01/28/2020Case 20-001-CU 1300 Miner Street Conditional Use
Case 20-002-LASR CU 150 N. East River Road Conditional Use
Case 20-003-TA Citywide Text Amendment
January 28, 2020
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
JANUARY 28, 2020
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
January 28, 2020, at 7 p.m. in Room 101 of the Des Plaines Civic Center.
ZONING BOARD
Chairman Szabo called the meeting to order at 7:03 p.m. and read this evening’s cases. Roll call was
established.
PRESENT: Bader, Catalano, Fowler, Hofherr, Saletnik, Szabo, & Veremis
ALSO PRESENT: Patrick Ainsworth, Coord., Devel. Mgr./Community & Economic Development
Jonathan Stytz, Planner/Community & Economic Development
Lily Neppl, Comm. Develop. Specialist/Community & Economic Development
Gale Cerabona/Recording Secretary
APPROVAL OF MINUTES
A motion was made by Board Member Saletnik, seconded by Board Member Fowler, to approve the
minutes of January 14, 2020.
AYES: Saletnik, Fowler, Bader, Catalano, Szabo, & Veremis
NAYES: None
ABSTAIN: Hofherr
***MOTION CARRIED UNANIMOUSLY***
PUBLIC COMMENT
There was no Public Comment.
NEW BUSINESS
1. Address: 1300 Miner Street Case 20-01-CU
The petitioner is requesting a Conditional Use under Section 12-7-3(F)3 of the 1998 Des Plaines
Zoning Ordinance, as amended, to allow for an auto body repair use in the C-3 zoning district.
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PIN: 09-17-408-011-0000
Petitioner: Melvin Ordonez, 8424 Mansfield Avenue, Morton Grove, IL 60053
Owner: GK Properties, LLC, P.O. Box 735, Prospect Heights, IL 60070
Chairman Szabo swore in Sergei Safonov, Architect, Studio SAF, 1018 Busse, Park Ridge, IL &
Melvin Ordonez, 8424 Mansfield Avenue, Morton Grove, IL 60053.
Mr. Safanov offered a PowerPoint presentation:
• New business inside existing multi-tenant building
• Parking lot faces Miner Street; 11 parking spaces for customers inside and outside;
employees will park inside
• 2 surface planters with landscape screening will be added
Coordinator Ainsworth advised this was previously auto repair shop and not auto body repair.
Chairman Szabo asked how long the building has been vacant. Coordinator Ainsworth advised –
this unit was last occupied in 2017.
Chairman Szabo asked if the Board has any questions.
Board Member Catalano asked if the exhaust fans would be going through the roof. Mr. Safonov
stated – yes. Coordinator Ainsworth asked and Mr. Safonov explained the prefab filtration
system.
Board Member Veremis asked:
• if a fence would be added. Mr. Safonov stated – Zoning Department Staff requested this
along Miner Street to help define where cars need to come in and go out; black
wrought iron or aluminum.
• if a hazard would be created when making a right turn off of Laurel. Coordinator
Ainsworth stated this would not, but the open face fence height can be lowered to
three feet compared to the recommended four feet to help further increase visibility.
Chairman Szabo asked how Petitioner would accomplish snow removal. Mr. Safonov advised –
there are no curbs; the landlord may know as that is going to be a landlord responsibility.
Chairman Szabo asked if the Board has further questions. He then asked that the Staff Report be
given which Community and Economic Development Specialist Neppl 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 allow for an auto body repair use in the C-3 zoning
district.
Analysis:
Address: 1300 Miner Street
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Owners: GK Properties, LLC, P.O. Box 735, Prospect Heights, IL 60070
Petitioner: Melvin Ordonez, 8424 Mansfield Avenue, Morton Grove, IL 60053
Case Number: 20-001-CU
Real Estate Index Number: 09-17-408-011-0000
Ward: #1, Alderman Mark A. Lysakowski
Existing Zoning: C-3 General Commercial
Existing Land Use: Commercial
Surrounding Zoning: North: R-4 Central Core Residential District
South: Railroad; R-1 Single-Family Residential District
East: R-4 Central Core Residential District
West: C-3 General Commercial
Surrounding Land Use: North: Multi-Family Residential
South: Railroad; Single-Family Residential
East: Multi-Family Residential (under construction)
West: Commercial
Street Classification: Miner Street is an arterial street and Laurel Avenue is a local road.
Comprehensive Plan: The Comprehensive Plan designates the site as Commercial
Project Description: The petitioner, Melvin Ordonez, has requested a Conditional Use
Permit to operate an auto body repair facility, Blessing
Automotive LLC, at 1300 Miner Street, Suite 1. Auto body repair
requires a Conditional Use Permit in the C-3 General Commercial
District. The existing one-story, 9,139-square foot building is
made up of three tenant spaces, which are currently occupied by
automotive repair uses except for the vacant tenant space on the
west side of the building known as Suite 1. Suites 2 and 3 of the
building have been occupied by C&H Auto Repair, Inc. since 2015
and AP Transmissions, Inc. since 2017, respectively. The subject
space was last occupied by an auto repair use, which left in 2017.
The petitioner proposes to locate the auto body repair business
in Suite 1, which will contain four total service bays and 479-
square feet of retail space after construction.
The existing 3,720-square foot tenant space will be improved
with four service bays, a retail area with an office and
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kitchenette, a spray booth, a mixing room, three separate
storage areas on a mezzanine level, and four off-street parking
spaces as shown on the Floor Plans (Attachment 5). Auto repair
facilities are required to provide two parking spaces per service
bay, plus one space for every 200 square feet of accessory retail,
which requires a total of 11 off-street parking spaces. Given the
unique shape of the property and the small size of the existing
parking lot, four of these spaces will be located inside the
building while seven will be located in the outdoor parking lot
specifically designated for this applicant. The Site Plan
(Attachment 4) proposes 11 total parking spaces on the property,
including one handicap accessible space.
Blessing Automotive will be open from 8:00am to 6:00pm,
Monday through Friday and 9:00am to 2:00pm on Saturday.
Their services will include removal of damaged auto body parts;
realigning car frames and chassis; patching dents and repairing
minor auto body damage; and fitting, attaching and welding
replacement parts in place. Additionally, priming, painting and
applying finish to restored parts will take place inside a
prefabricated fireproofed spray booth with a filtered exhaust
system. Note, due to the small lot and prominent location several
conditions are being recommended by staff to enhance the
property and minimize any visual impacts. Please see the Project
Narrative (Attachment 1) for more information.
Compliance with the Comprehensive Plan
The proposed project, including the proposed the site improvements, address various goals and
objectives of the 2019 Comprehensive Plan including the following aspects:
• Future Land Use Plan:
o This property is designated as Commercial on the Future Land Use Plan. The
Future Land Use Plan strives to create a well-balanced development area with a
healthy mixture of commercial and residential uses. While the current use is
commercial, the petitioner will work to enhance the property, which currently
contains vacant space, with a new commercial business that is comparable to
neighboring commercial properties. All activities and items stored will be
conducted inside to reduce any negative impacts.
o The subject property is located along a defined commercial corridor with single-
family residential across the street and multi-family residential to the north and
east. It serves as prominently positioned development along Miner Street near
Downtown Des Plaines. The request would assist in the retention of new
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commercial business as well as improve the property from a functional and
aesthetic standpoint.
• Landscaping and Screening:
o The Comprehensive Plan seeks to encourage and actively pursue beautification
opportunities and efforts, including the installation of landscaping, street
furniture, lighting, and other amenities, to establish a more attractive shopping
environment and achieve stronger corridor identity in Des Plaines.
o The proposal seeks to add landscaping areas in the parking area and west side of
the building to provide a more pronounced buffer between the street, building,
and parking areas. This property currently does not contain any landscaping so
the proposal will seek to add landscaping where possible on the site.
o The proposal also includes the addition of a 4-foot tall black iron or aluminum
open-face fence to abut the parking spaces along Miner Street to further buffer
the parking area from the street and improve the aesthetics of the property.
While the aforementioned aspects represent a small portion of the goals and strategies of the
Comprehensive Plan, there is a large emphasis on improving existing commercial developments
and enhancing commercial corridors throughout Des Plaines.
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: Auto body repair 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:
Comment: The Comprehensive Plan designates this property as Commercial. The Comprehensive
Plan strives to foster growth and redevelopment of existing commercial corridors to retain
existing businesses and attract new businesses to locate within Des Plaines. This property is
positioned near Downtown Des Plaines along a major commercial corridor. The addition of the
auto body repair use at the subject property falls within the Commercial use category.
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:
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Comment: The property and existing building currently contains automotive repair uses. The
petitioner proposes to revitalize one of the two vacant tenant spaces in the building for an auto
body repair use. The current building blends well with the surrounding commercial uses and
structures. The petitioner does not purpose to alter the footprint of the existing building.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: The existing automotive repair use located within this building is not hazardous or
disturbing to existing neighboring uses. The proposed auto repair facility will not create an
environment that is hazardous or disturbing to the neighboring uses. The footprint, height, and
appearance of the existing building will remain the same. However, the interior of the building
will be renovated to suit the needs of Blessing Automotive. The auto body repair use is consistent
with and complementary to other commercial uses in the area.
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 auto service repair facility is adequately served by essential public facilities
and services. The proposed auto body repair 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 existing auto service repair facility does not create a burden on public facilities or
is not a detriment to the economic well-being of the community. There is no anticipated increase
in demand for public facilities as a result of the Conditional Use Permit for a new auto body repair
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 auto body repair use is not anticipated to create additional traffic
compared to the existing auto service repair facility. Staff has notified the petitioner of the
required mechanical systems that will need to be installed to reduce the production of traffic,
noise, smoke fumes, glare, and odors generating from this use.
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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: The proposed auto service repair use will not create an interference with traffic on
surrounding public thoroughfares. There will be no changes to the existing two access points onto
the property from Miner Street that are currently utilized by the existing auto service repair
business.
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 auto body repair use would not cause the destruction, loss, or damage
of any natural, scenic or historic features of major importance. The building and site were already
developed for the use of a multi-tenant building. The petitioner plans to add landscaping and
screening to improve the aesthetics of the property.
J. The proposed Conditional Use complies with all additional regulations in the Zoning
Ordinance specific to the Conditional Use requested:
Comment: The proposed auto body repair 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. Note that 11 parking spaces are required per code
for the use (two per bay plus three additional spaces for the 479-square feet of retail space) and
11 parking spaces are proposed for the site.
Recommendation: I recommend approval of the Conditional Use Permit for auto body repair use
at 1300 Miner Street, Suite 1, 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, subject to the following conditions:
1. Vehicles related to the business cannot be stored or parked overnight on the surrounding
residential streets.
2. That the sidewalk along Miner Street should not be blocked by vehicles at any time.
3. There shall be no vehicle drop-off on the property between 6 pm and 8 am.
4. No damaged or inoperable vehicles shall be parked or stored outside at any time.
5. A 4-foot black aluminum or wrought iron open-face fence shall be added along the
southwest property line abutting the parking area in compliance with all applicable codes.
6. A dry chemical fire suppression system shall be installed inside the mixing room and paint
booth. Plans and details of this system will be required at time of permit.
7. That a landscape area located north and west of the proposed handicap accessible
parking spot shall be added, which contains at least four shrubs and one tree.
8. That all submitted permit documents shall be sealed and signed by a design professional
licensed in the State of Illinois and must comply with all City of Des Plaines building codes.
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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 for a new auto body repair use at 1300 Miner Street, Suite 1.
The City Council has final authority on the proposal.
Coordinator Ainsworth stated a 3-ft. fence could be a Condition to increase visibility for right
turns. Mr. Safonov stated they would be happy to not install the fence. Coordinator Ainsworth
reiterated that this is to help ensure that vehicles parked on the property do not park on the
abutting sidewalk and it is to help define the entrance and exits for vehicles.
Chairman Szabo read the Conditions then asked if the Board has any questions. There were
none. He asked if anyone in the audience is in favor of this petition or against it. The following
were sworn in and came forward:
• John Pallohusky 1325 Perry Street
Mr. Pallohusky stated he is:
o all for economic development
o concerned about congestion
o obstruction at Laurel and Miner is not safe to turn; driveways have been
blocked
o the building abuts the alley; concerned about traffic; there are 20 cars on the lot
tonight (some are damaged)
o exhaust may come up to balconies
Mr. Ordonez stated they would do their best not to block anyone as it would be
dangerous. He stated they would try their best to follow all rules of the city. The exhaust
would have filters and will only emit air. Filters would be replaced monthly. The goal is
to have steady work and rental cars and fleet vehicles will be their main business.
Coordinator Ainsworth asked how a tow truck would unload on the site. Mr. Ordonez
identified the garage door of the shop detailing that tow trucks would back into the site
from Miner Street. He noted tow trucks might only be there once monthly. There is
enough space to go through the lot.
Chairman Szabo stated the Laurel Avenue side could have a door. Coordinator
Ainsworth explained engineering standards and having a door off Laurel Avenue would
be too close. Mr. Pallohusky stated he does not think an overhead door could be
installed.
Board Member Veremis asked:
• if there would be increased noise. Mr. Ordonez stated the noise is contained indoors.
• if landscaping is within the new guidelines. Coordinator Ainsworth stated this property
is existing and would not meet the current landscape code, but staff works with the
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petitioner to increase landscaping. The proposed landscape code generally governs new
developments and proposed additions to existing buildings.
A motion was made by Board Member Catalano, seconded by Board Member Saletnik, to recommend
approval to City Council with Conditions and make a modification to Condition #5 – indicating
adjacent to spot #3, the fence shall be 3 ft. high.
AYES: Catalano, Hofherr, Bader, Fowler, Saletnik, Szabo, & Veremis
NAYES: None
***MOTION CARRIES UNANIMOUSLY ***
Coordinator Ainsworth advised this case would be presented to City Council at the February 18,
2020 meeting.
2. Address: 150 N. East River Road Case 20-002-LASR CU
The petitioner is requesting a Major Variation under Section 12-11-6(B) of the 1998 Des Plaines
Zoning Ordinance, as amended, to allow the replacement of one pole sign on a property with a
street frontage of 48 feet where a minimum street frontage of 75 feet is required and to reduce
the required setback between the pole sign and the west property line from 5 feet to 1.50 feet.
PIN: 09-09-402-009-0000; -010; -012
Petitioners: Paul Langdon, 8301 Maryland Avenue, Suite 350, Clayton, MO 63105
Owner: Vanguard Des Plaines Apartments, LP and First American Properties, LLC, 8301
Maryland Avenue, Suite 350, Clayton, MO 63105
Coordinator Ainsworth stated the Petitioner wishes to continue this matter to February 25, 2020.
A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to continue
this matter to the February 25, 2020 PZB Meeting.
AYES: Hofherr, Saletnik, Bader, Catalano, Fowler, Szabo, & Veremis
NAYES: None
***MOTION CARRIES UNANIMOUSLY ***
3. Address: Citywide Text Amendment Case 20-003-TA
The petitioner is requesting a Major Variation under Section 12-11-6(B) of the 1998 Des Plaines
Zoning Ordinance, as amended, to allow the replacement of one pole sign on a lot with a frontage
of 48-feet, where the minimum required lot frontage for a pole sign is 75-feet and approval of any
other such variations, waivers, and zoning relief as may be necessary.
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PIN: Citywide
Petitioners: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Owner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Coordinator Ainsworth stated Planner Stytz and Development Specialist Neppl have been
working on this code for several months as they both have landscape expertise.
They offered a PowerPoint presentation and explained same:
• Introduced Planting Guide (can be Administratively Approved)
• Landscape Vision Triangle
• Parkway Landscaping
• Perimeter Parking Lot Landscaping
• Landscape Buffers
• Foundation Landscaping
• Landscape Screening
Discussion took place on Minor Variations and mandating Landscaping on Accessory Structures.
Coordinator Ainsworth shared that Planner Stytz and Development Specialist Neppl did an
outstanding job on making this text more user friendly. Board Member Veremis stated she is
very impressed by all of this work.
Chairman Szabo asked if there is further discussion. Board Member Saletnik stated he would like
to remove landscaping requirements for accessory structures on interior lots only (Page 20).
Chairman Szabo asked if anyone in the audience is in favor or against this. No one responded.
The staff report is as follows:
Issue: The City of Des Plaines is requesting a Text Amendment to comprehensively amend
Chapter 10, “Landscaping and Screening” of the 1998 Des Plaines Zoning Code, as amended.
Analysis:
PIN: Citywide
Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Case Number: #20-003-TA
Project Description: The City of Des Plaines is proposing a text amendment to
comprehensively amend Chapter 10, “Landscaping and
Screening” of the Des Plaines Zoning Ordinance.
Updating Various Sections within Chapter 10 – “Landscaping and Screening” of the Zoning
Ordinance
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City staff is continuing to update, clarify, enhance and modernize the 21-year old Des Plaines
Zoning Ordinance. This text amendment report aims to (1) clarify and enhance the landscape
regulations with current scenarios commonly found within the City of Des Plaines; and (2) ensure
that the Zoning Ordinance regulations are fair so all properties may accommodate landscaping
improvements on their subject lots in a reasonable and fair manner. Additionally, the City of Des
Plaines proposes the creation of the Des Plaines Planting Guide and the following amendments
to achieve these goals.
Des Plaines Planting Guide
City staff recommends creating the Des Plaines Planting Guide separate from the zoning
ordinance to provide guidance, suggestions, and a list of prohibited plants citywide. This guide
will be separate from the Des Plaines Zoning Ordinance in order to allow for administrative
updates and approval from the zoning administrator. Staff recommends adding references to the
Des Plaines Planting Guide for the benefit of individuals looking to add landscape improvements
on their property, which is referenced twice under Section 12-10-4(A), “Selection, Installation,
and Maintenance of Plant Materials”. See Attachment 4 for the Des Plaines Planting Guide.
12-10-2: Enforcement of Landscaping Requirements
City staff recommends reorganizing the three existing statements into a list with three separate
points to improve clarification and understanding.
12-10-3: Landscape Plan
City staff recommends amending Section 12-10-3(B), “Content of Landscape Plan”, to add two
new required details on landscape plans including contractor/landscape architect contact
information, additional property information, and landscape plan size and scale requirements.
12-10-4: Selection, Installation, and Maintenance of Plant Material
City staff recommends (i) reorganizing the existing points into a numbered list; (ii) reference the
Des Plaines Planting Guide regarding recommended and prohibited plants; (iii) added new point
regarding prohibited plants in Des Plaines; (iv) added clarification regarding the granting of a
Certificate of Occupancy after the installation of required landscaping; (v) Added new statement
about a height requirement for landscaping installed in a 10-foot vision triangle area; (vi) Added
statement referencing the permit bond process through the building department; (vii) Added
statement regarding the requirement of a license agreement for irrigation systems in the public
right-of-way to improve clarification and understanding; and (viii) moved planting size
specifications from the Design Standards subsection in Section 12-10-5 to the Installation
subsection in Section 12-10-4.
12-10-5: Design Guidelines
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City staff recommends (i) omitting the first paragraph of the section; (ii) rename category A to
“Landscape Area Design Guidelines”; (iii) reorganize existing points from both categories into
numbered list; (iv) changed the minimum and maximum height limits for all shrubs both inside
and outside of the parkway; (v) relocated specific points from category B to category A; (vi)
rename category B to “Site Design Guidelines”; (vii) omitted “Selection of Plant Material” point;
and (viii) Reorganized “Detention Basins and ponds” into a numbered list and added clarification
of detention/retention basins and landscaping requirements to improve clarification and
understanding.
12-10-6: Minimum Landscaping of Yards
City staff recommends clarifying acceptable and prohibited landscaping materials, specifically
regarding mulch materials, to develop a consist character of the City.
12-10-7: Parkway Landscaping
City staff recommends (i) referencing Code Section 8-6 to create cohesiveness between the
landscape code and public works code sections; (ii) rewording the “applicability” category; (ii)
omitting category B, “General Landscape Requirements; (iii) changed name of the first point under
Parkway Trees to “Location and Spacing” and reworded contents; (iv) reorganized the contents of
“2. Species” into a list and reworded to reference the Des Plaines Planting Guide and to clarify
types of trees that are permitted in the parkway; omitting “alternate location”; (v) change the
title of the “Parkway Ground Surface Treatment” category to “Parkway Ground surface Material
and Plantings”; (vi) omitting “Parkway Standards” sub-point; (vii) added “groundcover”, and
“shrubs” sub-points, (viii) added clarification to “driveways and walkways” sub-point; (ix)
reworded “prohibited materials” sub-point; and (x) added new section titled “Public Right-of-Way
Landscape Planters” to require and regulate landscape planters within the C-5, Central Business
District.
12-10-8: Parking Lot Landscaping
City staff recommends (i) reorganizing points under “Interior Parking Lot Landscaping” and
“Perimeter Parking Lot Landscaping” into two separate tables; (ii) reorganizing existing content of
“Area Required” into a list and adding a second point addressing landscape islands; (iii) add more
detail to “location” sub-point under “Landscaped Areas”; (iv) modifying the first portion of the
“Perimeter Parking Lot Landscaping” section to add “purpose” sub-point; and (v) decreasing the
width of the required perimeter landscaping to promote consistency throughout other sections
of the zoning code.
12-10-9: Landscape Buffers
City staff recommends (i) reorganizing points under “Size and Improvement of Landscape buffers”
into a table; (ii) adding sub-point regulating the installation of accessory buildings and impervious
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surfaces through the Site Plan Review process; and (iii) adding sub-point allowing pedestrian
connections between abutting districts as regulated through the Site Plan Review process.
12-10-10: Foundation Landscaping [New Section]
City staff recommends adding a new chapter section regarding foundation landscaping for all new
developments within the City of Des Plaines after March 20, 2020 to increase aesthetics
throughout the City. Within this section, the following topics are addressed: (i) minimum
foundation landscaping requirements for interior versus corner lots; (ii) relocation of displaced
landscaping; and (iii) the option of the minor variation to provide alternative options if foundation
landscaping requirements cannot be met.
12-10-11: Screening of Refuse Disposal Dumpsters and Loading Berths
City staff recommends (i) renaming the chapter section title to “Screening of Refuse Disposal
Dumpsters, Mechanical Equipment and Loading Berths” and renumbering it as Section 12-10-11;
(ii) adding new category titled “Mechanical Equipment” which specifies the required height and
screening of large mechanical equipment enclosures with an emphasis on the installation of noise
dampening materials; and (iii) reorganizing the existing contents of “Loading Berths” into a
numbered list.
12-10-12: Changes to Approved Landscape Plans
City staff recommends renumbering chapter section “Changes to Landscape Plans” to Section 12-
10-12 and reorganizing the existing contents of the section into a list in order to improve
clarification and understanding.
Standards for Zoning Ordinance Text Amendment:
To analyze this text amendment request, the standards for amendments contained in Section 12-
3-7(E) of the Zoning Ordinance are used. Following is a discussion of those standards.
1. Whether the proposed amendment is consistent with the goals, objectives, and policies of
the comprehensive plan, as adopted and amended from time to time by the city council;
The new 2019 Comprehensive Plan generally discusses the modernization of codes to match
emerging land use trends and enhance the existing character of the community, but still
respect existing land uses. The Comprehensive Plan also specifically discusses updating the
landscape code to build in administrative flexibility so that the intent of the landscape code
and the context of each site are considered. The Comprehensive Plan strives to reduce onerous
landscaping regulations and create more robust screening requirements for different land
uses. The overarching goal of this text amendment application is to comprehensively clarify,
enhance and modernize the landscape code in the Zoning Ordinance. In general, this text
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amendment proposes to increase the compatibility of adjacent uses, minimize the adverse
impact of surrounding developments, and promote environmental sustainability.
2. Whether the proposed amendment is compatible with current conditions and the overall
character of existing development;
The proposed text amendment strives to modernize and tailor the landscape code to the
existing conditions of the community to ensure the proposed amendments are compatible with
the overall character of existing development. The major updates to the landscape code
include the creation of the Des Plaines Planting Guide, the creation of a foundation landscaping
section, and the addition of regulations for planter boxes in the C-5, Central Business district.
3. Whether the proposed amendment is appropriate considering the adequacy of public
facilities and services available to this subject property;
All proposed amendments are not anticipated to impact public facilities and available services.
4. Whether the proposed amendment will have an adverse effect on the value of properties
throughout the jurisdiction; and
All proposed amendments will not have an adverse effect on property values throughout the
City. Generally, the proposed amendments would help improve developed properties which,
in return, can increase property values.
5. Whether the proposed amendment reflects responsible standards for development and
growth.
The proposed text amendment all work towards responsible standards for development and
growth. Specifically, the proposed amendments will require future developments to consider
environmental impacts and implement measures to enhance the character of the community.
Recommendation: The Community and Economic Development Department recommends
approval of the proposed text amendment to Chapter 10, “Landscaping and Screening” of the
1998 Des Plaines Zoning Ordinance, as amended.
Planning & Zoning Board Procedure: Pursuant to Sections 12-3-7.D.3 of the Zoning Ordinance,
the Planning and Zoning Board may vote to recommend approval, approval with modifications,
or disapproval. The City Council has final authority over the Text Amendment.
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to remove
from Page 20:
landscaping requirements for accessory structures on interior lots
AYES: Saletnik, Catalano, Bader, Fowler, Hofherr, Szabo, & Veremis
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NAYES: None
***MOTION CARRIED UNANIMOUSLY***
ADJOURNMENT
The next meeting is scheduled for February 11, 2020.
Chairman Szabo adjourned the meeting by voice vote at 7:58 p.m.
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners