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3/26/19Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 1 DES PLAINES PLANNING AND ZONING BOARD MEETING MARCH 26, 2019 MINUTES The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday, March 26, 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 case. Roll call was established. PRESENT: Bader, Fowler, Hofherr, Saletnik, Schell, Szabo ABSENT: Catalano ALSO PRESENT: Jonathan Stytz, Planner/Community & Economic Development 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 Saletnik, to approve the minutes of March 12, 2019, as presented. AYES: Hofherr, Saletnik, Schell, Szabo NAYES: None ABSTAIN: Bader, Fowler ***MOTION CARRIED 4-0*** PUBLIC COMMENT There was no Public Comment. Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 2 PUBLIC HEARING NEW BUSINESS Chairman Szabo asked if a representative from Case #4, Little Bulgarian School, is present. Coordinator Ainsworth advised Staff is working on this and suggested it be continued until April 23, 2019. 4. Address: 820-848 Lee Street Case 19-015-CU The petitioner is requesting two Conditional Uses: i) a Commercially Zone Assembly Use to operate a meeting house and ii) a Private School, Elementary and High School under Section 12-7-3.K. of the 1998 Des Plaines Zoning Code, as amended. PINs: 09-17-425-029, -033. Petitioner: George Petrov, Little Bulgarian School, 410 Charing Cross Rd., Elk Grove Village, IL 60007 Owner: Emmanuel Lutheran Church, 855 Lee St, Des Plaines, IL 60016 A motion was made by Board Member Saletnik, seconded by Board Member Fowler, to continue the Little Bulgarian School petition to the April 23, 2019 PZB meeting. AYES: Bader, Fowler Hofherr, Saletnik, Schell, Szabo NAYES: None ***MOTION CARRIED UNANIMOUSLY*** Back to….. 1. Address: 2064 S. River Road Case 19-007-CU The petitioner is requesting a Conditional Use for a Commercially Zoned Assembly Use under Section 12-7-3.K. of the 1998 Des Plaines Zoning Code, as amended, to operate a meeting house/social club out of the subject property. PINs: 09-28-302-024 and -025 Petitioner: Peter Mathew Kulangara, Chicago Social Club, 9660 W. Golf Road, Des Plaines, IL 60016 Owner: Anthony Raimondo, Jet Properties Inc., 2700 S. River Road, Des Plaines, IL 60018 Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 3 Chairman Szabo swore in Peter Mathew Kulangara, Chicago Social Club, 9660 W. Golf Road, Des Plaines, IL, who stated they started a Social Club; a building has been located to host meetings for seniors after 5 p.m. There are 200 members; however, 5-6 patrons would be present daily. Chairman Szabo asked if the Board has any questions. Board Member Fowler stated then asked: • the web site indicates a Tug of War. Do you do fundraising? Mr. Kulangara stated – yes, this is paid membership organization • there are no Board members listed on the web site. Mr. Kulangara stated – he just began leading the Club one month ago; the web site has not been updated Chairman Szabo asked: • what the meetings entail. Are there meals? Mr. Kulangara stated – yes, when there are meetings. He noted they play cards and wish to add a pool table; they socialize. • how many people would attend? Mr. Kulangara advised – 25 people at the most, but there are 40 members Coordinator Ainsworth asked: • about the hours. Mr. Kulangara stated – 4-9 p.m. • if hours would be during the day. Mr. Kulangara stated – rarely. Coordinator Ainsworth stated a Condition change would then occur. He referenced Condition #3 which states: 3. That the property shall only be used for the aforesaid activities during the following times: a. 4 pm to 9 pm daily; b. 8 am to 5 pm for office hours; and c. Any other hours of operation that are approved by the Director of Community and Economic Development. Coordinator Ainsworth stated the hours should be 4-9 p.m. daily. He noted if the times change, this could be managed administratively. Board Member Hofherr asked/stated: • what area will accommodate parking? Mr. Kulangara replied – on the south side • if Petitioner will go further back on the property. Mr. Kulangara replied – we really don’t need that much parking • your memberships may increase and more parking may be needed. Mr. Kulangara stated – we do not wish to increase membership. Coordinator Ainsworth referenced a Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 4 condition in the staff report to add more parking on-site due to their parking study findings. Board Member Fowler asked if Petitioner is thinking of using the 1st and 2d floors. Coordinator Ainsworth stated – the Applicant is planning to purchase the building. If tenants leave and the first floor opens up, Applicant will return to the PZB. Chairman Szabo asked Staff to provide the Staff Report which Coordinator Ainsworth did: Issue: The petitioner is requesting a Conditional Use under Section 12-7-3(F)3 of the 1998 Des Plaines Zoning Ordinance, as amended, to operate a Commercially Zoned Assembly Use in the C- 3 zoning district. Analysis: Address: 2064 River Road Owners: Anthony Raimondo, Jet Properties Inc., 2700 S. River Road, Des Plaines, IL 60018 Petitioner: Peter Mathew Kulangara, Chicago Social Club, 9660 Golf Road, Chicago, IL 60016 Case Number: 19-007-CU Real Estate Index Numbers: 09-28-302-024; -025 Ward: #6, Alderman Malcolm Chester Existing Zoning: C-3 General Commercial Existing Land Use: Commercial (office building) Surrounding Zoning: North: R-1 Single Family South: R-1 Single Family East: R-1 Single Family West: R-1 Single Family Surrounding Land Use: North: Open Space (detention basin) South: Single Family Residential East: Forest Preserve West: Single Family Residential Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 5 Street Classification: River Road is an arterial street. Comprehensive Plan: The Comprehensive Plan designates the site as Commercial. Project Description: The petitioner, Mr. Peter Mathew Kulangara, is representing the Chicago Social Club. The petitioner is requesting a Conditional Use Permit to operate a Commercially Zoned Assembly Use at 2064 River Road. This property contains a two-story, 2,355 square foot building and a surface parking lot with 15 off-street parking spaces. The building contains an office used by the property owner, Anthony Raimondo, and an office devoted to a tenant, International Leak Detection. The petitioner wishes to obtain a Conditional Use Permit that would allow for the use of the second floor of the building as a social club that would house social and community activities. Commercially Zoned Assembly Use is a new land use that was added to the Des Plaines Zoning Ordinance in 2018. The definition of Commercially Zoned Assembly Use is provided below for reference: COMMERCIALLY ZONED ASSEMBLY USES: A use that is primarily for the purpose of the assembly of people, which can contain a combination of uses that take place in both principal and accessory structures. Such uses include: commercial theater, banquet halls, nightclubs, church, synagogue, temple, meeting house, mosque, or other place of worship. For allowable accessory uses, refer to the specific land uses defined in this Chapter. Such uses shall adhere to the off street parking requirements under “Assembly Use”. All the activities that the petitioner wishes to conduct out of this facility would fall under the place of meeting house portions of Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 6 the Commercially Zoning Assembly Use. Staff is recommending use conditions below to ensure that the activities identified in this application remain consistent unless the Conditional Use Permit is amended in the future. The applicants are not proposing any exterior modifications to the building. Additionally, the parking provided on-site exceeds the amount of parking required by the Zoning Ordinance. Under Section 12-9-7 of the Zoning Ordinance, the existing office uses requires five (5) parking spaces, at one space per 250 square feet of gross floor area. Using the Assembly Use provision of one space per 200 square feet of gross floor area, the site would require six (6) spaces. The current number of spaces (15) exceeds the parking requirement. However, a traffic analysis conducted by K.L.O.A. suggests that parking demand at the Chicago Social Club’s existing location at 9660 Golf Road in Des Plaines currently generates greater demand for parking than currently exists at the subject property. The analysis suggests that additional parking will be required to meet peak parking demand. A condition of approval is being added to the petition to provide more parking within two years. 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: Commercially Zoned Assembly Use is a Conditional Use, as specified in Section 12-7- 3(K) of the 1998 City of Des Plaines Zoning Ordinance, as amended, for properties in the C-3 General Commercial District. B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan: Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 7 Comment: The proposed use of the site is office and assembly use. The Future Land Use Map found in the Comprehensive Plan designates this site as Commercial. This second story of this building will be reactivated with a variety of uses including offices for the Chicago Social Club, recreational activities such as board games, and other non-secular aspects. The types of activities and hours are identified in the application and staff is recommending conditions be placed on the Conditional Use Permit to ensure that this property is maintained for its intended purpose. 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 maintain the exterior of the building as-is. Additionally, no expansion of the building is being proposed at this time. As such, the proposed Conditional Use will be harmonious and appropriate in appearance as no changes are being proposed. D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: The petitioner proposes to reactivate the building for a variety of uses including offices, recreational activities and other related aspects as identified in the application. These activities are spread throughout the week which will not be hazardous or disturb the existing neighbors. Additionally, staff is recommending hours of operation restrictions be placed on the Conditional Use Permit to ensure that the surrounding properties are not negatively impacted. 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 existing office building has been adequately served by essential public facilities and services. The proposed use will also be adequately served by essential public facilities and services. 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 Commercially Zoned Assembly Use will not create excessive additional requirements at the public expense as the petitioner plans to use the existing building and property. The proposed Conditional Use will not be detrimental to the economic well-being of the Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 8 community. A condition is being added to the application to ensure adequacy of parking for their proposed use. 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 Commercially Zoned Assembly Use will have activities dispersed throughout the entire week with most activities occurring during non-peak rush hours. Additionally, the applicants have identified their hours of operation to show that their various activities will occur throughout the week. As such, it is determined that there will not be any detriment to the public or to adjoining properties. Moreover, a condition is being added to the application to provide more parking based on the Parking Demand Study. 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: The proposed Commercially Zoned Assembly Use will not create an interference with traffic on surrounding public thoroughfares. According to the attached Traffic Study conducted by K.L.O.A, the traffic will be dispersed throughout the week and most of the traffic generated will occur during non-rush hours. Therefore, the proposed use will not interfere with traffic and the surrounding road network. 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 proposed Commercially Zoned Assembly Use will not cause the destruction, loss, or damage of any natural, scenic or historic features of major importance. The building and site were already developed and the petitioner is not proposing any exterior changes or expansions. Any building expansion will result in a new Conditional Use Application and require another public hearing. J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: The proposed Commercially Zoned Assembly Use meets all other requirements of the Zoning Ordinance for the C-3 General Commercial District. No variations or additional actions are requested beyond the Conditional Use Permit. Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 9 Recommendation: I recommend approval of the Conditional Use Permit for the operation of a Commercially Zoned Assembly Use at 2064 River Road 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, as amended, subject to the following conditions: 1. That the property shall only be used as a Commercially Zoned Assembly Use for the following activities: a. Community services; b. Recreational activities and social activities that complies with all applicable codes; c. Charitable events; and d. Office uses directly related to Chicago Social Club. 2. Any expansion for any other proposed use shall require the property owner/applicant to obtain an amendment to the Conditional Use Permit. 3. That the property shall only be used for the aforesaid activities during the following times: a. 4 pm to 9 pm daily; b. 8 am to 5 pm for office hours; and c. Any other hours of operation that are approved by the Director of Community and Economic Development. 4. That the petitioner add a minimum of fifteen (15) parking spaces to accommodate peak parking demand periods within two (2) years of obtaining City Council approval. 5. That any non-accessory uses (trailers or other stored items) be removed within 90 days of obtaining City Council approval. 6. That the maximum number of people gathering on the second floor does not exceed the maximum occupancy load prescribed by the Fire Protection Department. 7. Any food service preparation for any member shall come from a commercial grade kitchen. 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 amendment to an existing Conditional Use Permit for a Commercially Zoned Assembly Use for the property at 2064 River Road. The City Council has final authority on the proposal. Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 10 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. The following came forward and were sworn in: • Raymond Doerr 2030 Birchwood Mr. Doerr stated he tried to obtain the web site. Board Member Fowler advised the web site is chicagosocialclub.org. He asked if this would be the only meeting space. Will more parking spaces be used (which would be against my fence)? If these meetings go to 9 p.m. or 11 p.m., we wish to know. Initially we were opposed to this. Chairman Szabo concurred about the concern of a social club. Coordinator Ainsworth expounded on Assembly Use. He asked if most members are seniors. Mr. Kulangara advised they are. Mr. Doerr provided a document of neighbor signatures (who were originally opposed to this); 6 signatures were noted and the document was retained as an Exhibit. Storm water detention was briefly discussed. A motion was made by Board Member Hofherr, seconded by Board Member Saletnik, to recommend approval to City Council with Conditions as stated. AYES: Bader, Fowler Hofherr, Saletnik, Szabo NAYES: Schell ***MOTION CARRIED 5-1*** Chairman Szabo stated a favorable recommendation would be submitted to City Council. Coordinator Ainsworth stated this item would be on the April 15, 2019 City Council agenda. He suggests Petitioner meet with neighbors and advise Staff of the result. 2. Address: 100 N. River Road Case 19-012-LSA The petitioner is requesting an amendment to an approved Localized Alternative Sign Regulation Plan/Conditional Use Permit (Case #13-058-LSA) under Sections 12-3-4 and 12- 11-8 of the 1998 Des Plaines Zoning Ordinance, as amended; to increase certain signage and amend all existing signage to reflect a facility name change. Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 11 PINs: 09-07-400-017, -023, -024, -025, and -027 Petitioner: David Self, Presence Holy Family Medical Center, 100 N. Des Plaines River Road, Des Plaines, IL 60016 Owner: Holy Family Medical Center, 100 N. Des Plaines River Road, Des Plaines, IL 60016 Chairman Szabo swore in David Self, Presence Holy Family Medical Center, 100 N. Des Plaines River Road, Des Plaines, IL who stated they wish to rebrand from Presence Health to Amita Health; there are 18 signs with the same footprint. Chairman Szabo asked if the Board has questions. There was none. He asked Staff to provide the Staff Report which Coordinator Ainsworth did: Issue: The petitioner is requesting an amendment to an approved Localized Alternative Sign Regulation Plan/Conditional Use (Case #13-058-LSA) under Sections 12-3-4 and 12-11-8 of the 1998 Des Plaines Zoning Ordinance, as amended, to increase certain signage and amend all existing signage to reflect a facility name change. Analysis: Address: 100 N. River Road Owners: Amita Holy Family Medical Center, 100 N. River Road, Des Plaines, IL 60016 Petitioner: David Self, Amita Family Medical Center (owner’s agent) Case Number: ` 19-012-LSA CU Real Estate Index Numbers: 09-08-400-017, -023, -024, -025, -027 Ward: #1, Alderman Mark A. Lysakowski Existing Zoning: I-1 Institutional Existing Land Use: Medical/Institutional Surrounding Zoning: North: I-1 Institutional South: C-2 Limited Office Commercial; C-3 General Commercial; M-2 General Manufacturing East: I-1 Institutional Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 12 West: M-2 General Manufacturing; R-1 Residential Surrounding Land Use: North: Residential (convent, nursing home) South: Office; Commercial; Manufacturing East: Recreation West: Manufacturing; Recreation Street Classification: The subject property is located at the northwest corner of River Road and Golf Road. River Road and Golf Road are both Arterial Roads. Comprehensive Plan: The Comprehensive Plan designates the site as Institutional Project Description: The applicant, David Self on behalf of Amita Holy Family Medical Center, has requested an Amendment to a Conditional Use Permit for a Localized Alternative Sign Regulation in order to allow for a change in signage resulting from a change in ownership as well as adding more signage as compared to the initial Conditional Use Permit. The number of total signs, eighteen (18), will remain the same as currently exists. In all, four (4) new wall signs would be installed replacing existing wall signs; one (1) damaged directional sign would be restored, and thirteen (13) monument, directional and identification signs would have replaced faces indicating the logo and design of the new property owner. The Holy Family Medical Center is a long-term acute care facility that serves medically complex patients needing extended periods of in-patient care. It is the only such facility in Chicago’s northwest suburbs. The Medical Center is comprised of three (3) structures, connected by enclosed walkways. All are located northwest of the intersection of River Road and Golf Road. Two buildings comprise the principal medical center use, including medical care as well as medical offices, and the third is a garage and facility management structure. The entire site was formerly owned by Presence Health Care and is now owned by Amita Health. Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 13 The first sign change proposed is a 2’ x 13’ 7” wall sign on the West elevation of the primary building, visible from River Road. It will replace the existing Presence name and logo with the new Amita Health name and logo. Similarly, the second sign change proposed is a 2’ x 13’ 7” wall sign with the Amita Health name and logo, located on the North elevation of the primary building. The third sign change proposed would remove an existing Presence logo and replace it with another 2’ x 13’ 7” wall sign on the North end of the property. The fourth sign change proposed would remove another Presence logo and replace it with a 5.5’ x 16’ stacked Amita Health wall sign. The following are a series of horizontal and vertical monument signs throughout the property that will be refaced with the new Amita Health logo. All are located at driveway entrances or at significant points that provide interior direction information: Sign 5: horizontal monument sign, at River Road and Golf Road; Sign 6: vertical monument sign, on Golf Road just west of River Road; Sign 7: vertical monument sign, also on Golf Road just west of River Road; Sign 8: vertical monument sign, on the east of the property facing River Road; Sign 9: vertical monument sign, along Golf Road; Sign 10: vertical monument sign, on Golf Road on the west property edge. The eleventh proposed sign would replace a “Staff Parking” monument sign that was damaged by a snowplow, just north of Golf Road at the southwest edge of the property. It is currently not showing any message, but its replacement will be similar to Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 14 all other replaced and re-faced horizontal and vertical monument signs. The remaining signs continue the series of refaced horizontal and vertical monument signs that will be refaced with the Amita Health logo. As before, all are located at driveway entrances or at significant points that provide interior direction information: Sign 12: vertical monument sign, at the far northwest edge of the property; Sign 13: vertical monument sign, along River Road; Sign 14: vertical monument sign, along River Road; Sign 15: vertical monument sign, at the far northeast edge of the property; Sign 16: vertical monument sign, on the north property edge at Nazareth Way; Sign 17: vertical monument sign, on the north property edge; Sign 18: vertical monument sign, at the north central portion of the property. Note that per the Zoning Ordinance, landscaping is required for the base of all freestanding signs. Staff is requesting, as a condition, that all freestanding signs be landscaped at the base with low-lying evergreen shrubs, perennials, and annuals, where possible. 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: Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 15 Comment: A Localized Alternative Sign Regulation is a Conditional Use, as specified in Section 12- 11-8 of the 1998 City of Des Plaines Zoning Ordinance, as amended, in the I-1 Institutional District. B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan: Comment: The use of the site is Institutional. These are areas containing churches, private schools, cemeteries, non-profit organizations, and the Des Plaines Historical Society. Holy Family has had a presence at this location since its opening in Des Plaines in 1961. The proposed new signage for the site is in keeping with earlier efforts to provide information to visitors to this facility, and will continue to help visitors identify the medical center and safely and easily access its multiple buildings. 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 existing Conditional Use for a Localized Alternative Sign Regulation allows for eighteen (18) signs throughout the subject property. The proposed replacement and refacing of signs represent no change from the original intent of the Conditional Use. D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: The proposed signs are not hazardous or disturbing to the existing neighboring uses. All signs will meet all required performance standards as outlined in Section 12-11-6(B) of the Zoning Ordinance. 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 signs have no effect on essential public facilities and services. 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: Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 16 Comment: The proposed signs would not create a burden on public facilities nor would they be a detriment to the economic well-being of the community. The signs are intended to share information and help customers safely and easily access the site. 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: The proposed signs will not create additional traffic or noise that could be detrimental to surrounding land uses. 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: The proposed signs will not create an interference with traffic on surrounding public thoroughfares. 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 proposed new signs would not cause the destruction, loss, or damage of any natural, scenic or historic features of major importance. The signs will be used to enhance a site that has already been developed. J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: All signs do comply with setback requirements as stated in the Zoning Ordinance. Recommendation: I recommend approval of an amendment to the Conditional Use Permit for a Localized Alternative Sign Regulation at 100 N. River Road, based on a review of the information presented by the applicant and the findings made above, as specified in Section 12-3-4(E) Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 17 (Standards for Conditional Uses) of the City of Des Plaines Zoning Ordinance, subject to the following conditions: Condition of Approval: 1. Three feet of landscaping in all directions be provided at the base of the all freestanding signs, per the standards set forth in Section 12-11-4(G). This landscaping shall be comprised of low-lying evergreen shrubs, perennials, and annuals. 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 a Localized Alternative Sign Regulation at 100 N. River Road. The City Council has final authority on the proposal. Mr. Self stated he concurs with the Conditions. Chairman Szabo asked if anyone in the audience is in favor or opposed to this petition. No one responded. A motion was made by Board Member Saletnik, seconded by Board Member Bader, to recommend approval to City Council with Condition for landscaping. AYES: Saletnik, Bader, Fowler Hofherr, Schell, Szabo NAYES: None ***MOTION CARRIED UNANIMOUSLY*** Chairman Szabo stated a favorable recommendation would be submitted to City Council. Coordinator Ainsworth advised this item would be on the April 15, 2019 City Council agenda. 3. Address: 1700 W. Higgins Road Case 19-013-PUD-CU-SUB-MAP The petitioner is requesting preliminary approval of a Planned Unit Development (PUD) with exceptions under Section 12-3-5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, a Tentative Plat of Subdivision, under Section 13-2-2 of Subdivision Regulations of the City of Des Plaines Municipal Code, a Map Amendment to rezone the properties from C-2 Limited Office to C-3 General Commercial under Section 12-3-7 of the 1998 Zoning Ordinance, as amended, and a Conditional Use for a Localized Alternative Sign Regulation under Code Sections 12-3-4 and 12- 11-8 of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for the construction of a Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 18 new restaurant outlot building, the construction of a new parking lot, incorporating various wall and ground signs and other various property improvements on the subject property. PIN : 09-33-309-007, -009 and 09-33-310-004 Petitioner: Brian Liston, Liston & Tsantilis, P.C. 33 N. LaSalle St. 28th Floor Chicago, IL 60602 Owner: Andrew Saunders, Marine Higgins Center, LLC 117 Macquarie St. Sydney, SSW 2000 Australia & Village of Rosemont, 9501 W. Devon Avenue Rosemont, IL 60018 Chairman Szabo swore in Peter Tsantilis & Maxwell Kling, Attorneys, Liston & Tsantilis, 33 N. LaSalle, Chicago, IL; Robert H. Anderson & Ryan Magnoni, Engineers, 9575 W. Higgins, Suite 700, Rosemont, IL. Mr. Tsantilis introduced Mr. Kling who explained a PowerPoint presentation: • Summary of Request • Preliminary PUD ($10 million renovation) • Preliminary PUD Plan (with 3 exceptions) • MAP Amendment (rezone from C-2 to C-3) for a sit-down restaurant • Appropriateness & Impact of MAP Amendment • Tentative Plat of Subdivision (including restaurant and parking) • Conditional Use – Localized Alternative Sign Regulation • Office Building – Proposed Signage • Compliance with City’s 2019 Comprehensive Plan Board Member Bader noted an area that Rosemont maintains. Mr. Kling stated there is an option to buy this vacant side (west of the existing office building). Board Member Schell asked what the water management plan is. Mr. Magnoni, the developer’s civil engineer, stated there would be an underground detention pond, etc. Board Member Fowler asked if there is a particular restaurant slated. Mr. Tsantilis advised many are being considered. Coordinator Ainsworth stated Staff has been working (since January 2018) with the building owner; the restaurant site is being marketed on the City’s web site. Chairman Szabo asked the engineer to explain the flood control. Mr. Magnoni advised they are staying outside the flood plain. There will be restrictive release and an infiltration component for service run-off. Coordinator Ainsworth referenced the restaurant will have an underground detention vault which will hold more stormwater than the current parking lot. He discussed an Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 19 underground vault that is on the City’s right-of-way (former Webster Road right-of-way) that also holds stormwater. Chairman Szabo asked Staff to provide the Staff Report which Coordinator Ainsworth did: Issue: The petitioner is requesting a Preliminary Planned Unit Development (PUD) with exceptions under Section 12-3-5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, a Tentative Plat of Subdivision, under Section 13-2-2 of Subdivision Regulations of the City of Des Plaines Municipal Code, a Map Amendment to rezone the properties from C-2 Limited Office to C-3 General Commercial under Section 12-3-7 of the 1998 Zoning Ordinance, as amended, and a Conditional Use for a Localized Alternative Sign Regulation under Code Sections 12-3-4 and 12- 11-8 of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for the construction of a new freestanding restaurant building, the construction of a new parking lot, incorporating various wall and ground signs and other various property improvements on the subject property. Analysis: Owner: Andrew Saunders, Marine Higgins Center, LLC, 117 Macquarie St. Sydney, SSW 2000 Australia & Village of Rosemont, 9501 W. Devon Avenue Rosemont, IL 60018 Petitioner: Brian Liston from Liston & Tsantilis, P.C. 33 N. LaSalle St. 28th Floor Chicago, IL 60602 Case Number: 19-013-PUD-CU-SUB-MAP Real Estate Index #s 09-33-309-007-0000, -009-0000, & 09-33-310-004-0000 Existing Zoning C-2, Limited Office Commercial District Existing Land Use Office Building and Vacant Land Surrounding Zoning North: I-90 Tollway, R-1 Single-Family Residential District and MH-1 Mobile Home Park District South: Government and Institutional (Rosemont) East: C-2, Limited Office Commercial West: C-3 General Commercial District PUD Surrounding Land Use North: I-90 Tollway then Single Family and Mobile Home Park South: Fitness Center, Multi-Family Building and Fire Department Facility Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 20 East: Open Space Park West: Commercial-Retail-Hotel Mixed Use District Street Classification West Higgins Road – Arterial Street Comprehensive Plan Commercial Designation Preliminary Planned Unit Development Project Description The current property owner is proposing a multi-million dollar renovation and partial redevelopment of the existing office building property at 1700 Higgins Road as well as vacant land that is currently owned by the Village of Rosemont. With all lots combined, the property encompasses 7.276 acres in land area. At the moment, the westernmost lot is unimproved and owned by the Village of Rosemont. However, the current property owner of 1700 Higgins Road contains an active purchase agreement for this lot which gives the property owner unified control over this lot and the 1700 Higgins Road property. The office building property is currently improved with a six-story office building, constructed in 1986, with approximately 135,000 square feet of leasable office space and 392 off-street parking spaces. There is a breakdown of 358 surface parking spaces and 28 parking spaces located within the building for the total of 392 spaces. The property owner proposes to conduct the following enhancements to the existing property and the vacant property to the west that is owned by the Village of Rosemont: - Construction of an approximately 6,000 square foot Class A sit-down restaurant; - Construction of a brand-new business incubator space within the existing office building to assist emerging Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 21 businesses find office space within the O’Hare office sub- market; - Construction of a new 88 space off-street parking lot on the vacant parcel; - Significant infrastructure upgrades to all properties including the addition of stormwater detention facilities to accommodate run-off; and - Construction of a new bridge over Willow Creek to connect the office building property to the new off-street parking lot. The proposed enhancements qualify for a Planned Unit Development given the multiple uses, the unique lot configurations, the notion of existing and proposed buildings within the same development, the concept of the proposed parking lot to serve the existing office building and the proposed restaurant and the proposed level of open space with the new parking lot to accommodate stormwater run-off. Additionally, the building was constructed in 1986. At that time, the C-2 Limited Office Commercial District did not exist. Once this zoning district was introduced, it made some components of the existing property non-conforming. As such, the identified exceptions to the current Zoning Ordinance are as follows: - A building height exception of 72 feet where the maximum allowed is 45 feet for the existing office building o Both the C-2 and C-3 districts have a maximum height of 45 feet. The property owner is not proposing to increase the office building height, but rather protect this building with the proposed PUD exception. - An exception to the back of curb setback from the northern edge of the existing off-street parking lot to the north Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 22 property line (Code Section 12-9-6-C) – the required setback is 3.5 feet and the closest back of curb setback is 0.8 feet. o The property owner is proposing to maintain the existing back of curb setback. - An exception to the seven-foot perimeter parking lot landscaping area requirement for the existing parking lot (Code Section 12-10-8-C) o This landscaping requirement appears to be introduced in the Zoning Ordinance after the office building was developed. - An exception to the seven-foot perimeter parking lot landscaping area requirement for the proposed parking lot (Code Section 12-10-8-C) o Given the narrow width of the vacant lot, a steep topographical change in elevation, the installation of required on-site detention, and a retaining wall that needs to be constructed along the west property, the proposed parking lot can only accommodate a five-foot landscape area width along between the edge of the parking lot and the west property line. Note, as of the date of this staff report the end user of the new restaurant space has not been officially announced. Moreover, there is a deficit of parking for the existing office building, but the final PUD and final plat of subdivision application will come paired with a variation for the off-street parking total. However, with the addition of the new parking lot to the west, the entire development will have a positive gain on the parking count. Additionally, it is general knowledge that the restaurant and the office building parking requirements will be complementary to each other as when the office building parking demand goes down in the late afternoon, the restaurant parking demand will increase after 5 pm. Map Amendment from C-2 to C-3 Project Description: The petitioner is proposing to rezone the subject properties from C-2 Limited Office Commercial District to C-3 General Commercial District to accommodate a free-standing sit-down Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 23 restaurant as the City of Des Plaines does not grant use variations. As such, rezoning the property from C-2 to C-3 is appropriate to accommodate the proposed sit-down restaurant. Additionally, all existing uses within the 1700 Higgins office building are permitted in the C-3 General Commercial District. The current office building will comply with the bulk regulations in the C-3 district except for the existing building height (see the PUD exception section above). The proposed restaurant building will also meet all C-3 bulk regulations as conceptually shown in the table below: Bulk Regulations for Proposed Restaurant Building Yard Required Proposed Front Yard (South) 5 Feet 15 Feet Rear Yard (North) 5 Feet 11.2 Feet Side Yard (East) 5 Feet 5 Feet Side Yard (West) 5 Feet 126 Feet Building Height 45 Feet > 45 Feet (one-story) Tentative Plat of Subdivision Project Description: The petitioner has submitted a tentative plat of subdivision in order to re-subdivide the existing lots into five new lots to reflect the redevelopment of this property. The proposed new lot configuration is found below: Tentative Plat of Subdivision Lot Matrix Proposed Lot Number Proposed/Existing Use Proposed Land Area Lot 1 New Parking Lot 84,947 SF Lot 2 Existing Office Building 201,423 SF Lot 3 Proposed Restaurant 30,505 SF Lot 4 Western Billboard 36 SF Lot 5 Eastern Billboard 36 SF Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 24 A description of each proposed lot is as follows: - Lot 1 – The lot configuration from the vacant land to the proposed parking lot does not change as it is bound by the Willow Creek and it is own lot of record. - Lot 2 – The lot for the existing office building will be reduced to accommodate the new proposed restaurant and to create two separate lots for the existing billboards. Conditions are placed in the recommendation section below to include cross access and parking easements for pedestrians and motorists to cross the subject lot in order to gain access to the other four lots and to grant air rights/billboard overhang easements to the two lots containing the billboards in order to allow the billboard faces to cross over their respective lot and project onto the proposed Lot 2. Note, the two billboards are remaining in place. - Lot 3 – This lot is for the proposed 6,000 square foot building and for the parking spaces to the immediate west. - Lot 4 – This lot encompasses the base of the westernmost billboard sign. - Lot 5 – This lot encompasses the base of the easternmost billboard sign. Conditional Use – Localized Alternative Sign Regulation (LASR) Project Description: The last component of this application is to create a unified sign plan for the seven-acre+ development. There are existing signs located on the property and new proposed signs to accommodate the office building address, tenants and the new Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 25 free-standing restaurant. A sign matrix is provided below to summarize the LASR request: Localized Alternative Sign Regulation – Sign Matrix Sign Type Existing/Proposed Sign Area Exception to Code Internally Illuminated Wall Sign “Riddell” sign on office building) – existing sign 81 SF No exception needed Internally Illuminated Wall Sign Proposed office building wall sign on north elevation 186 SF 12-11-6-B (max area of total wall signage is 125 SF) Internally Illuminated Wall Sign Proposed office building wall sign on east elevation 186 SF 2-11-6-B (max area of total wall signage is 125 SF) Internally Illuminated Address Sign Proposed office bldg. address sign on west elevation 42.46 SF 12-11-3-G.2 (max area allowed is 2 SF) Internally Illuminated Address Sign Proposed office bldg. address sign on west elevation 42.46 SF 12-11-3-G.2 (max area allowed is 2 SF) Internally Illuminated Monument sign Existing sign at main entrance of office building – (10 ft. tall) 100 SF *Section 12-11-6-B. (setback reduced to 10 feet from 20 feet) Monument sign Proposed sign for future restaurant bldg. 48 SF Section 12-11-6.B (setback to be reduced to four feet from eight feet) Internally Illuminated Wall Sign Proposed restaurant building wall sign on south elevation 30.3 SF No Exception Needed Internally Illuminated Wall Sign Proposed restaurant building wall sign on west elevation 30.3 SF No Exception Needed *This monument sign received a standard variation for the setback in 2018; however, the applicant is taking this opportunity to include that setback variation into the LASR request. Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 26 Given the size of the development, the unique position of the property, setback of the office building from the road, the lay out of the office building and the proposed restaurant in relationship to I-90 and Higgins Road, staff finds the necessity for all requests in order to identify several businesses/users coming from multiple directions. Additionally, this property contains over 1,500 feet of frontage off of I-90 and Higgins Road which results in a sensible amount of signage being proposed. LASRs are necessary when there are multiple buildings within a large development and when a development contains multiple directions of circulation such as the subject property. Compliance with the Comprehensive Plan The City of Des Plaines’ 2019 Comprehensive Plan. 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 commercial land use. The proposed restaurant will take advantage of a well-located site with abutting population generators including O’Hare International Airport, Allstate Arena, several hundred thousand square feet of abutting office space, arterial roads and general proximity to established residential neighborhoods. • Under Economic Development: o The Comprehensive Plan recognizes the economic vitality of the surrounding area and its importance to the broader region. The proposed development of this site would be in keeping with prior development efforts. Additionally, the new restaurant component dovetails the on-going success of the Orchards at O’Hare development to the immediate west. Compliance with the City’s Strategic Plan, Focus 2022 The City’s current strategic plan lays out a clear vision for future economic development projects. Specifically, under Re-imagined Growth, the Plan states the following: “Facilitate creation of a built environment that reflects our character, and attracts the marketplace that will capitalize on our City’s assets and opportunities”. While there are more specific strategies identified in the Plan, the subject project helps to harness the vision of the City’s Strategic Plan by offering a variety Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 27 of commercial uses that will enhance our tax base and add much needed restaurant and retail options to the Mannheim and Higgins corridor. Map Amendment Findings As required, the proposed development is reviewed below in terms of the findings 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: The proposed amendment is consistent with the 2019 Comprehensive Plan as the Future Land Use Map identified all parcels as “Commercial”. Additionally, the Comprehensive Plan encourages development that expand the vibrancy of the commercial corridors. This development accomplishes such a recommendation by adding a new free-standing restaurant building, significantly improving the existing office building and constructing a new parking lot to assist with the entire development. 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: The proposed rezoning is compatible with current conditions and fits in the character of the existing developments as the office building is already in existence and the proposed restaurant continues the commercial retail development to the west and southwest (Rosemont). There will be certain improvements made to assist with buffering the proposed use from the residential units across the street. Please also see the responses from the applicant. C. Whether the proposed amendment is appropriate considering the adequacy of public facilities and services available to the subject property. Comment: The petitioner has worked with the Public Works/Engineer Department, Fire Prevention and Community and Economic Development staff to ensure the adequacy of services and public facilities serving the entire development. City staff will continue working with the property owner during the final PUD and final engineering process to maintain a high level of service to the development. Please also see the responses from the applicant. D. Whether the proposed amendment will have an adverse effect on the value of properties throughout the jurisdiction. Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 28 Comment: The redevelopment and improvement of the site is expected to have a positive impact on property values in the area. Please also see the responses from the applicant. E. Whether the proposed amendment reflects responsible standards for development and growth. Comment: The rezoning reflects responsible standards for development as the property is going from C-2 to C-3 (commercial to commercial) and that the new parking lot will add parking opportunities to both the existing office building and the proposed restaurant. Please also see the responses from the applicant. Conditional Use and PUD Findings As required, the proposed development is reviewed below in terms of the findings contained in Section 3.5-5 of the Zoning Ordinance: A. The extent to which the Proposed Plan is or is not consistent with the stated purpose of the PUD regulations in Section 12-3.5-1 and is a stated Conditional Use in the subject zoning district: Comment: A PUD is a listed conditional use in the C-3 zoning district. The proposed project meets the stated purpose of the PUD. Additionally, the redevelopment of the subject parcels will enhance the neighboring area, but also be cognizant of nearby land uses. Please also see the responses from the applicant. B. The extent to which the proposed plan meets the prerequisites and standards of the planned unit development regulations: Comment: The proposed development will be in keeping with the City’s prerequisites and standards regarding planned unit development regulations. Please also see the responses from the applicant. C. The extent to which the proposed plan departs from the applicable zoning and subdivision regulations otherwise applicable to the subject property, including, but not limited to the density, dimension, area, bulk, and use and the reasons why such departures are or are not deemed to be in the public interest: Comment: The proposed project is in-line with the PUD as there are exceptions being requested to accommodate the existing building and to provide flexibility in the approval process as this development contains several unique attributes. Additionally, some of the proposed exceptions Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 29 are being requested to cover existing improvements such as the building height and the parking lot perimeter landscaping areas. Please also see the responses from the applicant. D. The extent to which the physical design of the proposed development does or does not make adequate provision for public services, provide adequate control of vehicular traffic, provide for, protect open space, and further the amenities of light and air, recreation and visual enjoyment: Comment: The all provisions for public services, adequate traffic control and the protection of open space are being accommodated in the proposed development. Moreover, the existing traffic signal will help guide motorists and pedestrians onto all new lots and the developer will add a significant amount of stormwater facilities to capture any run-off. Please also see the responses from the applicant. E. The extent to which the relationship and compatibility of the proposed development is beneficial or adverse to adjacent properties and neighborhood: Comment: The proposed development complements existing development to the west and southwest. Additionally, measurements will be made to reduce any impact on the nearby residential such as not permitting any electronic message board sign component to the proposed restaurant monument sign and adding landscaping along the perimeter of the restaurant parking lot to reduce potential headlight pollution. Please also see the responses from the applicant. F. The extent to which the proposed plan is not desirable to physical development, tax base and economic well-being of the entire community: Comment: The proposed project will contribute to an improved physical appearance within the City by constructing a new restaurant building as well as an additional parking lot with updated landscaping and open space. This will contribute positively to the tax base and economic well- being of the community. Please also see the responses from the applicant. G. The extent to which the proposed plan is in conformity with the recommendations of the 2019 Comprehensive Plan: Comment: The proposed development meets the goals, objectives and recommendations of the 2019 Comprehensive Plan. Please also see the responses from the applicant. Recommendations: Staff supports the approval of a Preliminary Planned Unit Development, a Tentative Plat of Subdivision, a rezoning from C-2 to C-3 and a Conditional Use Amendment for a Localized Alternative Sign Regulation to construct a commercial restaurant building and to construct a new off-street parking lot subject to the following conditions: Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 30 1) A Landscape Plan shall be submitted with the Final PUD and Final Plat of Subdivision Application. 2) That the exterior color and building materials for the future restaurant building complement the existing office building and comply with the Building Design Standards in the Zoning Ordinance. 3) Floor plans, colored elevations and a rendering of the proposed restaurant building shall be submitted with the Final PUD and Final Plat of Subdivision Application. 4) Cross access easements shall be placed throughout all parcels for pedestrians and motors to access all new lots. 5) A parking access easement shall be placed onto all lots to allow all uses to be able to park on any of the lots within the development. 6) Air right/billboard overhang easements shall be provided for the two existing billboards on the Final Plat of Subdivision. Planning and Zoning Board Procedure: The Planning and Zoning Board may vote to recommend approval, approval with modifications, or disapproval. The City Council has final authority over the Preliminary Planned Unit Development, the Map Amendment and the Conditional Use for a Localized Alternative Sign Regulation. Chairman Szabo asked the design of the restaurant does not follow the design of the building. Coordinator Ainsworth referenced Condition #2: 2) That the exterior color and building materials for the future restaurant building complement the existing office building and comply with the Building Design Standards in the Zoning Ordinance. Board Member Hofherr asked: • who owns the western parking area. Coordinator Ainsworth advised –Village of Rosemont • if Petitioner is buying it. Mr. Tsantilis advised – yes, from Village of Rosemont; it is annexed. Coordinator Ainsworth explained that the property is already within the City of Des Plaines. • who would get the taxes. Coordinator Ainsworth advised – City of Des Plaines, Maine Township High School, Des Plaines Park District Chairman Szabo asked if the Board has further questions. He asked if Petitioner is familiar with the Conditions or has any issues. Mr. Tsantilis stated they are aware and have no issues. There was no one in the audience. Case #19-007-CU 2064 S. River Road – Conditional Use Permit Case #19-012-LSA 100 N. River Road – Localized Alternative Sign/ Conditional Use Permit Case 19-013-PUD-CU-SUB-MAP 1700 W. Higgins Road – Preliminary Approval of a Planned Unit Development, Tentative Plat of Subdivision, MAP Amendment, & Conditional Use for Localized Alternative Sign Case #19-015-CU 820-848 Lee Street – Two Conditional Use Permits March 26, 2019 Page 31 A motion was made by Board Member Saletnik, seconded by Board Member Hofherr, to recommend approval to City Council with Conditions. AYES: Bader, Fowler Hofherr, Saletnik, 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 April 15, 2019 City Council meeting. Board Member Saletnik stated this was a great presentation. Coordinator Ainsworth advised of upcoming petitions. ADJOURNMENT The next PZB meeting is scheduled for April 9, 2019. A motion was made by Board Member Saletnik, seconded by Board Member Hofherr, to adjourn the meeting at 8:09 p.m. AYES: Bader, Fowler Hofherr, Saletnik, Schell, Szabo NAYES: None ***MOTION CARRIED UNANIMOUSLY*** Sincerely, Gale Cerabona, Recording Secretary cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners