1/22/19Case #19-002-SUB 1425 Ellinwood – Final Plat of Subdivision
January 22, 2019
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
JANUARY 22, 2019
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
January 22, 2019, at 7 p.m. in Room 101 of the Des Plaines Civic Center.
ZONING BOARD
Chairman Szabo called the meeting to order at 7:06 p.m. and read this evening’s cases. Roll call was
established.
PRESENT: Bader, Catalano, Fowler, Saletnik, Schell, Szabo
ABSENT: Hofherr
ALSO PRESENT: Patrick Ainsworth, Coord., Devel. Mgr./Community & Economic Development
Gale Cerabona/Recording Secretary
APPROVAL OF MINUTES
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to approve the
minutes of December 11, 2018, as presented.
AYES: Saletnik, Catalano, Bade,
ABSTAIN: Fowler, Schell, Szabo
As this is a tie and several Board Members were not present at the above meeting, the approval of the
minutes will be continued to the next PZB meeting.
PUBLIC COMMENT
There was no Public Comment.
PUBLIC HEARING NEW BUSINESS
1. Address: 1425 Ellinwood Case 19-002-SUB
The petitioner is requesting a Final Plat of Subdivision, under Section 13-2 of the Subdivision
Regulations of the City of Des Plaines Municipal Code, in order to consolidate multiple lots into
one lot of record. This request is for a proposed mixed-use building which encompasses 212
residential rental units, 10,100 square feet of commercial-retail space and 409 covered parking
spaces. The proposed project consists of several properties on Lee Street, Ellinwood Street and
Graceland Avenue with a common project address of 1425 Ellinwood Street.
Case #19-002-SUB 1425 Ellinwood – Final Plat of Subdivision
January 22, 2019
Page 2
PINs: 09-17-418-003; -007; -020; -022; -025; -026; -029; -032; -033; -034; -036; -037; -038;
-039; -040; and -045
Petitioner: Joseph Taylor, Bayview-Compasspoint Venture Partners, LLC, 548 Summit Street,
Barrington, IL 60010
Owners: SCOTLAND E. HODLMAIR and NOREEN R. HODLMAIR, JUDITH M. MERCK, AS TRUSTEE
UNDER TRUST AGREEMENT DATED DECEMBER 31, 2010, CHANG H. KIM and JU SOOK
KIM, JAESCHKE FAMILY, LLC, an Illinois limited liability company, MB1841 LLC, an
Illinois limited liability company, GUILLERMO GONZALEZ, and THE CITY OF DES
PLAINES, ILLINOIS, an Illinois municipal corporation.
Chairman Szabo swore in Joseph Taylor, Bayview-Compasspoint Venture Partners, LLC, 548
Summit Street, Barrington, IL, who noted they are here to seek final approval for the Plat of
Subdivision. He offered an overview of the project:
• 1.98 acres
• 212 luxury apartments
• 10,103 sq. ft. of retail space
• 409 covered parking spaces
• An aerial view was shown
• 9 different parcels; 8 owners (82,000 sq. ft. of land area); consolidating all into 1 parcel
• 7 story mixed-use building
• Project updates were provided (more amenities to 3d level, Sky Lounge on 7th floor…)
• Consolidating all utilities
• 4 main easements
• Plat of Survey was illustrated
Coordinator Ainsworth advised the zoning has been approved; the purview of tonight’s meeting
is to discuss the final plat of subdivision to consolidate all lots.
Chairman Szabo asked if the Board has any questions. There was none.
Chairman Szabo asked Staff to provide the Staff Report which Coordinator Ainsworth did:
Issue: The petitioner is requesting a Final Plat of Subdivision, under Section 13-2 of the Subdivision
Regulations of the City of Des Plaines Municipal Code, to consolidate several parcels into one lot
of record. The proposed development will entail the construction of a seven-story, mixed-use
development consisting of the following elements: 212 multi-family units above the first floor;
over 10,000 square feet of ground-floor commercial retail space; and 409 covered, off-street
parking spaces. The development consists of several properties on Lee Street, Ellinwood Street
and Graceland Avenue with a common project address of 1425 Ellinwood Street.
Analysis:
Address: 1411, 1415, 1425 Ellinwood Avenue, 651, 653-661 and 665
Graceland Avenue and 684, 686, 688-692 Lee Street
Case #19-002-SUB 1425 Ellinwood – Final Plat of Subdivision
January 22, 2019
Page 3
Owners: Scotland E. Hodlmair and Noreen R. Hodlmair, Judith M. Merck,
As Trustee Under Trust Agreement Dated December 31, 2010,
Chang H. Kim And Ju Sook Kim, Jaeschke Family, LLC, an Illinois
limited liability company, MB1841 LLC, an Illinois limited liability
company, Guillermo Gonzalez, and the City of Des Plaines,
Illinois, an Illinois municipal corporation
Petitioner: Joseph Taylor, Bayview-Compasspoint Venture Partners, LLC, 548
Summit Street Barrington, IL 60010
Case Number: 19-002-SUB
Real Estate Index Numbers: 09-17-418-003; -007; -020; -022; -025; -026; -029; -032; -033;
-034; -036; -037; -038; -039; -040; and -045
Ward: #1, Alderman Mark A. Lysakowski
Existing Zoning: C-5 Central Business
Existing Land Use: Mixed-Use Buildings, Municipal Parking Lot and Commercial
Retail
Surrounding Zoning: North: C-3 General Commercial and C-5 Central Business
South: C-5 Central Business
East: C-5 Central Business
West: C-3 General Commercial and R-4 Central Core Residential
Street Classification: Graceland St. and Lee St. are arterial roads and Ellinwood St. is a
local road
Comprehensive Plan: The Comprehensive Plan designates the site as Mixed-Use High
Density
Project Description
The applicants, Bayview-Compasspoint Venture Partners, LLC are requesting a final plat of
subdivision to consolidate several parcels into one lot of record. The final plat of subdivision will
allow for the construction of a new mixed-use, transit-oriented development that takes
advantage of abutting multi-modal transportation options. The proposed mixed-use development
will consist of the following elements:
• Constructing a seven-story mixed-use development with the following features:
o 212 luxury apartment units;
o Over 10,000 square feet of commercial retail space that will be mechanically
prepped for future restaurants;
o 409 covered off-street parking spaces;
o Indoor bicycle storage;
Case #19-002-SUB 1425 Ellinwood – Final Plat of Subdivision
January 22, 2019
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o First floor leasing and lobby area;
o An outdoor pool, fitness center, club room, business center, dog spa, green
space and terrace space on the third floor;
o Various green and terrace spaces throughout floors four through seven;
o High quality building materials with varying elevation heights;
• Adding eight more on-street public parking spaces to the Ellinwood Street right-of-way;
and
• Constructing 79 parking spaces within the development that will be licensed back to the
City of Des Plaines in perpetuity for public use.
The applicants received approval from Des Plaines City Council to reduce the required number of
off-street parking spaces from 424 to 330 (Ordinance Z-11-18) and received approval of the
tentative plat of subdivision. The current request is to consolidate all of the parcels into one lot
of record. The applicant has been working with Illinois Department of Transportation,
Metropolitan Water Reclamation District, City of Des Plaines and all utilities to finalize engineering
and public improvement designs.
Compliance with Des Plaines Subdivision Ordinance
Currently, the subject property is made up of several lots of record; however, the application
request is to consolidate all lots into one lot of record through the final plat of subdivision process.
The final plat of subdivision, along with the final engineering drawings, have been reviewed by
City staff for location of easements, layout of the site and proper ingress/egress arrangements.
Note, since there are several utilities being relocated, there will be future easements recorded
against this new parcel for water, electricity, telecommunications, stormwater and other
elements. As such, there is a condition placed on this staff report to reflect the future easements.
The applicant/applicant will pay all fees associated with the final plat of subdivision. A bond or
letter of credit will be required by the City for the proposed improvements, in which case the
applicant/applicant shall work with the Director of Public Works and Engineering to produce such
payments for all eligible improvements.
Staff Review
As part of the application review process, the following departments reviewed the proposed
preliminary drawings: Fire Prevention, Building Division, Public Works, and Community and
Economic Development. The applicant worked with staff to incorporate the comments and
reduce any potential impact on surrounding properties and to advance the public health, safety
and welfare. All staff review comments have been or will be incorporated into the drawings
and/or conditions have been added to this application.
Public Comment
To date, staff has received numerous inquiries about the project, but no written public
comments related to the application have been submitted.
Case #19-002-SUB 1425 Ellinwood – Final Plat of Subdivision
January 22, 2019
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RECOMMENDATION
Recommendation: I recommend approval of the Final Plat of Subdivision, under Section 13-2 of
the Subdivision Regulations of the City of Des Plaines Municipal Code, to consolidate all subject
parcels into one lot of record with the following conditions:
1) The Operational Reciprocal Easement Agreement shall be recorded within 180 days of
recording the Final Plat of Subdivision.
2) Park District Impact Fees in the amount of $286,359 in the form of a certified cashier’s
check made out to the City of Des Plaines shall be provided prior to issuing any building
permit for the proposed development.
3) All fees, bonds and letters of credit required to be posted/deposited to the City of Des
Plaines per the Executed Redevelopment Agreement, the Des Plaines Subdivision Code
and any other applicable code shall be provided at their respective times.
4) Any easement abrogation plat or documentation for the property shall be submitted to
the City of Des Plaines within 60 days of the recording of the Final Plat of Subdivision for
review and approval.
5) Any easements that will be required by any utility company or other government
organization shall be reviewed by the City of Des Plaines prior to official recording.
6) A temporary parking agreement shall be entered into with a nearby property owner to
accommodate the construction workers for the duration of the project or up until all
construction workers are able to park in the development’s parking deck. A lease shall
be produced prior to the building-shell permit being issued.
7) Within 90 days of recording the Final Plat of Subdivision, the applicant shall submit a
complete set of streetscape drawings for Graceland Avenue, Ellinwood Street and Lee
Street for review and approval by the City and any other applicable government entity.
8) All pedestrian walkways that connect the public right-of-way to the parking garage shall
be adequately illuminated from dusk to dawn. Maintenance of all lighting shall be the
responsibility of the developer.
Board Member Schell asked Staff, regarding the Post Office, if there would be mail trucks on Lee
Street. Coordinator Ainsworth advised there will be temporary construction easements entered
into between the developer and the City to accommodate access to neighboring properties;
temporary parking, drop-offs would be addressed. He stated there is a $650,000 letter of credit
that would be held to restore the entire property if needed (sidewalks, parking, striping, etc.).
Board Member Schell advised this is not an assurance and asked how the Post Office would be
protected. Mr. Taylor advised the parking structure has been designed along with the
Postmaster; 13.6” height clearance; 20x15 truck access, loading zones; 40x28 to accommodate 2
trucks simultaneously in drive aisle; no issues with ingress and egress. Board Member Catalano
referred to Page 13 of 22. Mr. Taylor also mentioned that his team met with the Post Master to
go over the construction in comparison to deliveries and Post Office operations.
Chairman Szabo asked if Petitioner could discuss streetscaping on Ellinwood. Mr. Taylor advised
if anything is damaged on Lee, Ellinwood, or Graceland, the streetscape would be restored as it
is at the present time.
Mr. Taylor stated a redevelopment agreement has been established with the City of Des Plaines.
Coordinator Ainsworth stated there would be canopies to protect the sidewalks and to maintain
Case #19-002-SUB 1425 Ellinwood – Final Plat of Subdivision
January 22, 2019
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public access, etc. per the Engineering Department.
Chairman Szabo asked if the Board has further questions. There was none. He asked if anyone in
the audience is in favor or opposed to this petition. One audience member came forward saying
she is opposed:
• Lindsay Skarbek, 500 Arlington
Ms. Skarbek advised she owns a business at 681 Graceland and is negatively impacted
by construction. Mr. Taylor advised the public municipal parking lot would be closed;
project will take 20-23 months; parking on Ellinwood & Lee won’t be affected. He has
agreed to redo the streetscape. Coordinator Ainsworth stated there would be a
temporary access throughout the entire construction process for all businesses that are
remaining open. Ms. Skarbek asked if there are other options. Mr. Taylor advised there
are municipal spaces on Lee Street. Coordinator Ainsworth stated there are 400+
spaces. Mr. Taylor advised there are 45+ spaces on Ellinwood, etc. Ms. Skarbek advised
that the library garage is full. Coordinator Ainsworth advised the spaces are free after 5
p.m. and on weekends. There are 79 spaces in the municipal lot. She asked, with retail,
where the extra parking is going to be. Coordinator Ainsworth reiterated some retail
would be relocated, and there are 1,700 parking spaces in the downtown area open to
the public.
Board Member Fowler asked audience member how many people they host at
nighttime. Ms. Skarbek advised – 25-45 on a weeknight.
Ms. Skarbek asked if the owner at 701 Lee would offer spaces. Mr. Taylor stated the City
of Des Plaines could reach out to the owner.
Board Member Saletnik stated the lot south of Prairie is usually empty. He asked if the
City of Des Plaines could have an agreement with the owners. Coordinator Ainsworth
advised he would reach out and inquire.
Board Member Fowler asked how many patrons are there during the day. Ms. Skarbek
advised – 10-25 patrons. Not towing patrons was discussed.
Chairman Szabo asked if Petitioner is aware of the eight conditions in the staff report. Mr. Taylor
advised they are, and all are covered under community development agreements, easement agreement,
etc.
Chairman Szabo asked if the Board has further questions.
A motion was made by Board Member Catalano, seconded by Board Member Bader, to recommend
approval to City Council for the Final Plat of Subdivision as presented with 8 Conditions.
AYES: Bader, Catalano, Fowler, Saletnik, Szabo
NAYES: Schell
***MOTION CARRIED 5-1***
Case #19-002-SUB 1425 Ellinwood – Final Plat of Subdivision
January 22, 2019
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Chairman Szabo advised a recommendation for approval would be submitted to City Council.
CITY UPDATES
Coordinator Ainsworth advised there is a feasibility study regarding an Oakton Street Metra Station. A
meeting is being held on February 6, 2019 from 5-7 p.m.
ADJOURNMENT
Next PZB meeting is scheduled for February 12, 2019.
A motion was made by Board Member Catalano, seconded by Board Member Fowler, to adjourn the
meeting at 7:41 p.m.
AYES: Catalano, Fowler, Bader, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners