03/10/2020Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
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DES PLAINES PLANNING AND ZONING BOARD MEETING
MARCH 10, 2020
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
March 10, 2020, at 7:00 p.m. in Room 101 of the Des Plaines Civic Center.
ZONING BOARD
Chairman Szabo called the meeting to order at 7:02 p.m. and read this evening’s cases. Roll call was
established.
PRESENT: Bader, Fowler, Saletnik, Szabo & Veremis
ABSENT: Catalano, Hofherr
ALSO PRESENT: Patrick Ainsworth, Coord., Devel. Mgr./Community & Economic Development
Jonathan Stytz, Planner/Community & Economic Development
Wendy Bednarz/Recording Secretary
A quorum was present.
Member Hofherr arrived at 7:19 p.m.
PUBLIC COMMENT
There was no Public Comment.
APPROVAL OF MINUTES
A motion was made by Board Member Saletnik, seconded by Board Member Veremis, to approve the
minutes of February 25, 2020.
AYES: Bader, Fowler, Saletnik, Szabo & Veremis
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
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Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
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NEW BUSINESS
1. Address: 720 Garland Place Case Number: 20-004-V
The petitioner is requesting a Standard Variation under Section 12-3-6(H) of the 1998 Des Plaines Zoning
Code, as amended, to allow for an addition onto an existing detached garage that is located less than five-
feet from the side property line in the R-1 zoning district at 720 Garland Place, and approval of any other
such variations, waivers, and zoning relief as may be necessary.
PIN: 09-16-306-013-0000
Petitioner: Kazimierz Swierczek, 720 Garland Place, Des Plaines, IL 60016
Owner: Kazimierz Swierczek, 720 Garland Place, Des Plaines, IL 60016
Chairman Szabo swore in Kazimierz Swierczek, 720 Garland Place, Des Plaines, IL and his translator. The
Petitioner stated that he planned to build an addition to his detached garage. The Petitioner stated that
the garage would continue down the current site line, but does not meet the current set back requirement
of five feet. The Petitioner is requesting a standard variation to build the garage on the site line,
approximately three feet from the property line.
The Petitioner was previously approved for this variation approximately fifteen years ago when the
property was still in a flood zone.
Chairman Szabo inquired about the sheds in the backyard. The Petitioner stated that the sheds would be
removed since the larger garage would provide additional storage space.
Chairman Szabo asked if the Board has any questions. There were none. He asked that the Staff Report
be given which Planner Stytz did:
Issue: The petitioner is requesting a Standard Variation under Section 12-8-1(C) of the 1998 Des Plaines
Zoning Ordinance, as amended, to allow for a 240-square foot addition to an existing detached garage
that does not meet the minimum five-foot setback requirement for the side property lines in the R-1
zoning district.
Analysis:
Address: 720 Garland Place
Owner: Kazimierz Swierczek, 720 Garland Place, Des Plaines, IL 60016
Petitioner: Kazimierz Swierczek, 720 Garland Place, Des Plaines, IL 60016
Case Number: 20-004-V
PIN: 09-16-306-013
Ward: #1, Alderman Mark Lysakowski
Existing Zoning: R-1, Single Family Residential District
Existing Land Use: Single Family Residence
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Surrounding Zoning: North: R-1, Single Family Residential District
South: R-1, Single Family Residential District
East: R-1, Single-Family Residential District
West: C-2, Limited Office Commercial District / M-2, General
Manufacturing District
Surrounding Land Use: North: Single Family Residence
South: Single Family Residence
East: Single Family Residence
West: Wheels, Inc. (Commercial) / Precision Instruments
(Manufacturing)
Street Classification: Garland Place is classified as a local street.
Comprehensive Plan: The Comprehensive Plan designates the site as Single-Family Residential.
Project Description:
The petitioner, Kazimierz Swierczek, is requesting a Standard Variation to allow for a 240-square foot
addition to an existing 480-square foot detached garage that does not meet the minimum five-foot
setback requirement for the side property lines in the R-1 zoning district at 720 Garland Place. This 0.32-
acre, 70-foot wide property contains a two-story residence with a patio, private walks, 480-square foot
detached garage accessed from the street, asphalt driveway, and three sheds located in a row behind the
detached garage as shown in the Plat of Survey. The shed closest to the detached garage is 64-square feet
in area, the middle shed is 80-square feet in area, and the farthest shed away from the detached garage
is 140-square feet in area. Staff notified the petitioner that two of the three sheds would need to be
removed as part of the variation request to comply with Section 12-8-1(C) of the Des Plaines Zoning
Ordinance. The petitioner has been working with code enforcement since May 22, 2019 to reduce the
number of accessory structures on the property and address existing property violations.
The petitioner is requesting the 240-square foot addition to increase storage space in the garage and
reduce the need for additional accessory structures on the property. The petitioner aspires to construct
the proposed 20-foot wide by 12-foot deep addition on the back of and flush with the existing detached
garage without any changes to access as shown in the Site Plan. The proposal would increase the size of
the existing detached garage to 720-square feet in area and eliminate the 64-square foot and 80-square
foot sheds at the rear of the property. The existing detached garage and the proposed addition will be
positioned 3.45-feet away from the north (side) property line and in excess of 5-feet from the south (side)
and west (rear) property lines. The proposed addition would match the design and height of the existing
detached garage as noted in the Architectural Drawings. The petitioner does not propose to make any
alterations to the property aside from the detached garage addition and removal of two sheds.
The petitioner is proposing to remove two of the three sheds on the property in order to meet the
maximum two accessory structure regulation. However, the petitioner’s request to allow for a detached
garage that is located less than five-feet from the side property lines for accessory structures in Des Plaines
constitutes the need for a standard variation to Section 12-8-1(C) of the 1998 Des Plaines Zoning
Ordinance.
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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 The property is marked for the Single Family Residential land use. The Future Land Use
Plan strives to create a well-balanced development area with a healthy mixture of
commercial and residential uses. The petitioner strives to make functional and aesthetic
improvements to the existing property in an effort to maintain practical storage options
and to reduce uncovered storage on the property.
o The proposal allows the petitioner to reallocate storage area and reduce the number of
accessory structures on the property to address existing property violations and
concerns.
While the aforementioned aspects represent a small portion of the goals and strategies of the
Comprehensive Plan, there is a large emphasis on encouraging reinvestment in residential properties in
order to enhance the residential corridors throughout Des Plaines and to increase the quality of life for
residents.
Variation Findings:
Variation requests are subject to the standards set forth in Section 12-3-6(H) of the 1998 City of Des
Plaines Zoning Ordinance, as amended.
1. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant
shall establish that carrying out the strict letter of the provisions of this title would create a
particular hardship or a practical difficulty.
Comment: The physical constraints of the property’s current configuration prevent the petitioner from
complying with the Zoning Ordinance. The existing detached garage was constructed less than 5-feet from
the side property line. Requiring the petitioner to relocate the existing detached garage or the proposed
detached garage addition could create a financial and physical hardship for the petitioner.
2. Unique Physical Condition: The subject lot is exceptional as compared to other lots subject to
the same provision by reason of a unique physical condition, including presence of an existing
use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape
or size; exceptional topographical features; or other extraordinary physical conditions peculiar
to and inherent in the subject lot that amount to more than a mere inconvenience to the
owner and that relate to or arise out of the lot rather than the personal situation of the
current owner of the lot.
Comment: The unique size and shape of this property create a particular hardship for the petitioner. While
the property is 70-feet wide, the existing residence and driveway configuration limit the optimal locations
for a detached garage and detached garage addition making it difficult for the petitioner to comply with
all applicable zoning regulations. The petitioner has proposed the detached garage addition size and
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location in an effort to reduce the number of accessory structures on the site and meet all regulations for
accessory structures in the Zoning Ordinance as possible.
3. Not Self-Created: The aforesaid unique physical condition is not the result of any action or
inaction of the owner or its predecessors in title and existed at the time of the enactment of
the provisions from which a variance is sought or was created by natural forces or was the
result of governmental action, other than the adoption of this title.
Comment: The size and shape of the property have not changed due to any action of the petitioner. The
unique physical constraints of the property are unavoidable due to the fact that the property is land-
locked.
4. Denied Substantial Rights: The carrying out of the strict letter of the provision from which a
variance is sought would deprive the owner of the subject lot of substantial rights commonly
enjoyed by owners of other lots subject to the same provision.
Comment: Carrying out of the strict letter of the Zoning Ordinance would not allow the petitioner to make
improvements to his property and provide adequate covered storage on the site. The available space on
the property for a detached garage in conformance to the Zoning Ordinance denies the owner substantial
rights commonly enjoyed by owners of surrounding lots under the same provision.
5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the inability
of the owner or occupant to enjoy some special privilege or additional right not available to
owners or occupants of other lots subject to the same provision, nor merely the inability of
the owner to make more money from the use of the subject lot.
Comment: The approval of this variation would not provide the petitioner with any special privilege or
additional right not available to owners or occupants of surrounding lots under the same provision. The
proposal would allow the petitioner to make improvements to an existing property by increasing covered
storage area inside the existing detached garage and reducing the number of separate accessory
structures on the site.
6. Title And Plan Purposes: The variation would not result in a use or development of the subject
lot that would be not in harmony with the general and specific purposes for which this title
and the provision from which a variation is sought were enacted or the general purpose and
intent of the comprehensive plan.
Comment: The approval of this variation would result in the construction of an addition to an existing
detached garage that would be in harmony with the general and specific purposes of this title and meet
all other zoning regulations. It would also encourage reinvestment and retention of single-family
neighborhoods, which the Comprehensive Plan strives to accomplish.
7. No Other Remedy: There is no means other than the requested variation by which the alleged
hardship or difficulty can be avoided or remedied to a degree sufficient to permit a reasonable
use of the subject lot.
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Comment: There is no means other than the requested variation that the alleged hardship or difficulty
can be avoided given the current physical orientation of the property. The location of the existing
detached garage does not conform to the required setback regulations and prevents the petitioner from
conforming to all regulations for accessory structures in the Zoning Ordinance.
8. Minimum Required: The requested variation is the minimum measure of relief necessary to
alleviate the alleged hardship or difficulty presented by the strict application of this title.
Comment: The approval of this variation would be the minimum measure of relief for the petitioner to
overcome the existing physical hardship on the property, provide additional covered storage area, and
reduce the number of accessory structures on site.
Recommendation: Staff recommends approval of the requested variations based on review of the
information presented by the applicant and the standards and conditions met by Section 12-3-6(H)
(Findings of Fact for Variations) as outlined within the City of Des Plaines Zoning Ordinance, as amended,
with the following conditions:
1. That no portion of the detached garage overhangs the property line.
2. That no easements are affected or drainage concerns are created with the construction of the
detached garage addition and all roof downspouts are directed away from the neighbor to the
north.
3. That the 8-foot wide by 8-foot long and 10-foot wide by 8-foot long sheds are removed in
compliance with Section 12-8-1(C)(4) within 30 days of hypothetical Planning and Zoning Board
approval.
4. All construction with a fire separation distance of less than five-feet is required to comply with
the requirements of the 2015 International Residential Code, ‘Section R302 Fire – Resistant
Construction.’ The current design requires that the North side of the detached garage structure
addition will be required to comply with the fire resistant construction requirements. Please
submit all required documentation at time of permit submittal.
5. That all debris shall be removed from the property.
Planning and Zoning Board Procedure: Under Section 12-3-6(F) of the Zoning Ordinance (Standard
Variations), the Planning and Zoning Board has the authority to approve, approve subject to conditions,
or deny the above-mentioned variance for an addition to an existing detached garage at 720 Garland Place
that does not meet the minimum side yard setbacks required for an accessory structure.
Planner Stytz reminded the Board that they are the authoritative body on Standard Variations; this case
will not be presented to City Council.
Member Saletnik confirmed with the Petitioner that the detached garage would not be larger than the
720 square feet allowable. Member Saletnik also confirmed that the garage would follow the existing site
line. Coordinator Ainsworth clarified that there actually is a two to three inch difference on the site line
since the building is on an angle, but the outside walls would be on the same plane.
Chairman Szabo thanked the Petitioner for providing drawings.
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Chairman Szabo asked the audience if anyone was in favor or had any questions or concerns regarding
the above hearing. There were none.
A motion was made by Board Member Saletnik, seconded by Board Member Fowler to approve as
presented.
AYES: Bader, Fowler, Saletnik, Szabo & Veremis
NAYES: None
***MOTION CARRIES UNANIMOUSLY ***
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2. Address: 614 Birchwood Avenue Case Number: 20-007-FSUB
The petitioner is requesting a Final Plat of Subdivision under Section 13-2 of the Des Plaines Subdivision
Regulations to subdivide the lot at 614 Birchwood Avenue into two separate lots in the R-1 zoning district,
and approval of any other such variations, waivers, and zoning relief as may be necessary.
PIN: 09-30-401-013-0000
Petitioner: Andrzej L. Bednarczyk, 12S355 Lemont Road, Lemont, IL 60439
Owner: Irene Heldak, 1176 West Grant Drive, Des Plaines, IL 60016
Chairman Szabo swore in Andrzej L. Bednarczyk, 12S355 Lemont Road, Lemont, IL. The Petitioner
represents the owners of the original lot, which was last subdivided in 1950/1960. The current lot is
120’X167’ and can be subdivided into two lots.
The Petitioner stated that the house on the first lot of the subdivision would be a 3,000 square foot, all
brick house built for the owner’s daughter. A smaller, approximately 2,500 square foot all brick spec house
would be built on the second lot that would later be put up for sale to offset some of the building costs.
The Petitioner stated that both houses would blend with the neighborhood and be of high quality
construction. The Petitioner stated that he would follow all rules and code requirements.
The Petitioner stated that public improvements would be limited to the extension of the parkway/right of
way sidewalk and improvements to the storm drainage system, which would also improve neighborhood
stormwater issues.
The Petitioner stated that the lot is currently vacant and the lot directly to the north of the property is
also vacant. The Petitioner reiterated that the construction would be brand new, blend into the current
neighborhood and include landscaping and the planting of additional parkway trees.
Chairman Szabo asked if the Board has any questions. There were none. He asked that the Staff Report
be given which Planner Stytz did:
Issue: The petitioner is requesting a Final Plat of Subdivision, under Section 13-2 of the Subdivision
Regulations of the City of Des Plaines Municipal Code, to subdivide one property into two lots of record
at 614 Birchwood Avenue.
Analysis:
Address: 614 Birchwood Avenue
Owners: Zenon Heldak, 1176 West Grant Drive, Des Plaines, IL 60016
Petitioner: Andrzej L. Bednarczyk, Geopool Surveying, Inc., 12S355 Lemont Road,
Lemont, IL 60439
Case Number: 20-007-SUB
Real Estate Index Number: 09-30-401-013-0000
Ward: #5, Alderman Carla Brookman
Existing Zoning: R-1, Single-Family Residential District
Existing Land Use: Vacant
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Surrounding Zoning:
North: R-1, Single-Family Residential District
South: R-1, Single-Family Residential District
East: R-1, Single-Family Residential District
West: R-1, Single-Family Residential District
Surrounding Land Use:
North: Single-Family Residential
South: Single-Family Residential
East: Single-Family Residential
West: Single-Family Residential
Street Classification: Birchwood Avenue is a local street.
Comprehensive Plan: The Comprehensive Plan designates the site as Residential.
Project Description:
The petitioner, Andrzej L. Bednarczyk on behalf of Zenon Heldak, is requesting a Final Plat of Subdivision
for the property located at 614 Birchwood Avenue. The subject property is 0.460 acres in size and is
comprised of one vacant lot. The frame shed shown near the northwest corner of the property on the Plat
of Survey has since been removed. This applicant successfully obtained a Tentative Plat of Subdivision
approval in 2019 for the same lot configuration.
The petitioner proposes to subdivide the 20,041.80-square foot lot into two lots and construct two new
single-family homes as shown in the Proposed Site Plan. Both proposed lots will have a width of 60-feet
and an area of 10,020-square feet. There are no variation requests with this application as all proposed
lots will meet the 55-foot minimum lot width and 6,875-square foot minimum interior lot area
requirements for properties in the R-1, Single-Family Residence district.
A Landscape Plan has been submitted with the Final Subdivision application. The Landscape Plan entails
foundation landscaping for the street-facing elevations of each proposed single-family residence pursuant
to the condition of approval imposed by staff.
Final Plat of Subdivision Report
Name of Subdivision: Heldak’s Subdivision
Address: 614 Birchwood Avenue
Request: Approval of Final Plat of Subdivision
Total Acreage of Subdivision: 0.460 acres
Lot Descriptions and Construction Plans:
The petitioner’s Final Plat of Subdivision shows the existing 20,041.80-square foot lot being subdivided
into two lots each with an area of 10,020-square feet. The Final Plat of Subdivision shows a 10-foot public
utility easement and drainage easement at the rear, a 5-foot public utility easement and drainage
easement on the sides, and a 25-foot building line in the front of each proposed lot.
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Compliance with the Comprehensive Plan
There are several parts of the newly adopted Comprehensive Plan that align with the proposed project.
Those portions are follows:
• Under Overarching Principles:
o The Comprehensive Plan seeks to promote a wider range of housing options and to
encourage the reinvestment and preservation of established Des Plaines neighborhoods
through the addition of new housing to fit diverse needs. The proposal seeks to reinvest
in this vacant lot and provide additional housing options in this established
neighborhood.
• Under Land Use Plan:
o A primary goal of the Comprehensive Plan is to preserve and enhance established single-
family neighborhoods while also expanding denser housing options. The proposal
matches the existing character of the neighborhood and provides new housing options.
• Under Future Land Use Map:
o The property is marked for Single-Family Residential land uses. These areas are
designated for detached single-family residences to maintain and improve housing
options for residents. The proposed use will transform an existing vacant residential lot
and provide two more single-family housing options for the community as a whole.
While the aforementioned bullet points are only a small portion of the Comprehensive Plan, there is a
large emphasis on maintaining detached single-family zoning areas and promoting the expansion of these
developments to increase housing options for residents. The petitioner is proposing to take a vacant
0.460-acre parcel and transform it into two new residences for the community.
Recommendation: Staff recommends approval of the Final Plat of Subdivision pursuant to 13-2 of the Des
Plaines Subdivision Ordinance with the following conditions:
1. Sidewalks shall be added along the Birchwood Avenue right-of-way for the width of the entire
property.
2. The site plan provided for the new homes will be non-binding. No approval is being given to the
proposed site plan as part of this application. All proposed private improvements shall be
approved via a building/site improvement permit.
3. That all drawings comply with all applicable codes. Such drawings and final plat documents may
have to be amended to comply with standards, regulations and ordinances, which can be
accomplished at time of applying for a Final Plat of Subdivision.
4. Any bond or warranty required by the City of Des Plaines shall be produced and posted prior to
recording the Final Plat of Subdivision.
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Planning and Zoning Board Procedure: Under Section 13-2-2 (Approval of Final Plat By Planning and
Zoning Board) of the Subdivision Ordinance, the Planning and Zoning Board has the authority to
recommend approval of the Final Plat of Subdivision request for the property at 614 Birchwood Avenue.
City Council will have the final authority over the Final Plat of Subdivision request.
Mr. Stytz reminded the Board that the Tentative Plat of Subdivision was approved by the Planning &
Zoning Board in 2019.
Chairman Szabo asked the audience if anyone was in favor or had any questions or concerns regarding
the above hearing.
Chairman Szabo swore in Mr. Jim Hargesheimer, 610 Birchwood Ave, Des Plaines, IL. Mr. Hargesheimer
inquired about the plans for the property, if the property was under contract, and if there was a buyer for
the home. The Petitioner responded that on the first lot of the subdivision a home would be built for the
owner’s daughter and was able to provide renderings of the home. The Petitioner stated that the home
on the second lot (the lot to the west) would be sold. Mr. Hargesheimer expressed concerned over vacant
homes in Des Plaines, the Petitioner reiterated that home on the second lot would be a smaller brick home
(approximately 2,600 square feet) with the same excellent quality construction as the first.
Member Fowler inquired about the size of the home on the first lot. The Petitioner stated that the home
built on the first lot would be approximately 3,000 square feet.
Coordinator Ainsworth asked that Member Hofherr refrain from voting on this item since he arrived in
the middle of the discussion of the case.
A motion was made by Board Member Fowler, seconded by Board Member Veremis, to approve as
presented.
AYES: Bader, Fowler, Szabo, Saletnik & Veremis
NAYES: None
Coordinator Ainsworth stated that this item would be on the April 6th City Council meeting agenda. The
petitioner’s attendance is required.
***MOTION CARRIES UNANIMOUSLY ***
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3. Address: 2282 Eastview Drive Case Number: 20-009-FSUB
The petitioner is requesting a Final Plat of Subdivision under Section 13-2 of the Des Plaines
Subdivision Regulations to subdivide the lot at 2282 Eastview Drive into two separate lots in the R-1
zoning district, and approval of any other such variations, waivers, and zoning relief as may be
necessary.
PIN: 09-29-302-039-0000
Petitioner: Andrzej L. Bednarczyk, 12S355 Lemont Road, Lemont, IL 60439
Owner: Eugeniusz Boronski, 2282 Eastview Drive, Des Plaines, IL 60018
Chairman Szabo swore in Andrzej L. Bednarczyk, 12S355 Lemont Road, Lemont, IL. The Petitioner
represents the owners of the property. The Petitioner explained that the property was purchased in the
early 1950’s and was never subdivided. The property was then improved with a single story, single family
home with an attached garage. The property owner wants to build a 2,400 square foot ranch style home
on the second lot. The home will be all brick and be of a style that will blend in with the neighborhood.
The property owner will live in the second home.
The Petitioner provided an overview the property specifics noting that the front 33 feet of the property
will be dedicated to the public right of way and the remainder of the lot will be subdivided into two lots
at 50’x187’. The Petitioner is also requesting a variation for the existing setback for house #1.
The Petitioner stated that public improvements would be limited to improvements to the storm drainage
system, which would also improve neighborhood stormwater issues.
Chairman Szabo asked if the Board has any questions. There were none. He asked that the Staff Report
be given which Planner Stytz did:
Issue: The petitioner is requesting a Final Plat of Subdivision, under Section 13-2 of the Subdivision
Regulations of the City of Des Plaines Municipal Code, to subdivide one property into two lots of record
at 2282 Eastview Drive.
Analysis:
Address: 2282 Eastview Drive
Owners: Eugeniusz Boronski, 2282 Eastview Drive, Des Plaines, IL 60018
Petitioner: Andrzej L. Bednarczyk, Geopool Surveying, Inc., 12S355 Lemont Road
Lemont, IL 60439
Case Number: 20-009-FPLAT
Real Estate Index Number: 09-29-302-039-0000
Ward: #5, Alderman Carla Brookman
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Existing Zoning: R-1, Single-Family Residential District
Existing Land Use: Residential
Surrounding Zoning:
North: R-1, Single-Family Residential District
South: R-1, Single-Family Residential District
East: R-1, Single-Family Residential District
West: R-1, Single-Family Residential District
Surrounding Land Use:
North: Single-Family Residential
South: Single-Family Residential
East: Single-Family Residential
West: Single-Family Residential
Street Classification: Eastview Drive is a local street.
Comprehensive Plan: The Comprehensive Plan designates the site as Residential.
Project Description:
The petitioner, Andrzej L. Bednarczyk, on behalf of Eugeniusz Boronski, is requesting a Final Plat of
Subdivision for the property located at 2282 Eastview Drive. The subject property is 0.500 acres in size
and is comprised of one lot, which is improved with a single-family house as shown in the Plat of Survey.
This applicant successfully obtained a Tentative Plat of Subdivision approval and a major variation
approval for lot width in 2019 for the same lot configuration. The proposed lots will meet all other
subdivision regulations.
The petitioner proposes to subdivide the 21,697.52-square foot lot into two lots and construct a new
single-family home as shown in the Proposed Site Plan (Attachment 4). Both proposed lots will have a
width of 50-feet and an area of 9,350-square feet. The variation requests for lot width and side yard
setback were approved with conditions at the September 3, 2020 City Council meeting. The existing
property boundaries extend into the Eastview Drive right-of-way and the petitioner is proposing to
dedicate the eastern 33-feet of the existing property, totaling 330-square feet, to the City of Des Plaines
as shown on the Final Plat of Subdivision.
A Landscape Plan has been submitted with the Final Subdivision application. The Landscape Plan entails
foundation landscaping for the street-facing elevations of each proposed single-family residence
pursuant to the condition of approval imposed by staff.
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Final Plat of Subdivision Report
Name of Subdivision: Boronski’s Subdivision
Address: 2282 Eastview Drive
Requests: Approval of Final Plat of Subdivision
Total Acreage of Subdivision: 0.429 acres
Lot Descriptions and Construction Plans:
The petitioner’s Final Plat of Subdivision shows the existing 21,697.52-square foot lot being subdivided
into two lots each with an area of 9,350-square feet. The Final Plat of Subdivision shows a 10-foot public
utility easement and drainage easement at the rear, a five-foot public utility easement and drainage
easement on the sides, a 35-foot private building line in the front of each proposed lot and the proposed
dedication of the eastern 33-feet of the property.
Compliance with the Comprehensive Plan
There are several parts of the newly adopted Comprehensive Plan that align with the proposed project.
Those portions are follows:
• Under Overarching Principles:
o The Comprehensive Plan seeks to promote a wider range of housing options and to
encourage the reinvestment and preservation of established Des Plaines neighborhoods
through the addition of new housing to fit diverse needs. The proposal seeks to reinvest
in this vacant lot and provide additional housing options in this established
neighborhood.
• Under Land Use Plan:
o A primary goal of the Comprehensive Plan is to preserve and enhance established
single-family neighborhoods while also expanding housing options. The proposal
matches the existing character of the neighborhood and provides new housing options.
• Under Future Land Use Map:
o The property is marked for Single-Family Residential land uses. These areas are
designated for detached single-family residences to maintain and improve housing
options for residents. The proposed use will transform an existing residential lot with
one residence and provide an additional single-family housing option for the community
as a whole.
While the aforementioned bullet points are only a small portion of the Comprehensive Plan, there is a
large emphasis on maintaining detached single-family zoning areas and promoting the expansion of these
developments to increase housing options for residents. The petitioner is proposing to take a 0.500-acre
parcel with one residence and add another residence for the community.
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 15
Recommendation:
I recommend approval of the Final Plat of Subdivision pursuant to 13-2 of the Des Plaines Subdivision
Ordinance and Variation requests pursuant to Section 12-3-6 of the Des Plaines Zoning Ordinance, as
amended with the following conditions:
1. The portion of the property within the prescribed Eastview Drive roadway shall be dedicated to
the City of Des Plaines, to the satisfaction of the City Attorney and Director of Public Works and
Engineering and prior to the issuance of any building/site improvement permit.
2. The site plan provided for the new homes will be non-binding. No approval is being given to the
proposed site plan as part of this application. All proposed private improvements shall be
approved via a building permit/site improvement permit.
3. That all drawings comply with all applicable codes. Such drawings and final plat documents may
have to be amended to comply with standards, regulations and ordinances, which can be
accomplished at time of applying for a Final Plat of Subdivision.
4. Any bond or warranty required by the City of Des Plaines shall be produced and posted prior to
recording the Final Plat of Subdivision.
Planning and Zoning Board Procedure: Under Section 13-2-7 (Approval of Final Plat By Planning and
Zoning Board) of the Subdivision Ordinance and Section 12-3-6 (Approval of Variations), the Planning
and Zoning Board has the authority to recommend that the City Council approve, approve subject to
conditions, or deny the above-mentioned Final Plat of Subdivision requests for the property at 2282
Eastview Drive. The City Council has final authority over the proposal.
Chairman Szabo asked the audience in anyone was in favor or had any questions or concerns regarding
the above hearing. There were none.
Mr. Stytz reminded the Board that the Tentative Plat of Subdivision and Major Variation for lot width
were approved by the Planning & Zoning Board in 2019.
Member Fowler asked if the first house would remain on the property. The Petitioner stated that the
existing home would remain at this time, but eventually would be demolished and rebuilt.
A motion was made by Board Member Saletnik, seconded by Board Member Hofherr, to approve as
presented.
AYES: Bader, Fowler, Hofherr, Saletnik Szabo, & Veremis
NAYES: None
Coordinator Ainsworth stated that this item would be on the April 6th City Council meeting agenda. The
petitioner’s attendance is required.
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 16
ADJOURNMENT
The next meeting is scheduled for March 24, 2020.
Chairman Szabo adjourned the meeting by voice vote at 7:31 p.m.
Sincerely,
Wendy Bednarz, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners