10/09/2018Case #18-090-V 1062 Lee – Sign Variation
Case #18-087-CU-SUB 1275 Lee – Conditional Use Permit &
Tentative Plat of Subdivision
October 9, 2018
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
OCTOBER 9, 2018
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
October 9, 2018, at 7 p.m. in Room 102 of the Des Plaines Civic Center.
ZONING BOARD
Chairman Szabo called the meeting to order at 7:02 p.m. and read this evening’s case. Roll call was
conducted.
PRESENT: Catalano, Fowler, Hofherr, Saletnik, Schell, Szabo
ABSENT: Bader
ALSO PRESENT: Johanna Bye, AICP, Senior Planner/Community & Economic Development
Gale Cerabona/Recording Secretary
APPROVAL OF MINUTES
Senior Planner Bye suggested removing the word not on page 35, 3d line, for August 28, 2018.
A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to approve the
minutes of August 28, 2018, as amended and September 11, 2018, with the change above.
AYES: Catalano, Fowler, Hofherr, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
PUBLIC COMMENT
There was no Public Comment.
PUBLIC HEARING NEW BUSINESS
1. Address: 1062 Lee Street Case 18-090-V
The petitioner is requesting a Sign Variation under Section 12-11-7 of the 1998 Des Plaines Zoning
Code, as amended, to allow 186.6 square feet of wall signage, instead of the maximum allowable
amount of 125 square feet, in the C-3 General Commercial District.
Case #18-090-V 1062 Lee – Sign Variation
Case #18-087-CU-SUB 1275 Lee – Conditional Use Permit &
Tentative Plat of Subdivision
October 9, 2018
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PINs: 09-20-207-010-0000; 09-20-207-011-0000
Petitioner: Joanna Bruneth, 1427 Summit Drive, Glenview, IL 60025
Owner: Fazal Usmani, 1062 Lee Street, Des Plaines, IL 60016
Chairman Szabo swore in Fazal Usmani, 1062 Lee Street, Des Plaines, IL, who advised signage is
planned for a new business.
Board Member Fowler asked:
• Staff if the variance is needed for the whole building. The sign proposed for the small
south façade where the two streets meet seems very large. Senior Planner Bye advised –
yes
• if this is to scale. Board Member Saletnik stated the other facades are much larger.
Chairman Szabo asked:
• if Giuseppe’s had a sign in that location (referring to the south façade where the two
streets meet). Mr. Usmani advised – yes
• if this is where Petitioner’s sign will be (replacing theirs)? Mr. Usmani advised – no, they
will not replace in the same location as all Guiseppe’s signs. He stated they will have two
signs on the Lee Street façade and one on the south façade. He stated that they will not
have signs on the north or west façade, where Guiseppe’s had signs.
Board Member Catalano asked:
• if Petitioner is aware of Staff’s Conditions (he read same from page 10 of the Staff Report).
Additional Petitioner came forward. Chairman Szabo swore in Rafique Shaikh, M&N
Brothers, Inc., 6426 N. Spaulding, Lincolnwood, IL, who displayed the existing sign that
would be removed (as well as the back side).
• about the awnings. Mr. Shaikh advised – the awning with the address will remain
Chairman Szabo asked Staff to provide the Staff Report which Senior Planner Bye did:
Issue: The petitioner is requesting a Sign Variation under Section 12-11-7 of the 1998 Des Plaines
Zoning Code, as amended, to allow 186.6 square feet of wall signage, instead of the maximum
allowable amount of 125 square feet, in the C-3 General Commercial District.
Analysis:
Address: 1062 Lee Street
Owner: Joanna Bruneth, 1427 Summit Drive, Glenview, IL 60025
Petitioner: Fazal Usmani, 1062 Lee Street, Des Plaines, IL 60016
Case Number: 18-090-V
Case #18-090-V 1062 Lee – Sign Variation
Case #18-087-CU-SUB 1275 Lee – Conditional Use Permit &
Tentative Plat of Subdivision
October 9, 2018
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Real Estate Index Numbers: 09-20-207-010-0000; 09-20-207-011-0000
Ward: #2, Alderman John Robinson
Existing Zoning: C-3 General Commercial District
Existing Land Use: Commercial
Surrounding Zoning: North: C-3 General Commercial District
South: C-3 General Commercial District
East: C-3 General Commercial District
West: R-1 Single-Family Residential District
Surrounding Land Use: North: Commercial
South: Commercial
East: Commercial
West: Residential
Street Classification: Lee Street is an arterial street
Comprehensive Plan: The Comprehensive Plan designates the site Community Commercial
Project Description: The applicant, Fazal Usmani, has requested a Sign Variation in
order to install three new wall signs totaling 186.6 square feet in
area, when a maximum of 125 square feet is permitted, at 1062
Lee Street. The petitioner plans to open a restaurant, Sahil Grill
& Lounge, within the existing building. The building is shaped like
a triangle to fit within the lot at the intersection of Graceland
Avenue and Lee Street and has 185’ of frontage along Lee Street
and 173’ of frontage along Graceland Avenue.
Two wall signs are proposed for the southeast façade, facing Lee
Street. The sign on the southern end of the façade is the larger of
the two and is proposed to be 14’ by 6’9”, for a total of 96.6
square feet. The sign on the northern end of the façade is
proposed to be 9’ by 5’ for a total of 45 square feet. A third wall
sign is proposed for the southern corner of the building, where
Graceland Avenue and Lee Street meet. This sign is also 9’ by 5’
(45 square feet). All signs are proposed to be LED illuminated
channel letters on raceways that will be painted to match the
façade.
The three wall signs combined total 186.6 square feet in area.
125 square feet is the maximum allowed for all wall signs
combined. Note that there are no wall signs proposed for west
façade (along Graceland Avenue, facing residences) or the north
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façade. The previous tenant, Guiseppe’s, had wall signs in these
areas that will be removed and not replaced.
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, the
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 subject property is irregularly shaped and has long frontages along
Graceland Avenue and Lee Street, as well as a shorter building face where the two streets
meet at the south end. The petitioner is seeking to utilize the existing building facades to
appropriately identify the new restaurant user. While the number of wall signs proposed
is permitted, the total area (186.6 square feet) exceeds that permitted per code (125
square feet). The expansive facades and design features of the existing building warrant
this increase in total sign area.
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 subject property is irregularly shaped and has long frontages along
Graceland Avenue and Lee Street, as well as a shorter building face where the two streets
meet at the south end. The petitioner proposes to operate a restaurant, Sahil Grill &
Lounge, from the building. In order to properly identify the restaurant and utilize the
existing facades, he is proposing three wall signs, two of which are on the southeast
façade and one of which is on the south façade. The total number of wall signs is
permitted; however, a variation is required for the total area of the signs as the Zoning
Ordinance requires all wall signs combined to not exceed 125 square feet, and 186.6
square feet are proposed.
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:
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Comment: As previously mentioned, the site and building are existing. The petitioner
seeks to identify his restaurant, Sahil Grill & Lounge, by making the most of the existing
façade and installing wall signs that fit the design features of the building.
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 denial of the variation would mean that smaller
signs be installed that do not fit the existing facades as well as the proposed signs. Smaller
signs could lead to issues with visitors trying to locate this property given its unique
geographic location.
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 proposed signage fits within the architecture and style of the existing
building and would allow the new restaurant to identify itself appropriately. Additionally,
no signage is proposed for the west and north facades, despite their visibility from the
street. Granting the variance will not lead to a special privilege as very few properties
within Des Plaines have the same site and building layout as this property.
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 proposed wall signs fit within the design features of the existing building
and complement the structure. Note that the previous tenant, Guiseppe’s, had wall signs
on the Graceland Avenue side of the building (adjacent to residential) and the north
façade (visible to people driving south on Graceland Avenue). These signs are not
proposed to be replaced. The petitioner is seeking wall signs for the southeast and south
facades only.
Recommendation: I recommend approval of the Sign Variation under Section 12-11-7 of the 1998
Des Plaines Zoning Code, as amended, to allow 186.6 square feet of wall signage, instead of not
more than 125 square feet, at 1062 Lee Street, based on a review of the information presented
by the applicant and the standards and conditions imposed by Section 12-3-6(H) (Findings of Fact
for Variations) as outlined by the City of Des Plaines Zoning Ordinance, subject to the following
conditions:
Conditions of Approval:
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1. The sign cabinets on the north façade be removed and the façade repaired to match
existing.
2. The window signs be removed as they do not comply with Section 12-11-3(G)12 of
the Zoning Ordinance.
Planning and Zoning Board Procedure: Under Section 12-3-6(G) of the Zoning Ordinance (Major
Variations) the Planning and Zoning Board has the authority to recommend the City Council
approve, approve subject to conditions, or deny the above-mentioned Sign Variation for 1062 Lee
Street.
Chairman Szabo asked if anyone in the audience is in favor or objects to this proposal. He swore
in the following who came forward:
• Janet Stiava 1259 E. Walnut
Mrs. Stiava stated she lives east of the Lee Street side of the building (first house on other
side of the railroad tracks). She asked where the signs would be located because the
parking lot sign glares in her home now.
Chairman Szabo shared the elevation with audience member. After reviewing, Mrs. Stiava
stated the sign would now shine in her bedroom window. Chairman Szabo asked
Petitioner to come forward.
Mr. Shaikh stated the sign is internally illuminated. He advised the light could be turned
off at 10 p.m. Mrs. Stiava stated the light will be bright into her home. Ms. Shaikh replied
the home is 600 ft. away among trees.
Chairman Szabo asked if the sign is internally illuminated. Mr. Shaikh advised it is.
• Robert Stiava (husband of above)
Mr. Stiava asked if the new signage would have lights. Mr. Shaikh advised – yes,
illuminated, then asked if turning them off at 10 p.m. is acceptable. The Stiava’s
concurred.
Board Member Catalano asked what happens with the pole sign. Mr. Shaikh advised – it
remains; they will replace the panels for the new restaurant.
Board Member Saletnik asked Staff what is in the code for proximity of lighting for
residents. Senior Planner Bye stated, if it abuts the property, there are light standards.
However, this is not the case. She noted, if the light intensity is unacceptable, an inspector
could visit the home, and lumens would have to be reduced so that they do not exceed
what is permitted per code.
Mr. Shaikh asked about the small sign above the door on the other side, which is similar.
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Mrs. Stiava stated, on the north side, there are fluorescent lights from the back of the
pole sign reflecting into the house from the parking lot.
Board Member Saletnik suggested, if the pole sign is the problem, an opaque back could
be placed on that side so that the lights no longer shine into the home.
A motion was made by Board Member Saletnik, seconded by Board Member Fowler, to recommend
approval to City Council with Staff Conditions as well as having the pole sign’s back side accommodate
an opaque panel.
AYES: Saletnik, Fowler, Catalano, Hofherr, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be submitted to City Council.
2. Address: 1275 Lee Street Case 18-087-CU-SUB
The petitioner is requesting a Conditional Use Permit under Section 12-7-3(F)3 of the 1998 Des
Plaines Zoning Code, as amended, to allow Motor Vehicle Sales, Auto Service Repair, and Auto
Body Repair in the C-3 General Commercial District. Additionally, the petitioner is requesting a
Tentative Plat of Subdivision, under Section 13-2-1 of Subdivision Regulations of the City of Des
Plaines Municipal Code, to consolidate the subject lots.
PINs: 09-02-400-041-0000; 09-02-400-043-0000; 09-02-400-044-0000
Petitioner: Eric Nelson, Nelson Automotive Inc., 1801 S. Busse Road, Mount Prospect, IL 60056
Owners: Phoenix REO, LLC, 100 Summer Street, Suite 1150, Boston, MA 02110; Gus Kalantzis,
1275 Lee Street, Des Plaines, IL 60018
Chairman Szabo swore in Eric Nelson, Nelson Automotive Inc., 1801 S. Busse Road, Mount
Prospect, IL, & Mike Hartel, Design House Architects, 860 Lively Boulevard, Elk Grove Village, IL.
Mr. Hartel stated they have a pre-owned auto sales dealership that is currently in Mount Prospect
and wish to move to a larger site. He noted the Conditional Use Permit is required for auto sales
and repair. There would be a sales service center & 291 parking spaces. Restaurant exterior would
be improved and an addition done in the back. Parking area would be landscaped with storm
water management, etc. Auto repairs would all be done indoors. They have been working with
police & fire staff. Regarding foundations, the hotel foundations are still in place.
Mr. Nelson advised he founded the company in 2008. He noted there are 150 cars, he conducts a
high-quality business, and gives back to the community.
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Board Member Saletnik asked:
• where the current facility is. Mr. Nelson responded – 1801 Busse Road, Mt. Prospect, IL
• if any on-line sales are conducted. Mr. Nelson advised – no, but we do advertise on the
internet. He shared 60% of business is from people seeing his cars on the internet, and
40% is repeat customers.
Chairman Szabo asked:
• how many employees there are. Mr. Nelson advised – 10 now; 15 in the future
• how many of each type of employee. Mr. Nelson advised:
o 1 salesperson
o 1 General Manager
o 1 owner
o Some associates
o 3 mechanics
o 2 cleaning staff
Mr. Nelson noted he would expand with 1 additional mechanic and 2 body-work staff.
Board Member Hofherr asked if these are used vehicles. Mr. Nelson advised – they are typically 3
year-old high quality cars along with traded vehicles.
Board Member Saletnik asked:
• if auctions are a source for Petitioner’s vehicles. Mr. Nelson advised – yes, and alternative
sources; True Car program with low-mileage cars, etc.
• what percentage is 1-owner cars. Mr. Nelson advised – 50%
Board Member Fowler asked if Petitioner offers financing. Mr. Nelson advised – yes.
Chairman Szabo asked Staff to provide the Staff Report which Senior Planner Bye did:
Issue: The petitioner is requesting a Conditional Use Permit under Section 12-7-3(F)3 of the 1998
Des Plaines Zoning Code, as amended, to allow Motor Vehicle Sales, Auto Service Repair, and Auto
Body Repair in the C-3 General Commercial District. Additionally, the petitioner is requesting a
Tentative Plat of Subdivision, under Section 13-2-1 of Subdivision Regulations of the City of Des
Plaines Municipal Code, to consolidate the subject lots.
Analysis:
Address: 1275 Lee Street
Owners: Phoenix REO, LLC, 100 Summer Street, Suite 1150, Boston, MA
02110; Gus Kalantzis, 1275 Lee Street, Des Plaines, IL 60018
Petitioner: Eric Nelson, Nelson Automotive Inc., 1801 S. Busse Road, Mount
Prospect, IL 60056
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Case Number: 18-087-CU-SUB
Real Estate Index Numbers: 09-02-400-041-0000; 09-02-400-043-0000; 09-02-400-044-0000
Ward: #5, Alderman Carla Brookman
Existing Zoning: C-3 General Commercial District
Existing Land Use: Commercial
Surrounding Zoning: North: C-3 General Commercial District
South: C-3 General Commercial District
East: R-1 Single-Family Residential District
West: C-3 General Commercial District
Surrounding Land Use: North: Commercial
South: Commercial
East: Railroad; Single-Family Residential
West: Commercial
Street Classification: Lee Street is an arterial street
Comprehensive Plan: The Comprehensive Plan designates the site as Community
Commercial
Project Description: The applicant, Eric Nelson, has requested a Conditional Use
Permit to allow Motor Vehicle Sales, Auto Service Repair, and
Auto Body Repair at 1275 Lee Street in the C-3 General
Commercial District. The petitioner plans to operate Hey Cars, a
used-car dealership that is currently operating out of Mount
Prospect, from the site. The subject property is 2.95 acres in size
and is comprised of three separate lots, which are currently
improved with a restaurant (Silver Stallion), a parking lot at the
front of the site along Lee Street, and paved areas and open
space in the rear. Additionally, the petitioner is requesting a
Tentative Plat of Consolidation to combine the two southern lots
(PINs 09-02-400-043-0000 and 09-02-400-044-0000). Note, staff
is requesting a condition that the Plat of Consolidation be
amended so that all three lots be combined into a single lot, not
two.
The petitioner proposes to rehab the existing single-story
building and construct a single-story addition in the rear. The
front portion of the building will be dedicated to auto sales, while
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the rear portion will be dedicated to auto repair, with 16 bays
proposed. Per the petitioner’s narrative, all auto repair will take
place indoors. The addition will have a metal frame with metal
panel cladding, while the front rehab will be comprised of brick
and new metal panel cladding and Nichiha (fiber cement)
architectural panel over the exiting building.
In addition to the changes to the building, the petitioner
proposes to install a new parking lot with 291 spaces. There will
be 84 spaces dedicated to customers and employees, as is
required per code based on the intensity of the proposed uses
for the site, and 175 parking spaces will be used for display of
vehicles for sale. Additionally, there are 32 parking spaces
proposed for the rear of the building that would be used to store
vehicles that are waiting to be worked on. These 32 spaces may
not be used for vehicle sales storage. The following is a
breakdown of the parking spaces required per Section 12-9-6 of
the Zoning Ordinance:
• Auto Repair: 2 spaces per service bay
o 16 bays x 2 = 32 spaces required
• Auto Sales: 1 space for every 200 square feet of
gross floor area
o 6,733 square feet / 200 = 34 spaces
required
• Auto Sales: 1 space for every 10 display cars
o 175 display spaces / 10 = 18 spaces
• Total number of spaces required for customers
and employees, based on the proposed uses: 84
• Proposing 175 spaces for display of vehicles for
sale
• Total number of spaces needed: 259 (84 + 175)
• Plus an additional 32 spaces proposed in the rear
of the building for vehicle storage (for a total of
291 spaces on the lot)
The petitioner is proposing new landscaped islands at the front
and rear of the site, as well as a landscaped buffer of 25’ along
the east property line that is closest to residential. A new solid-
wood fence of at least 6’ in height will be installed to block the
rear quarter of the site, where vehicles waiting for repair will be
stored.
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Hey Cars will be open from 9:00am to 7:00pm Monday through
Thursday, 9:00am to 5:00pm on Fridays, 9:00am to 4:00pm on
Saturdays, and will be closed on Sundays. There will be 15
employees.
Compliance with the Building Design Standards (Zoning Ordinance Section 12-3-11)
The proposed development utilizes quality architecture and materials and meets and exceeds the
requirements found in Section 12-3-11 of the Zoning Ordinance. The rehab of the existing building
and proposed addition will improve a long-neglected parcel. The building design includes a variety
of materials including brick, metal, and fiber cement siding, as well as expansive glass windows
and overhead doors that create a welcoming appearance.
Compliance with the Comprehensive Plan
As the City of Des Plaines is still working with Chicago Metropolitan Agency for Planning (CMAP)
on an update to the Comprehensive Plan, CED staff still refers to the current Comprehensive Plan
that was adopted in 2007. There are several parts of the current Comprehensive Plan that align
with the proposed project. Those portions are as follows:
• Under Future Land Use Map:
o The property is marked for Community Commercial land uses. These are areas
providing neighborhood- and community-based retail goods and services located
at major intersections in commercial districts. These commercial areas serve
surrounding neighborhood residents as well as consumers from outside the City.
• Under Enhancing and Conserving Commercial Areas:
o Recommendation #4, “Encourage commercial zones near major intersections.
Reduce the number of isolated commercial parcels along arterial corridors and
encourage commercial development only near major intersections.”
• Under Urban Design:
o Goal, “Enhance the appearance of neighborhood commercial areas and key
community entry points and traffic routes.”
While the aforementioned bullet points are only a small portion of the Comprehensive Plan, there
is a large emphasis on developing and enhancing our commercial corridors and underutilized
properties.
Conditional Use Findings: Conditional Use requests are subject to the standards set forth in
Section 12-3-4(E) of the 1998 City of Des Plaines Zoning Ordinance, as amended. In reviewing
these standards, staff has the following comments:
A. The proposed Conditional Use is in fact a Conditional Use established within the specific
Zoning district involved:
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Comment: Motor Vehicle Sales, Auto Service Repair, and Auto Body Repair are Conditional Uses,
as specified in Section 12-11-8 of the 1998 City of Des Plaines Zoning Ordinance, as amended, in
the C-3 General Commercial District.
B. The proposed Conditional Use is in accordance with the objectives of the City’s
Comprehensive Plan:
Comment: The proposed use of the site is Community Commercial. Community Commercial
includes areas providing neighborhood- and community-based retail goods and services located
at major intersections in commercial districts. These commercial areas serve surrounding
neighborhood residents as well as consumers from outside the City. The use of the property for
auto repair and sales falls within the Community Commercial use category, as both nearby
residents and individuals from outside of the community may utilize the services provided by Hey
Cars.
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 petitioner proposes to modernize the existing building and construct a new rear
addition. Staff has worked with the petitioner to increase the amount of brick used so that the
building complements and improves the corridor. The petitioner also proposes to construct a new
291-space parking lot and add landscaped islands and perimeters to the site. The proposed work
will improve long-neglected parcels and boost the overall look of the area.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: The proposed uses of the site will not be hazardous or disturbing to existing
neighboring uses. As this is a commercial corridor, similar commercial and retail uses can be found
along Lee Street and nearby Oakton Street. Single-family residences are present to the east of the
site, beyond the railroad tracks. The petitioner proposes to maintain a 25’ landscaped buffer at
the rear of the site to shield the proposed uses from these residences. Finally, it should be noted
that the petitioner’s traffic impact study found that the proposed uses would be well-served by
the existing street capacity and that no additional roadway improvements would be required.
E. The proposed Conditional Use is to be served adequately by essential public facilities and
services, such as highways, streets, police and fire protection, drainage structures, refuse
disposal, water and sewer, and schools; or, agencies responsible for establishing the Conditional
Use shall provide adequately any such services:
Comment: The proposed Conditional Uses will be adequately served essential public facilities and
services. The petitioner has been working with the City’s Public Works and Engineering
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Department to confirm that all engineering requirements, including appropriate stormwater
management, are met.
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 auto repair and sales uses would not create a burden on public facilities
nor would they be a detriment to the economic well-being of the community. The petitioner
proposes to improve a long-neglected site and boost the overall appearance of the corridor. This
can spur additional investment in the area.
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 uses will not create additional traffic or noise that could be detrimental
to surrounding land uses. The proposed site plan allows for 291 parking spaces that can be safely
accessed, and preserves a 25’ landscaped buffer along the east property line (the closets portion
of the site to residences). Additionally, the petitioner’s traffic study concluded that the proposed
uses would be well-served by the existing street capacity and that no additional roadway
improvements would be required (see more below).
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: A traffic impact study was completed by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA).
The study concluded that the volume of new traffic to be generated by the dealership will be
reduced as it will be replacing an existing restaurant and vehicle/truck parking, the proposed
access system will be adequate in accommodating the traffic projected to be generated by the
dealership with limited impact on the external roadway, and that the roadway system generally
has sufficient reserve capacity to accommodate the additional traffic to be generated by the
proposed dealership and no additional roadway or traffic improvements are required.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural,
scenic, or historic features of major importance:
Comment: The petitioner proposes to modernize the existing building and construct a new rear
addition. Staff has worked with the petitioner to increase the amount of brick used so that the
building complements and improves the corridor. The petitioner also proposes to construct a new
259-space parking lot and add landscaped islands and perimeters. The proposed work will
improve a long-neglected site and boost the overall look of the area.
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J. The proposed Conditional Use complies with all additional regulations in the Zoning
Ordinance specific to the Conditional Use requested:
Comment: No variations are requested or required as part of the Conditional Use application. The
proposed addition meets all required setbacks and enough parking is provided on-site for the
proposed uses.
Tentative Plat Report
Address: 1275 Lee Street
Request: Approval of a Tentative Plat of Consolidation
Total Acreage of Site: 2.95 acres
Lot Descriptions: The petitioner’s Preliminary Plat of Consolidation shows the two existing parcels
to the south as combined into one lot. It shows easements for public utilities around the perimeter
of Lots 1 and 2. It shows Lot 1 as remaining as is.
Tentative Plat Comments: If approved, the Final Plat of Consolidation must shows all elements
identified in Section 13-2-5 (Final Plat Requirements) of the Municipal Code. Additionally, if the
access to the property to the south (Lee Manor at 1301 Lee Street) is to remain, then an approved
cross-access easement is required to be shown on the Final Plat of Consolidation. Staff is
requesting as a condition of approval that the Plat of Consolidation be amended to show only one
lot as opposed to two.
Final Comments
Recommendation: I recommend approval of the Conditional Use Permits for Motor Vehicle Sales
and Auto Service and Body Repair at 1275 Lee Street in the C-3 General Commercial District, based
on a review of the information presented by the applicant and the findings made above, as
specified in Section 12-3-4(E) (Standards for Conditional Uses) of the City of Des Plaines Zoning
Ordinance. Additionally, I recommend approval of the Tentative Plat of Consolidation. Approvals
are subject to the following conditions:
Conditions of Approval:
1. The Plat of Consolidation shall be amended to show only one lot, instead of two.
2. If the access to the property to the south (1301 Lee Street) is to remain, a cross-access
agreement is required. This agreement is required to be recording with the Final Plat
Case #18-090-V 1062 Lee – Sign Variation
Case #18-087-CU-SUB 1275 Lee – Conditional Use Permit &
Tentative Plat of Subdivision
October 9, 2018
Page 15
of Consolidation. Additionally, a cross-access easement shall be shown on the Final
Plat of Consolidation.
3. Should the Tentative Plat of Consolidation be approved, the petitioner shall submit
for approval of Final Plat of Consolidation. Proof of final engineering approval by the
Public Works and Engineering Department is required at time of submittal.
Planning and Zoning Board Procedure: Under Section 12-3-4(D) (Procedure for Review and
Decision for 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 Motor Vehicle Sales, Auto Service Repair, and Auto
Body Repair at 1275 Lee Street. The City Council has final authority over the proposal.
The Planning and Zoning Board may vote to grant or deny approval of the Tentative Plat. If
approved, the petitioner’s next step is to submit final engineering plans to the Public Works and
Engineering Department and return to the Planning and Zoning Board with an updated plat for
Final Plat consideration.
Chairman Szabo asked:
• regarding the vehicle carrier maneuvers, if trucks are lining up on Lee Street. Mr. Nelson
advised – we won’t be lining up on Lee Street, vehicle carriers can access the site, per the
truck turning diagram
• when cars will be delivered. Mr. Nelson advised – they are being driven by retired
individuals (begin at 10 a.m. with 2 or 3 loads). He stated they rarely buy vehicles out-of-
state. If so, they are shipped via truck.
Chairman Szabo asked if anyone in the audience is in favor or opposed to this project. The
following came forward and was sworn in:
• Steve Burval 1325 Lee Street
Mr. Burval advised he is the co-owner of the property. He stated he has not met Mr.
Nelson but is impressed by the reviews of his business on the internet; a welcome
addition to the community. He is in favor of the proposal though concerns are:
o car carriers unloading (as there is no room and may cause traffic on Lee Street)
o wants assurance on the design (with ingress & egress for vehicle carriers)
Mr. Nelson advised a study of car carriers was conducted and they will be able to access
the site, so that they do not need to stop on Lee Street and backup traffic. The business
to the north has no room to unload.
Board Member Saletnik:
• referred to Attachment 14 and asked if the striping is on the blacktop. Mr. Nelson advised
– yes
• thanked Mr. Kalantzis for his service, Silver Stallion, to Des Plaines
Case #18-090-V 1062 Lee – Sign Variation
Case #18-087-CU-SUB 1275 Lee – Conditional Use Permit &
Tentative Plat of Subdivision
October 9, 2018
Page 16
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to recommend
approval to City Council & approve the Tentative Plat of Subdivisions with Conditions.
AYES: Saletnik, Catalano, Fowler, Hofherr, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be submitted to City Council.
ADJOURNMENT
A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to adjourn the
meeting at 7:55 p.m. On a voice vote, the motion carried unanimously.
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners