaines Municipal Code, to allow for the creation of
three new lots at 269 and 275 Grove Avenue in the R-1 Single Family Residential District.
Analysis:
Address: 269 and 275 Grove Avenue
Owner: Robert Edward Cyran & Mateusz Cyran, 535 Holly Lynn Drive,
Cary, IL 60013
Petitioner: Mateusz Cyran, 535 Holly Lynn Drive, Cary, IL 60013
Case Number: 18-007-SUB
Real Estate Index Numbers: 09-16-105-045-0000; 09-16-105-046-0000; 09-16-105-047-0000
Ward: #1, Alderman Mark Lysakowski
Existing Zoning R-1, Single-Family Residential District
Existing Land Use Single-Family Residential
Surrounding Zoning North: R-1, Single-Family Residential District
South: R-1, Single-Family Residential District
East: R-1, Single-Family Residential District
West: R-1, Single-Family Residential District
Surrounding Land Use North: Public Park
South: Single-family residential
East: Single-family residential
West: Single-family residential
Street Classification The Comprehensive Plan designates Grove Avenue as a local
street
Comprehensive Plan Residential – Traditional Single Family is the recommended use
of the property
Project Description The applicant, Mateusz Cyran, proposes to subdivide an existing
43,830 square-foot lot at 269 and 275 Grove Avenue into three
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 10
lots. Lot 1 will have a width of a 57 feet and an area of 14,659
square feet. Lot 2 will have a width of 57 feet and an area of
15,214 square feet. Lot 3 will have a width of 62 feet and an area
of 13,957 square feet. All three lots meet the required area and
width for lots in the R-1 Single-Family Residential District.
The property is currently improved with a single family home and
a legal non-conforming coach house. The petitioner proposes to
rehab and keep the existing single-family home, which is located
on Lot 2 and meets all required setbacks for the R-1 Single-Family
Residential District. A new single-family home is proposed to be
built on Lot 3. The petitioner proposes to keep the existing coach
house for now, with plans to tear it down and build a new single-
family home in the future.
Please note that at present, one driveway exists (located on
proposed Lot 1) to serve the existing single-family home and the
coach house. The zoning code requires that each residential
dwelling unit be parked with a minimum of two parking spaces,
and once subdivided, the existing single-family home on Lot 2 will
have no parking. Staff requests, as a condition of approval, that a
detached garage accommodating at least two cars be
constructed at the rear of Lot 2. This garage and the required
driveway to it shall meet all standards listed in Sections 12-8-1
and 12-9-6(B)3 of the zoning ordinance.
Final Plat of Subdivision Report
Name of Subdivision: Cyran Subdivision
Address: 269 and 275 Grove Avenue
Request: Approval of Tentative and Final Plat of Subdivision
Total Acreage of Subdivision: 1.006 acres
Lot Descriptions and
Construction Plans: The petitioner’s Final Plat of Subdivision shows the existing
43,830 square-foot lot being subdivided into three lots with areas
of 14,659 square feet (Lot 1), 15,214 square feet (Lot 2), and
13,957 (Lot 3).
Final Comments
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 11
Staff Recommendation: I recommend approval of the Tentative and Final Plat of Subdivision for
the creation of three lots at 269 and 275 Grove Avenue in the R-1 Single-Family Residential
District, subject to the conditions listed below. 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.
Conditions of Approval:
1. Within twelve (12) months of subdivision approval, a detached garage be constructed
in the rear of Lot 2 that meets all standards listed in Sections 12-8-1 and 12-9-6(B)3
of the zoning ordinance.
2. Comply with the following Engineering Department subdivision requirements:
f. 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 guidance for development.
g. The property is located in both the 100-year floodplain and the floodway. Title 14
of the Des Plaines City Code shall be followed.
h. Ditches and catch basins are required to be installed in the right-of-way. One
catch basin is required at either end of the right-of-way and one in between each
driveway.
i. Rear yard drainage, similar to right-of-way drainage, is required.
j. No building is permitted in the floodway. The floodway is required to be shown
on construction and engineering plans.
k. An elevation certificate is needed for each new habitable building.
l. An MWRD WMO permit is required.
m. A public sidewalk escrow is required.
n. Provide exiting storm sewer easement for Elk Boulevard storm sewer.
o. Compensatory storage is required in an easement.
p. Grove Avenue is required to be resurfaced across frontage of development for
entire width.
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.
Coordinator Ainsworth added this could be approved with Condition #1 removing the words
“detached” and “in the rear”.
Chairman Szabo asked if anyone in the audience is in favor or objects to this proposal. No one
responded.
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 12
A motion was made by Board Member Hofherr, seconded by Board Member Fowler, to recommend
approval to City Council with Conditions as noted by Staff and with the alteration of Condition #1 to
include an attached garage.
AYES: Hofherr, Fowler, Bader, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval will be submitted to City Council.
3. Address: Citywide Case 18-008-TA
City staff is requesting a Text Amendment to the 1998 Des Plaines Zoning Code, as amended,
Sections 12- 7-3.K and 12-7-4.G to amend the land use of “Car Wash” from Permitted to
Conditional Use in the C-3, General Commercial District and the M-2, General Manufacturing
district and an Amendment to Section 12-7-4.H to amend the maximum building height in the M-
2, General Manufacturing District from 40 feet to 60 feet with additional conditions.
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 Ainsworth advised that City Staff is proposing two text amendments. Specifically:
• Car Washes
o Currently a permitted use in the C-3 District if a lot is more than 25,000 sq. ft.
o Revise to a Conditional Use (then be presented to City Council) impact related
concerns due to traffic, noise, etc.
Chairman Szabo asked if this amendment came up because of the car wash on Lee
Street. Coordinator Ainsworth responded that staff looked at this land use carefully
prior creating the amendment request. There are development impacts associated with
a car wash that warrant additional review under the Conditional Use Permit process.
Discussion took place on the upcoming car wash on Lee Street, etc.
• M-2 Building Height
o Currently 40 ft.; increase to 60 ft in certain instances.
o Sensitive to existing residents; referred to Section 2, Page 10 (of 10)
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 13
o Increase in height helps with redevelopment opportunities as Des Plaines abuts
O’Hare Airport (Page 4); comparisons on other towns were illustrated
o If a property abuts residential, the maximum height would be 40 ft. for 120 ft.
horizontal distance from the shared property line
o M-1 and M-3 Zoning District is not being altered
Chairman Szabo asked if the Board has any questions. Minor discussion took place on 120 ft.
figure. Coordinator Ainsworth referred to Page 3 of 10 and explained same. The Vetter Building,
which is taller than 50 feet in height, was discussed briefly.
Staff Report is noted below:
Issue: The City of Des Plaines is requesting Text Amendments to Section 12-7-3(K) and 12-7-4(G)
of the 1998 City of Des Plaines Zoning Ordinance, as amended, to transition the use of Car Wash
from Permitted to Conditional Use in the C-3 and M-2 zoning districts and to Section 12-7-4(H) to
amend the maximum allowable building height in the M-2, General Manufacturing District from
40 feet to 60 feet in certain instances.
Analysis:
PIN: Citywide
Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Case Number: #18-008-TA
Project Description: The City of Des Plaines proposes to make three amendments to
the Des Plaines Zoning Ordinance (see Attachment #1). The first
two amendments involve the land use of Car Wash. Currently,
Car Wash uses are Permitted in the C-3, General Commercial
District and M-2, General Industrial District. The proposed
amendment is to move Car Was use from Permitted to
Conditional Uses in these two zoning districts. The third
amendment is to increase the maximum allowable building
height in the M-2 zoning district from 40 feet to 60 feet in certain
instances.
Text Amendment for Car Washes
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 14
Currently, the use of Car Wash is a Permitted Use in the C-3,
General Commercial District and M-2, General Industrial District.
However, for proposed Car Washes in the C-3 zoning district
where the property size is less than 25,000 square feet in size,
they are then treated as a Conditional Use. The proposed
amendment is to switch the use of Car Wash from Permitted to
Conditional Use in these two zoning districts. As a result, Car
Washes will be a Conditional Use in the C-3, C-4 and M-2 zoning
districts - see the two tables below with the proposed changes.
Section 12-7-3.K Table 3
Uses C-1 C-2 C-3 C-4 C-5 C-6 C-7
Car wash P5 C C5
P = Permitted use
C = Conditional use permit required
Section 12-7-4.G Table 5
Uses M-1 M-2 M-3
Car wash P C
P = Permitted use
C = Conditional use permit required
Car Wash land uses have inherent impacts on the subject site and surrounding properties. Those
impacts include: traffic circulation, intensity of vehicular generation, lighting and sound. As such,
Community Development Staff recommends the amendment for Car Wash to go from Permitted
to Conditional Use in these two zoning districts. This will require any future car wash to go
through the public hearing process and eventually have Des Plaines City Council review and vote
on such a request. As part of the analysis of this proposed amendment, the table below provides
an overview on how this land use is treated in other area communities:
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 15
As shown in the chart above, more communities treat the use Car Wash as a Special/Conditional
Use versus a Permitted Use. As such, transitioning the use of Car Wash from Permitted to
Conditional Use parallels many other communities.
Text Amendment for Maximum Allowable Building Height in the M-2 zoning district
The next proposed Zoning Ordinance Text Amendment is to increase the maximum allowable
height of principal structures in the M-2, General Manufacturing District. The proposed
amendment is shown in the chart below:
Community
Permitted
by-right
Zoning district(s) that
allows Car Wash as a
Permitted Use
Zoning district(s) that allows Car Wash as a Special
Use/Conditional Use
Elk Grove No N/A B-3, Business District (Automotive)
Hanover
Park No N/A
B-1, Convenience Shopping, B-2 Limited Business and L-
I, Limited Industrial
Franklin Park No N/A
C-2-1, Community Shopping, C-3, General Commercial,
C-M, Commercial Manufacturing and I-2, General
Industry
Schiller Park No N/A
C-3, Highway Commercial and C-4, Hotel, Retail, Office
Campus
Rolling
Meadows No N/A
C-2, General Commercial Services and M-1,
Manufacturing
Mount
Prospect Yes B-4, Commercial Corridor
B-3, Community Shopping, B-5, Central Commercial, B-
5C, Core Central Commercial and I-1, Limited Industrial
Schaumburg Yes
B-2, General Business, B-
4, Retail, Service Motor
Vehicle and B-5, Planned
Regional Center and M-1,
Manufacturing N/A
Park Ridge No N/A B-3, General Commercial
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 16
Section 12-7-4.H. Table 6
Bulk Controls M-1 M-2 M-3
Maximum Height 50 ft. 40 ft. 60 ft.1 50 ft.
1. In instances when an M-2 zoned property shares a property
line with a residentially zoned parcel(s), no portion of any
principal building or structure on the M-2 zoned lot shall be
taller than 40 feet when within 120 feet of such abutting
residentially zoned parcel(s). Portions of buildings or
structures farther away than 120 feet from a residentially
zoned parcel(s) may go up to the maximum allowable building
height of 60 feet.
The proposed increase in building height helps the M-2 zoned properties within the City of Des
Plaines to be more susceptible for potential redevelopment. Given the City’s abutting location to
O’Hare Airport, the parcels zoned for Manufacturing are suitable for logistics, warehousing and
other large volume cargo facilities. Such facilities require tall ceiling heights. The proposed height
increase is sensitive to abutting properties as any portion of a building on an M-2 zoned lot
abutting a residentially zoned parcel cannot exceed 40 feet in height when that portion of the
building is within 120 feet of the abutting residentially zoned parcel(s) - this accounts for all yards
and all zoning districts from R-1 to R-4. Please see the illustration below to showcase the
proposed amendment. Moreover, Attachment 2 contains a map showcasing where M-2 zoned
lots that share a property line with residentially zoned lots.
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 17
As part of the analysis of this proposed amendment, the table below provides a brief overview on
how this bulk regulation is treated in other area communities with general proximity to O’Hare
Airport:
Community
Max Building Height
Allowed Zoning District
Elk Grove
60 feet* I-1, Restricted Industrial
60 feet or six stories I-2, General Industrial
Hanover Park 60 feet HC, High Cube
Franklin Park No Max Height** I-2, General Industrial
Schiller Park 35 feet I-2, General Industrial
Rolling Meadows 45 feet M-1, Manufacturing
Niles 50 feet
M, Limited Industrial
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 18
90 feet OR, Office/Research
Schaumburg 45 feet
M-P, Planned
Manufacturing and M-1,
Manufacturing
*Elk Grove’s max height in I-1 is 60 feet or six stories unless the building is
within 200 feet from R-1, R-2 or R-3, then it is a max height of 35 feet or
two stories
**Franklin Park does not have a maximum height, but when a building
over 15 feet in height, the side yard and the rear yard setback increases
As shown in the table above, several nearby communities already have industrial/warehouse
buildings to a building height of 60 feet or taller. Increasing the maximum building height in the
M-2 zoning district will assist our redevelopment efforts within the O’Hare Industrial Sub-market.
The proposed amendment is also sensitive to abutting residential properties when abutting the
M-2 zoning district.
Standards for Zoning Ordinance 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.
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 2007 Comprehensive Plan contains an Implementation Goal and Objective which states
the following:
GOAL:
Amend and enforce City codes, as appropriate to support the purposes of the
Plan.
OBJECTIVE:
a. Revise the City’s zoning ordinance, so as to plan for and implement
redevelopment in neighborhoods, commercial corridors, and the
industrial sector.
This Comprehensive Plan section applies to both the text amendment for the Car Wash and for
the building height increase in the M-2 zoning district. The Comprehensive Plan calls for
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 19
modernizing the commercial corridors through redevelopment efforts. However, certain uses,
such as Car Washes, contain additional impacts that need to be thoroughly considered when
reviewing.
Additionally, the development emphasis for properties within the City of Des Plaines is
redevelopment as our community has matured and is built out. As such, increasing the
maximum allowable height of buildings in the M-2 increases the redevelopment potential of
parcels, especially those surrounding O’Hare International Airport.
2. Whether the proposed amendment is compatible with current conditions and the overall
character of existing development;
The three proposed text amendments help to modernize the Zoning Ordinance and ensure that
Permitted and Conditional Uses are compatible with the surrounding uses. In some instances,
there are more secondary impacts with specific land use and those land uses require a more
thorough review. Hence, transitioning Car Washes from Permitted Uses to Conditional Uses in
the C-3 and M-2 zoning districts will help ensure land use compatibility and the overall
character of development.
For the proposed amendment to increase maximum allowable building height in the M-2
zoning district, there are several factors that contribute which include: increasing the
redevelopment potential of under-utilized properties, acknowledging the needs of
warehousing, logistical and other modern industrial building needs as well as recognizing the
City’s M-2 zoned properties in relationship to O’Hare International Airport. The proposed text
amendment does acknowledge any abutting residentially zoned properties by restricting the
maximum allowable height to 40 feet when the particular M-2 zoned property is within 120
feet of a residentially zoned parcel.
3. Whether the proposed amendment is appropriate considering the adequacy of public
facilities and services available to this subject property;
All proposed amendments are not anticipated to affect public facilities and available services.
The amendment for Car Washes will help ensure that public facilities are adequate to
accommodate the impacts generally associated with this use.
4. Whether the proposed amendment will have an adverse effect on the value of properties
throughout the jurisdiction; and
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 20
The proposed amendment for Car Washes is anticipated to facilitate orderly development
patterns in the Commercial and Manufacturing zoning districts which will ensure that there are
no adverse effects on property values throughout the jurisdiction. The text amendment to
raise the building height in the M-2 zoning district will help increase the redevelopment
potential of parcels within this zoning district. This should spur further redevelopment and
generally increase property values. The text amendment is sensitive to abutting residentially
zoned property to help ensure compatibility.
5. Whether the proposed amendment reflects responsible standards for development and
growth.
The proposed text amendment to switch Car Washes from Permitted Uses to Conditional Uses
in the C-3 and M-2 zoning district assists with responsible growth and redevelopment. This
amendment will require a thorough review and City Council consideration when a Car Wash is
proposed.
The proposed amendment to increase the maximum allowable height in the M-2 zoning district
will encourage redevelopment in the M-2 district, but also acknowledge the surrounding land
uses by imposing a maximum allowable building height of 40 feet when a building on the M-2
zoned lot is within 120 feet of any residentially zoned property.
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, to switch Car Washes from Permitted to Conditional Uses in the C-3 and M-2 zoning
districts as well as to increase the maximum allowable height in the M-2 zoning district from 40
feet to 60 feet in certain instances.
Planning & Zoning Board Procedure: Pursuant to Sections 12-3-7(D)3 of the Zoning Ordinance,
the Planning and Zoning Board may vote to recommend approval, approval with modifications, or
disapproval. The City Council has final authority over the Text Amendments.
A motion was made by Board Member Schell, seconded by Board Member Hofherr, to approve the Text
Amendment of Car Washes as a Conditional Use in M-2 District.
AYES: Schell, Hofherr, Bader, Fowler, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Case #18-006-V-SUB 2321 Eastview – Tentative,
Final Plat of Subdivision & Variations
Case#18-007-SUB 269 & 275 Grove – Tentative &
Final Plat of Subdivision
Case 18-008-TA Citywide – Text Amendments
February 27, 2018
Page 21
A motion was made by Board Member Schell, seconded by Board Member Hofherr, to approve the Text
Amendment of Building Height to 60 ft. in M-2 District.
AYES: Schell, Hofherr, Bader, Fowler, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo stated recommendations for approvals of the above motions will be submitted to City
Council.
OLD BUSINESS
There was no Old Business.
ADJOURNMENT
A motion was made by Board Member Schell, seconded by Board Member Hofherr, to adjourn the
meeting at 8:11 p.m. On a voice vote, the motion carried unanimously.
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners