2/12/19Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
Case #19-005-MAP-CU-V 1308 Rand Road – MAP Amendment,
Conditional Use Permit, & Major Variations
February 12, 2019
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
FEBRUARY 12, 2019
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
February 12, 2019, at 7 p.m. in Room 101 of the Des Plaines Civic Center.
ZONING BOARD
Chairman Szabo called the meeting to order at 7:04 p.m. and read this evening’s cases. Roll call was
established.
PRESENT: Bader, Catalano, Fowler, Hofherr, Saletnik, Schell, Szabo
ALSO PRESENT: Patrick Ainsworth, Coord., Devel. Mgr./Community & Economic Development
Gale Cerabona/Recording Secretary
APPROVAL OF MINUTES
A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to approve the
minutes of December 11, 2018, as presented.
AYES: Hofherr, Catalano, Bader, Fowler, Saletnik
ABSTAIN: Schell, Szabo
***MOTION CARRIED 5-0***
A motion was made by Board Member Fowler, seconded by Board Member Saletnik, to approve the
minutes of January 22, 2019, as presented.
AYES: Fowler, Saletnik, Catalano, Bader, Schell, Szabo
ABSTAIN: Hofherr
***MOTION CARRIED 6-0***
PUBLIC COMMENT
There was no Public Comment.
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
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Conditional Use Permit, & Major Variations
February 12, 2019
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Coordinator Ainsworth started the meeting by stating that the legal notices including parking variances,
but staff worked with the applicants to remove any parking variance request.
PUBLIC HEARING NEW BUSINESS
1. Address: 1300 Rand Road Case 19-004-MAP-CU-V
The petitioner is requesting the following items: i) a Map Amendment under Section 12-3-7 of
the 1998 Des Plaines Zoning Code, as amended, to rezone the property from C-3 General
Commercial to M-2 General Manufacturing; ii) a Conditional Use Permit under Section 12-7-4(G)
of the 1998 Des Plaines Zoning Code, as amended, to allow for a Livery Services business in the
M-2 district; and iii) Major Variations under Section 12-7-4(H) of the 1998 Des Plaines Zoning
Code, as amended, for the existing structure(s).
PIN : 09-17-200-069-0000
Petitioner: Jason Doland, Doland Engineering, 334 E. Colfax Street, Unit C, Palatine, IL 60067
Owner: Adela Lampignano, Michael Land & Development LLC, 1900 Wright Blvd.,
Schaumburg, IL 60193
Chairman Szabo swore in Jason Doland, Doland Engineering, 334 E. Colfax Street, Unit C, Palatine,
IL & Joseph Lampignano, Michael Land & Development LLC, 1900 Wright Blvd., Schaumburg, IL.
Mr. Doland stated they are seeking:
• Rezoning from C-3 to M-2
• Conditional Use for a Livery Service
• Variations for setback conditions for existing buildings
He offered a presentation:
• Zoning Map was illustrated
• An aerial view was shown
• Plat of Survey was highlighted
• Front & back building photos were identified
• Parking was displayed (maximum of 30 spaces)
Chairman Szabo asked if the Board has any questions.
Board Member Hofherr asked/referred/suggested:
• if the Quonset hut will be removed and not the building next to it? Mr. Doland advised –
yes
• to Page 9 under Zoning #5 and asked, if this is being used for livery vehicles, why are we
allowing construction vehicles? Coordinator Ainsworth advised – Staff added the
Condition #2 – there can be no other vehicles parked on this lot other than the M & M
livery service vehicles
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
Case #19-005-MAP-CU-V 1308 Rand Road – MAP Amendment,
Conditional Use Permit, & Major Variations
February 12, 2019
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• adding a Condition #8 – that no damaged or inoperable vehicles should be parked on the
property for more than a 3-day period. He cited a past example. Mr. Doland concurred.
Board Member Saletnik stated this should be carefully worded in case the vehicle would
have a future life. Mr. Doland referenced an example. Discussion took place and
consensus is that Condition #8 would state – that no damaged and inoperable vehicles
should be parked on the property for more than a 3-day period.
• if all of the vehicles have a City of Des Plaines’ vehicle sticker. Mr. Doland will review. He
noted, should this be approved, a business license would be sought.
• if there are any flooding problems. Mr. Lampignano stated – no.
Chairman Szabo asked if there are further questions. There was none. He asked Staff to provide
the Staff Report which Coordinator Ainsworth did:
Issue: The petitioner is requesting the following items: i) a Map Amendment under Section 12-3-
7 of the 1998 Des Plaines Zoning Code, as amended, to rezone the property from C-3 General
Commercial to M-2 General Manufacturing; ii) a Conditional Use Permit under Section 12-7-4(G)
of the 1998 Des Plaines Zoning Code, as amended, to allow for a Livery Service in the M-2 district;
and iii) Major Variations under Section 12-7-4(H) of the 1998 Des Plaines Zoning Code, as
amended, for the existing structure.
Analysis:
Address: 1300 Rand Road
Owners: Adele Lampignano, Michael Land & Development LLC, 1900
Wright Blvd. Schaumburg, IL 60193
Petitioner: Jason Doland, Doland Engineering, 334 E. Colfax Street, Unit C,
Palatine, IL 60067
Case Number: 19-004-CU-V-MAP
Real Estate Index Number: 09-17-200-069-0000
Ward: #1, Alderman Mark A. Lysakowski
Existing Zoning: C-3 General Commercial District
Existing Land Use: Livery Service and Office
Surrounding Zoning: North: C-3 General Commercial District
South: C-3 General Commercial District & M-2 General
Manufacturing District
East: C-3 General Commercial District (requesting rezoning)
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
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Conditional Use Permit, & Major Variations
February 12, 2019
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West: C-3 General Commercial District
Surrounding Land Use: North: ComEd Utilities
South: Manufacturing
East: Contractor Business/Landscaping Company/Commercial
Truck Park Lot/ (requesting a conditional use in another
case)
West: Outdoor Recycling
Street Classification: Rand Road is an arterial street
Comprehensive Plan: The 2018 Comprehensive Plan designates the site as
Commercial/Industrial Urban Mix.
Project Description: The applicant, Jason Doland, on behalf of Adele and Joseph
Lampignano, has requested a Conditional Use Permit, Map
Amendment and Variations in order to bring a livery service
business into conformity with the Zoning Ordinance. The
occupant M & M Limousine Service, obtained a business license
in 2013 as a permitted use under “Office” as the business
description was filed under “Limousine Service Management”. It
was found that the limousines and other livery vehicles have
been parked on the subject property for a few years. Hence, this
application has been submitted to bring this property into
compliance with the Zoning Ordinance.
Currently, the property is zoned C-3, General Commercial
District, but the City of Des Plaines rezoned the property to the
current district in late 1990s. The former zoning district was a
residential zoning district as the property was annexed into the
City in the 1970s. However, the warehouse/office building was
originally constructed in approximately 1965 under Cook County
jurisdiction.
The subject property is 1.21 acres in size which is improved with
a two-story office and warehouse building approximately 11,000
square feet in size and a surface parking lot. If approved for all
requests, the business owner plans to continue the same
operations/business. Please see the Application Narrative
(Attachment 1) for more specific details on the activities and
operations.
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
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Conditional Use Permit, & Major Variations
February 12, 2019
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The proposed business use, Livery Service, was a recently added
land use as part of text amendment application #18-038-TA. The
proposed text was added to the Des Plaines Zoning Ordinance
and the text is provided below:
12-7-4.G: MANUFACTURING DISTRICTS USE MATRIX
Uses M-1 M-2 M-3
Livery Service C
12-13-1: DEFINITIONS
Livery Service: A central facility where any privately-owned transportation vehicle is
intended to be used for the transportation of persons. This use includes the activities
of distribution, dispatch, storage, loading of fleet vehicles and ancillary commercial
offices. This definition includes uses such as private ambulance services; private bus
services; limousine services; and taxi services. This definition does not include the uses
of commercial truck parking lot; contractor’s storage yard and salvage yards. An
inherent characteristic of this use is the parking of operable vehicles, which are owned
and advertised under the same business entity, which is considered a primary facet of
the use; as a primary use, this area is not to be construed as outside storage. This use
shall follow the off-street parking regulation for Offices to accommodate employee,
guest and livery service related vehicle parking.
The petitioner does not propose to modify the existing principal building. The Quonset hut located
along the eastern property line will be removed as part of the applicant’s improvements.
However, with the proposed rezoning to the M-2 zoning district, the bulk regulations for the M-2
district will apply. Please see Attachment #2 for the Plat of Survey showing the principal building
location. The setbacks of the building compared to the M-2 and C-3 district can be found in the
table below:
Bulk Matrix for 1300 Rand Road
Bulk Regulation Proposed/Current C-3 zoning M-2 zoning (proposed)
Front Yard 50.07 feet Five feet 50 feet
Side Yard (north) *27.92 feet Five feet 50 feet
Side Yard (south) *1.9 feet Five feet 50 feet
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
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February 12, 2019
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Rear Yard Approx. 190 feet Five feet 50 feet
Bldg. Height Approx. 25 feet 45 feet 60 feet
* Indicates a requested variation from the proposed M-2 zoning district bulk
regulations.
If the petitioner is successful in obtaining all requests, then 14 off-street parking spaces are
required (3,500 square feet of office space with a parking requirement of 4 spaces/1,000 sf equals
14 required spaces). The proposed Site Plan (Attachment #3) shows the location of the 10 existing
parking spaces. As such, there are conditions for the applicant to add four more off-street parking
spaces for employees, guests and for drop offs to meet the parking requirement.
Zoning Map Amendment Findings
As required, the proposed amendment is reviewed below in terms of the standards contained in
Section 12-3-7(E) of the Zoning Ordinance:
A. Whether the proposed amendment is consistent with the goals, objectives, and policies of
the Comprehensive Plan.
Comment: Please see the applicant’s response to the Standards for Map Amendment approval.
B. Whether the proposed amendment is compatible with the current conditions and the overall
character of existing developments in the immediate vicinity of the subject property.
Comment: Please see the applicant’s response to the Standards for Map Amendment approval.
C. Whether the proposed amendment is appropriate considering the adequacy of public
facilities and services available to the subject property.
Comment: Please see the applicant’s response to the Standards for Map Amendment approval.
D. Whether the proposed amendment will have an adverse effect on the value of properties
throughout the jurisdiction.
Comment: Please see the applicant’s response to the Standards for Map Amendment approval.
E. Whether the proposed amendment reflects responsible standards for development and
growth.
Comment: Please see the applicant’s response to the Standards for Map Amendment approval.
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
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Conditional Use Permit, & Major Variations
February 12, 2019
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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:
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
B. The proposed Conditional Use is in accordance with the objectives of the City’s
Comprehensive Plan:
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
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: Please see the applicant’s response to the Standards for Conditional Use approval.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
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 buildings, refuse
disposal, water and sewer, and schools; or, agencies responsible for establishing the Conditional
Use shall provide adequately any such services:
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
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: Please see the applicant’s response to the Standards for Conditional Use approval.
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: Please see the applicant’s response to the Standards for Conditional Use approval.
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
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February 12, 2019
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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: Please see the applicant’s response to the Standards for Conditional Use approval.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural,
scenic, or historic features of major importance:
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
J. The proposed Conditional Use complies with all additional regulations in the Zoning
Ordinance specific to the Conditional Use requested:
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
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: Please see the applicant’s response to the Standards for Variation approval.
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, building, 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: Please see the applicant’s response to the Standards for Variation approval.
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: Please see the applicant’s response to the Standards for Variation approval.
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
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February 12, 2019
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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: Please see the applicant’s response to the Standards for Variation approval.
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: Please see the applicant’s response to the Standards for Variation approval.
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: Please see the applicant’s response to the Standards for Variation approval.
Recommendation: I recommend approval of the Conditional Use Permits for Livery Service, a Map
Amendment from C-3 to M-2 and Major Variations for the existing principal building at 1300 Rand
Road based on a review of the information presented by the applicant and the findings found in
the applicant’s submittal, as specified in Section 12-3-4(D) (Procedure for Review and Decision for
Conditional Uses), Sections 12-3-6(G)2 (Procedure for Review and Decision for Variations), and
12-3-7(D)3 (Procedure for Review and Decision for Amendments) of the Zoning Ordinance.
Approvals are subject to the following conditions:
Conditions of Approval:
1) A turning radius diagram, as specified by Public Words, shall be submitted from the
applicant prior to being placed on a City Council Agenda.
2) No more than thirty (30) livery service vehicles associated with M & M Limousine shall
be parked on the subject lot at any given time.
3) The Quonset hut structure shall be removed within 180 days of receiving approvals from
City Council.
4) Once the Quonset hut structure is removed, improve this area with at least four (4)
more off-street parking spaces to meet the required off-street parking requirement.
These spaces shall not be used for parking livery service vehicles.
5) All new off-street parking spaces shall be improved with a dust-free hard surface and
comply with all other regulations.
6) An access/easement agreement shall be recorded between 1300 Rand and 1308 Rand
Road within 180 days of receiving approval from City Council. A Plat of Easement shall
be submitted to the City for review and approval prior to potential recording.
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
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Conditional Use Permit, & Major Variations
February 12, 2019
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7) All conditions required by Public Works and Engineering being satisfied during design
and permitting.
Planning and Zoning Board Procedure: Under Section 12-3-4(D) (Procedure for Review and
Decision for Conditional Uses), Section 12-3-6(G)2 (Procedure for Review and Decision for
Variations), and 12-3-7(D)3 (Procedure for Review and Decision for Amendments) 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 petition. The City Council
has final authority over the proposal.
Chairman Szabo asked if anyone in the audience is in favor or opposed to this petition. One
person raised her hand in favor.
Board Member Catalano asked if Petitioner is aware of the 8 Conditions. Mr. Doland reviewed
each one and discussed same.
Chairman Szabo stated his family owned this building for about 30 years. He noted it changed
hands many times.
A motion was made by Board Member Saletnik, seconded by Board Member Hofherr, to recommend
approval to City Council along with the 8 Conditions.
AYES: Saletnik, Hofherr, Bader, Catalano, Fowler, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be submitted to City Council.
Coordinator Ainsworth noted this would be an agenda item at the March 4th City Council meeting.
2. Address: 1308 Rand Road Case 19-005-MAP-CU-V
The petitioner is requesting the following items: i) a Map Amendment under Section 12-3-7 of
the 1998 Des Plaines Zoning Code, as amended, to rezone the property from C-3 General
Commercial to M-2 General Manufacturing; ii) a Conditional Use Permit under Section 12-7-4(G)
of the 1998 Des Plaines Zoning Code, as amended, to allow for a Commercial Truck Parking Lot
in the M-2 district; and iii) Major Variations under Section 12-7-4(H) of the 1998 Des Plaines
Zoning Code, as amended, for the existing structure(s).
PIN: 09-17-200-070-0000
Petitioner: Jason Doland, Doland Engineering, 334 E. Colfax Street, Unit C, Palatine, IL 60067
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
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Conditional Use Permit, & Major Variations
February 12, 2019
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Owner: Joseph Lampignano, Michael Land & Development LLC, 1900 Wright Blvd.,
Schaumburg, IL 60193
Mr. Doland advised they are seeking:
• Rezoning from C-3 to M-2
• Conditional Use Permit
• Variation for existing building setbacks
He offered a presentation:
• Zoning Map was illustrated
• An aerial view was shown
• Plat of Survey was highlighted
• Parking spaces (maximum of 20) were identified
• Front & back building photos were displayed
Board Member Fowler asked:
• if Petitioner is improving the property. Mr. Doland advised – we are providing striping and
hardscape.
• if Petitioner is serving as a landlord. Mr. Lampignano stated – yes.
Board Member Hofherr asked, under Condition #4, if Petitioner considered putting a permeable
surface for the water. Mr. Doland advised – they will work with City Engineer.
Board Member Schell stated:
• the gravel would become permeable. Mr. Doland stated – from broken asphalt to full
asphalt, storm water runoff would be assessed (permeable pavers, restrictors,
underground pipes, etc.).
• the release rate would be in someone else’s basement. Mr. Doland expounded that all
engineers are working on this.
Chairman Szabo asked:
• if the Quonset huts would be removed. Coordinator Ainsworth offered rationale.
• if Petitioner is selling the Quonset hut. Mr. Lampignano stated – it will be moved
elsewhere.
Chairman Szabo asked Staff to provide the Staff Report which Coordinator Ainsworth did:
Issue: The petitioner is requesting the following items: i) a Map Amendment under Section 12-3-
7 of the 1998 Des Plaines Zoning Code, as amended, to rezone the property from C-3 General
Commercial to M-2 General Manufacturing; ii) a Conditional Use Permit under Section 12-7-4(G)
of the 1998 Des Plaines Zoning Code, as amended, to allow for Commercial Truck Parking in the
M-2 district; and iii) Major Variations under Section 12-7 of the 1998 Des Plaines Zoning Code, as
amended, for the existing structures.
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
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February 12, 2019
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Analysis:
Address: 1308 Rand Road
Owners: Adele Lampignano, Michael Land & Development LLC, 1900
Wright Blvd. Schaumburg, IL 60193
Petitioner: Jason Doland, Doland Engineering, 334 E. Colfax Street, Unit C,
Palatine, IL 60067
Case Number: 19-005-CU-V-MAP
Real Estate Index Number: 09-17-200-070-0000
Ward: #1, Alderman Mark A. Lysakowski
Existing Zoning: C-3 General Commercial District
Existing Land Use: Commercial Truck Parking, Landscaping Business Office, Dog
Grooming Service, and Residential
Surrounding Zoning: North: C-3 General Commercial District
South: C-3 General Commercial District and
M-2 General Manufacturing District
East: C-3 General Commercial District
West: C-3 General Commercial District (requesting rezoning)
Surrounding Land Use: North: ComEd Utilities
South: Manufacturing
East: Motel and Mobile Homes
West: Livery Service (requesting a conditional use in another
case)
Street Classification: Rand Road is an arterial street
Comprehensive Plan: The 2018 Comprehensive Plan designates the site as
Commercial/Industrial Urban Mix.
Project Description: The applicant, Jason Doland on behalf of Joseph Lampigano, has
requested a Conditional Use Permit, Map Amendment and
Variations in order to bring the property into compliance with the
Zoning Ordinance. Currently, the property is zoned C-3, General
Commercial District. The subject property is 1.38 acres in size,
which is currently improved with a one and one-half story single
family home, a detached garage, two accessory sheds, a one
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story office and storage building that comprises the business of
ALamp Concrete Contractors. Note, the house is considered a
legal non-conforming use.
The dog grooming business and landscaping business share space
in the rear of the subject property. The dog grooming business
has been operating on the site since 2014. The business to the
north and west, M & M Limousine, has been parking livery service
vehicles on the rear portion of the property. Part of the
applicant’s request is to bring this portion of the property into
compliance with the Zoning Ordinance by allowing for a
Conditional Use of a Commercial Truck Parking Lot. If approved
for all requests, the business owner plans to continue existing
business operations on the subject property. Please see the
Application Narrative (Attachment 1) for more specific details on
the uses associated with the requests.
The petitioner proposes no new additions to the existing
buildings on the property. Currently, all existing buildings do not
meet the setback requirements of the proposed M-2 zoning
district. The setbacks of the building compared to the M-2 and C-
3 district can be found in the table below:
Bulk Matrix for 1308 Rand Road, Building 1 (Residential)
Bulk Regulation Proposed/Current C-3 zoning M-2 zoning (proposed)
Front Yard *19.68 feet Five feet 50 feet
Side Yard (south) *12.13 feet Five feet 50 feet
Side Yard (north) 73.18 feet Five feet 50 feet
Rear Yard Approx. 495 feet 25 feet 50 feet
Bldg. Height Approx. 20 feet 45 feet 60 feet
* Indicates a requested variation from Code Section 12-7-4.H. M-2 zoning
district bulk regulations.
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
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February 12, 2019
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Bulk Matrix for 1308 Rand Road, Building 2 (Landscape Office)
Bulk Regulation Proposed/Current C-3 zoning M-2 zoning (proposed)
Front Yard 128.22 feet Five feet 50 feet
Side Yard (south) *44.99 feet Five feet 50 feet
Side Yard (north) *38.31 feet Five feet 50 feet
Rear Yard Approx. 380 feet 25 feet 50 feet
Bldg. Height Approx. 20 feet 45 feet 60 feet
* Indicates a requested variation from Code Section 12-7-4.H. M-2 zoning
district bulk regulations.
Bulk Matrix for 1308 Rand Road, Building 3 (Garage)
Bulk Regulation Proposed/Current C-3 zoning M-2 zoning (proposed)
Front Yard 133.1 feet Five feet 50 feet
Side Yard (south) *2.82 feet Five feet 50 feet
Side Yard (north) 74.2 feet Five feet 50 feet
Rear Yard Approx. 400 feet 25 feet 50 feet
Bldg. Height Approx. 20 feet 45 feet 60 feet
* Indicates a requested variation from Code Section 12-7-4.H. M-2 zoning
district bulk regulations.
Bulk Matrix for 1308 Rand Road, Building 4 (Dog Grooming/Storage)
Bulk Regulation Proposed/Current C-3 zoning M-2 zoning (proposed)
Front Yard 138.35 feet Five feet 50 feet
Side Yard (south) 89.74 feet Five feet 50 feet
Side Yard (north) *5.33 feet Five feet 50 feet
Rear Yard Approx. 250 feet 25 feet 50 feet
Bldg. Height Approx. 20 feet 45 feet 60 feet
* Indicates a requested variation from Code Section 12-7-4.H. M-2 zoning
district bulk regulations.
Additionally, the applicant is requesting a variance from Code Section 12-7-1-A to exceed the
maximum amount of existing principal buildings/structures from one to four as there is one
house, two office buildings and a former motel, turned storage building on the subject property.
All of these structures have existed prior to the City annexing the land. Note, any potential
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Conditional Use Permit, & Major Variations
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February 12, 2019
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expansion of any of the four buildings/structures may result in Planning and Zoning Board review
and City Council approval.
Zoning Map Amendment Findings
As required, the proposed amendment is reviewed below in terms of the standards contained in
Section 12-3-7(E) of the Zoning Ordinance:
B. Whether the proposed amendment is consistent with the goals, objectives, and policies of
the Comprehensive Plan.
Comment: Please see the applicant’s response to the Standards for Map Amendment approval.
B. Whether the proposed amendment is compatible with the current conditions and the overall
character of existing developments in the immediate vicinity of the subject property.
Comment: Please see the applicant’s response to the Standards for Map Amendment approval.
C. Whether the proposed amendment is appropriate considering the adequacy of public
facilities and services available to the subject property.
Comment: Please see the applicant’s response to the Standards for Map Amendment approval.
D. Whether the proposed amendment will have an adverse effect on the value of properties
throughout the jurisdiction.
Comment: Please see the applicant’s response to the Standards for Map Amendment approval.
E. Whether the proposed amendment reflects responsible standards for development and
growth.
Comment: Please see the applicant’s response to the Standards for Map Amendment approval.
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:
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
B. The proposed Conditional Use is in accordance with the objectives of the City’s
Comprehensive Plan:
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
Case #19-005-MAP-CU-V 1308 Rand Road – MAP Amendment,
Conditional Use Permit, & Major Variations
February 12, 2019
Page 16
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
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: Please see the applicant’s response to the Standards for Conditional Use approval.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
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 buildings, refuse
disposal, water and sewer, and schools; or, agencies responsible for establishing the Conditional
Use shall provide adequately any such services:
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
H. 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: Please see the applicant’s response to the Standards for Conditional Use approval.
I. 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: Please see the applicant’s response to the Standards for Conditional Use approval.
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: Please see the applicant’s response to the Standards for Conditional Use approval.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural,
scenic, or historic features of major importance:
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
Case #19-005-MAP-CU-V 1308 Rand Road – MAP Amendment,
Conditional Use Permit, & Major Variations
February 12, 2019
Page 17
J. The proposed Conditional Use complies with all additional regulations in the Zoning
Ordinance specific to the Conditional Use requested:
Comment: Please see the applicant’s response to the Standards for Conditional Use approval.
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:
7. 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: Please see the applicant’s response to the Standards for Variation approval.
8. 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, building, 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: Please see the applicant’s response to the Standards for Variation approval.
9. 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: Please see the applicant’s response to the Standards for Variation approval.
10. 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: Please see the applicant’s response to the Standards for Variation approval.
11. 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:
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
Case #19-005-MAP-CU-V 1308 Rand Road – MAP Amendment,
Conditional Use Permit, & Major Variations
February 12, 2019
Page 18
Comment: Please see the applicant’s response to the Standards for Variation approval.
12. 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: Please see the applicant’s response to the Standards for Variation approval.
Planning and Zoning Board Procedure: Under Section 12-3-4(D) (Procedure for Review and
Decision for Conditional Uses), Sections 12-3-6(G)2 (Procedure for Review and Decision for
Variations), and 12-3-7(D)3 (Procedure for Review and Decision for Amendments) 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 petition. The City Council
has final authority over the proposal. Should the Planning and Zoning Board recommend approval,
then the following conditions should be added to the petition:
Recommendation: I recommend approval of the Conditional Use Permit for Commercial Truck
Parking, a Map Amendment from C-3 to M-2 and Major Variations for the existing buildings at
1308 Rand Road based on a review of the information presented by the applicant and the findings
found in the applicant’s submittals, as specified in Section 12-3-4(D) (Procedure for Review and
Decision for Conditional Uses), Sections 12-3-6(G)2 (Procedure for Review and Decision for
Variations), and 12-3-7(D)3 (Procedure for Review and Decision for Amendments) of the Zoning
Ordinance. Approvals are subject to the following conditions:
Conditions of Approval:
1) The Quonset hut structure shall be removed within 180 days of hypothetically receiving
approvals from City Council.
2) A turning radius diagram, as specified by Public Works, shall be submitted from the
applicant prior to being placed on a City Council Agenda.
3) No more than twenty (20) livery vehicles associated with M & M Limousine shall be
parked on the subject lot at any given time.
4) All new off-street parking spaces shall be improved with a dust-free hard surface and
comply with all
other regulations.
5) An access/easement agreement shall be recorded between 1300 Rand and 1308 Rand
Road within 180 days of hypothetically receiving approval from City Council. A Plat of
Easement shall be submitted to the City for review and approval prior to potential
recording.
Case #19-004-MAP-CU-V 1300 Rand Rood – MAP Amendment,
Conditional Use Permit, & Major Variations
Case #19-005-MAP-CU-V 1308 Rand Road – MAP Amendment,
Conditional Use Permit, & Major Variations
February 12, 2019
Page 19
Chairman Szabo asked:
• if Petitioner has any complaints with the people who live in the trailer park next door.
Mr. Lampignano stated there is some water run-off.
• if there are any noise complaints. Mr. Lampignano advised – no.
A motion was made by Board Member Hofherr, seconded by Board Member Bader, to recommend
approval to City Council along with the 5 Conditions.
AYES: Hofherr, Bader, Catalano, Fowler, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Chairman Szabo advised a recommendation for approval would be submitted to City Council.
CITY UPDATES
Coordinator Ainsworth updated the PZB on future petitions.
He also advised a new Planner should be present at the March PZB meeting.
Board Member Hofherr asked how the train station meeting went. Coordinator Ainsworth stated
patrons are happy with additional parking; received great feedback. He noted approximately 50 people
attended, and 30 surveys were completed. Board Member Saletnik asked what the funding sources are.
Coordinator Ainsworth advised there would be multiple sources. Staff will look at grants such as CMAQ
(Congestion Mitigation Air Quality) to help build the station.
Slyce Pizza will be open by spring or summer.
Coordinator Ainsworth advised he will be off on medical leave after the next meeting for about 1 week.
ADJOURNMENT
Next PZB meeting is scheduled for February 26, 2019.
A motion was made by Board Member Catalano, seconded by Board Member Hofherr, to adjourn the
meeting at 7:46 p.m.
AYES: Catalano, Hofherr, Bader, Fowler, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners