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2020.01.14 PZ&B Meeting Packet Community & Economic Development 1420 Miner Street, Des Plaines, IL 60016 P: 847.391.5392 | W: desplaines.org Planning and Zoning Board Agenda January 14, 2020 Room 102 – 7:00 P.M. Call to Order: Roll Call: Approval of Minutes: December 10, 2019 Public Comment: For matters that are not on the Agenda Public Hearing: Old Business: New Business: 1. Address: 1266 Rand Road Case Number: 19-070-MAP-V The petitioner is requesting the following items: i) a map amendment to rezone 1266 Rand Road from C-3 General Commercial District to M-2 General Manufacturing District and ii) variations from the 1998 Des Plaines Zoning Ordinance, as amended, for the existing structure and approval of any other such variations, waivers, and zoning relief as may be necessary. PINs: 09-17-200-112-0000; -113 Petitioner: Pasquale Mauro, Des Plaines Material and Supply, 1266 Rand Road, Des Plaines, IL 60016 Owner: 1266 Rand, LLC, 1251 Redeker Road, Des Plaines, IL 60016 2. Address: 201 W. Oakton Street Case Number: 19-078-V 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. PIN: 08-25-201-009-0000 Petitioner: Shannon Kwit, 1 Oakbrook Terrace, Suite 400, Oakbrook Terrace, IL 60181 Owner: ML Realty Partners, 1 Pierce Place, Suite 450, Itasca, IL 60143 Adjournment: Next Agenda – January 28, 2020 City of Des Plaines, in compliance with the Americans With Disabilities Act, requests that persons with disabilities, who require certain accommodations to allow them to observe and/or participate in the meeting(s) or have questions about the meeting(s) or facilities, contact the ADA Coordinator at 847-391-5486 to allow the City to make reasonable accommodations for these persons. The public hearing may be continued to a further date, time and place without publication of a further published notice such as this notice. COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: October 18, 2019 To: Planning and Zoning Board From: Jonathan Stytz, Planner Cc: Patrick Ainsworth, AICP, Economic Development Coordinator Subject: Consideration of Map Amendment from C-3 to M-2 and Major Variations, Case 19-070- MAP-V (1st Ward) Issue: The petitioner is requesting the following items: i) a Map Amendment under Section 12-3-7 of the 1998 Des Plaines Zoning Code, as amended, to rezone the property from C-3 General Commercial to M-2 General Manufacturing; and ii) Major Variations under Section 12-7-4(H) of the 1998 Des Plaines Zoning Code, as amended, for the existing structure. Analysis: Address: 1266 Rand Road Owners: 1266 Rand LLC, 1251 Redeker Road, Des Plaines, IL 60016 Petitioner: Pasquale Mauro, 1266 Rand Road, Des Plaines, IL 60016 Case Number: 19-070-MAP-V Real Estate Index Number: 09-17-200-112; -113 Ward: #1, Alderman Mark A. Lysakowski Existing Zoning: C-3, General Commercial District Existing Land Use: Industrial Building Surrounding Zoning: North: C-3, General Commercial District South: C-3, General Commercial District East: C-3, General Commercial District West: M-2, General Manufacturing District MEMORANDUM Page 1 of 16 Surrounding Land Use: North: ComEd Utilities South: Manufacturing East: Livery Service West: Manufacturing Street Classification: Rand Road is an arterial street. Comprehensive Plan: The 2019 Comprehensive Plan designates the site as Commercial/Industrial Urban Mix. Project Description: The applicant, Pasquale Mauro, has requested a Map Amendment and Variations in order to bring the property into conformity with the Zoning Ordinance. He is the owner of Des Plaines Material & Supply, which has operated at 1269 East Golf Road since 2015. Hydraulic Pneumatic Corporation is the existing business operating on the subject property at 1266 Rand Road and has utilized a portion of the subject building since 2015. However, the rest of the building is vacant. Hydraulic Pneumatic Corporation is classified as a manufacturing service use, which is not a permitted use in the C-3 General Commercial District. However, the business was permitted to continuously operate a legal non-conforming use per Des Plaines Zoning Ordinance Code Section Title 12, Chapter 5: Nonconforming Uses and Structures. The subject property is 1.58 acres in size and is improved with a one-story office and warehouse building approximately 12,818-square feet in size with no defined off street parking area. The petitioner is not proposing any new buildings or alterations to the existing building, but is requesting setback variations to bring the property back into compliance with the zoning ordinance. Please see the Application Narrative (Attachment 1) for more specific details on the activities and operations. Note that the bulk regulations for the M-2 General Manufacturing district will apply since the petitioner proposes to rezone the property to M-2. Please see Attachment 3 for the Plat of Survey showing the principal building location. The setbacks of the building compared to the M-2 and C-3 district can be found in the table below: Bulk Matrix for 1266 Rand Road Bulk Regulation Current Conditions C-3 Zoning M-2 Zoning (proposed) Front Yard (west) 180.10 feet Five feet 65 feet Side Yard (north) *1.48 feet Five feet 25 feet Side Yard (south) 57.61 feet Five feet 25 feet Rear Yard (east) *4.16 feet Five feet 25 feet * Indicates a requested variation from the proposed M-2 zoning district bulk regulations. The property shape and existing building orientation are irregular which leads to the aforementioned variance requests. Additionally, the property was built under Cook County jurisdiction, which had a different set of zoning standards as compared to the Des Plaines Zoning Ordinance. As summarized in the table above, there are two bulk regulation variances being requested: (i) a request to reduce the required side yard setback from 25 feet to 1.48 feet for the existing building; and (ii) a request to reduce the required rear yard setback from 25 feet to 4.16 feet for the existing building. Page 2 of 16 If the petitioner is successful in obtaining all requests, then 13 off-street parking spaces are required (12,818-square feet of office and warehouse space with a parking requirement of 1 space/1,500 sf equals 13 required spaces). While there are currently no stripped parking spaces on the property, the petitioner will be required to provide all required off-street parking and improve all existing unpaved areas utilized for off-street parking, loading spaces, vehicle circulation areas, and all loading areas/storage areas with a dust-free hard surface. 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 Commercial Industrial Urban Mix Higher land use. The Future Land Use Plan strives to provide more flexible land use opportunities within the Five Corners area to allow for a variety of commercial and industrial uses and minimize the displacement of long-standing and successful small businesses. While the current use is industrial, the petitioner will work to further enhance the property with additional landscaping and screening. o The subject property is located in the Five Corners area along a defined commercial corridor and is surrounding by a mix of commercial and industrial uses. The request would assist in the retention of an existing industrial business as well as improve the property from a functional and aesthetic standpoint. 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. Zoning Map Amendment Findings As required, the proposed amendment is reviewed below in terms of the standards contained in Section 12-3- 7(E) of the Zoning Ordinance: 1. Whether the proposed amendment is consistent with the goals, objectives, and policies of the Comprehensive Plan. Comment: The 2019 City of Des Plaines Comprehensive Plan designates this property as Commercial Industrial Urban Mix, which focuses on a combination of commercial, office, and low-intensity industrial uses in the area where the subject property is located. The existing industrial use is not a permitted within the C-3 zoning district so the petitioner is proposing to rezone the property to M-2 where this use is permitted. The request would be consistent with the Comprehensive Plan’s goal to reactivate properties within the Five Corners subarea and promote a flexible zoning district. 2. 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 subject property is surrounded by C-3 zoning all sides except the west side where it abuts M-2 zoning. However, the existing use of the property is comparative with the surrounding property uses in its immediate vicinity. The Five Corners subarea was originally rezoned to C-3 by the City for a more comprehensive redevelopment plan but those plans were not realized and similar properties in the area have rezoned their properties back to manufacturing zoning designations. Thus, the proposal will not change the character and appearance of this subarea. Page 3 of 16 3. Whether the proposed amendment is appropriate considering the adequacy of public facilities and services available to the subject property. Comment: The petitioner is not proposing to alter the existing structures on the property or build new structures. Thus, staff does not have any concerns regarding the adequacy of the existing public facilities and services available to this property. Staff is adding a condition that the existing unpaved areas shall be improved with a dust-free hard surface and meet all applicable codes. 4. Whether the proposed amendment will have an adverse effect on the value of properties throughout the jurisdiction. Comment: The subject property’s appearance and use are comparable to the properties surrounding it. The petitioner’s proposal looks to reduce existing non-conformities and make improvements to the property, which will strive to elevate the aesthetics and function of the property as a whole. The addition of the paved parking lot will enhance the value of this property and the surrounding properties. 5. Whether the proposed amendment reflects responsible standards for development and growth. Comment: The proposal strives to improve the existing development on the property and address outstanding violations on the property. The rezoning of the property is consistent with the goals of the 2019 Des Plaines Comprehensive Plan for the Five Corners subarea development and growth. Variation Findings Variation requests are subject to the standards set forth in Section 12-3-6(H) of the 1998 City of Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has the following comments: 1. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant shall establish that carrying out the strict letter of the provisions of this title would create a particular hardship or a practical difficulty. Comment: The subject property, currently zoned as C-3, has been developed and utilized as a manufacturing use in conjunction with the Des Plaines Material Supply business located at 1269 Golf Road since 2015. The existing structures on the property do not meet proper setback requirements for the C-3 or M-2 zoning districts. However, the manufacturing service use is classified as a permitted use in the M-2 zoning district. The petitioner is attempting to bring the property in compliance with all applicable regulations, but requiring the existing structures on the property to comply with the setback requirements of the M-2 zoning district would create a particular hardship on 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 subject property is irregular in shape, orientation, and contains existing structures that are irregularly oriented on the property. These factors make it difficult to comply with all applicable regulations in the C-3 zoning district and exceptionally more difficult to comply with all applicable regulations in the M-2 zoning district where the manufacturing services use, Hydraulic Pneumatic Corp., is permitted. The unique shape and varying widths of this property do not leave many viable locations for structures on the site. Page 4 of 16 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 subject property’s physical condition was not created by the petitioner. However, the petitioner does propose to make improvements to the subject property, including the replacement of all unpaved areas with a dust-free hard surface, to comply with all other applicable regulations. 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: Enforcing the strict letter of the required setback regulations would substantially limit the petitioner from substantial rights enjoyed by the neighboring properties. It would also affect the petitioner’s use of the property by creating undue hardships. 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: Granting this variation will not provide the petitioner with any special privilege or additional right not available to other lots with industrial uses. The location of the existing structures on site prevent the petitioner from complying with the required setbacks of the M-2 zoning district and therefore result in the need for setback variations. This variation will not give the petitioner any financial gain but rather allow him to maintain the existing structure 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: This variation will maintain a use that is harmonious with the surrounding properties. This area contains lots in varying sizes with many manufacturing-related uses and smaller setback distances. The Comprehensive Plan designates the subject property, and the properties immediately surrounding it, as Commercial/Industrial Urban Mix with the intent of encouraging a healthy balance between industrial and commercial uses. The use is harmonious and consist with the surrounding development. 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. Comment: The granting of this variation is the only remedy to the current setback distances of the existing structures on the property without creating additional hardship for the petitioner. 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 granting of this variation is the minimum relief necessary to alleviate the hardship for the petitioner. The petitioner wishes to maintain the existing structures and improve the site as necessary to meet all other requirements. Page 5 of 16 Recommendation: Staff recommends approval of a Map Amendment from C-3 to M-2 and Variations for setbacks based on a review of the information presented by the applicant as specified in Section 12-3-7(E) (Standards for Amendments) and Section 12-3-6(G) (Standards for Variations) of the City of Des Plaines Zoning Ordinance, subject to the following conditions: 1. All proposed activities shall solely take place on the subject property. No operations associated with the applicant’s business will be allowed on any other property without first obtaining proper approvals. 2. All required off street parking spaces, loading spaces, and any allowed storage/loading areas shall be improved with a dust-free hard surface, and comply with all other regulations within 12 months of City Council approval. 3. That all businesses utilizing the existing building comply with all regulations in the M-2, General Manufacturing zoning district. Planning and Zoning Board Procedure: Under Section 12-3-7(E) (Standards for Map Amendments) and Section 12-3-6(G) (Standards for Variations), the Planning and Zoning Board has the authority to recommend to the City Council approval, approval with conditions, or denial of the above-mentioned map amendment and variances for 1266 Rand Road. The City Council has final authority over the proposal. Attachments: Attachment 1: Petitioner’s Project Narrative Attachment 2: Standards for Approval Attachment 3: Plat of Survey Attachment 4: Location Map Attachment 5: Site Plan/Parking Plan Attachment 6: Site and Context Photos Attachment 7: Emergency Vehicle Diagram Page 6 of 16 1266 Rand Road APPLICATION NARRATIVE The subject property is currently in a C-3 General Commercial Zoning District. We hereby request the City to consider a Map Amendment to re-zone the property to the M-2 General Manufacturing Zoning District. The current occupant is Des Plaines Material & Supply. Des Plaines Material & Supplier operates as a wholesale good establishment which is a permitted use within the M-2 Zoning District. This requested map amendment will ensure that properties whose characteristics and surroundings are consistent with one another are supported by the property zoning. The M-2 Zoning Classification is consistent with the historic zoning of the parcel and is further supported by the consistency with the M-1 Zoned properties that lie north of this property along Redeker Road and the adjoining parcels south along Rand Road which are Zoned M-2. There is no need for any modification to the City’s public facilities related to the requested Map Amendment. There will be no adverse effect on the value of properties as a result of this Map Amendment. The site operates in support of the Des Plaines Material and Supply property located on the adjoining parcel at 1269 E. Golf Road. The current hours of operation are 6:00am to 6:00pm Monday through Saturday. Since this site serves to support the material facility, it has only a small number of employees (ranging from 2 to 6 persons) that are on-site at any one time. There is a single person, Hank, from Hydraulic Pneumatic Corp who utilizes approximately 1,600 sq.ft. of the building infrequently. Hank only occupies this area himself with no employees. Hank visits this building less than one time per week. The total number of employees on site at any one time is 6 or less for Des Plaines Material and roughly once per week a single person from Hydraulic Pneumatic Corp for a total of 7. The proposed intent for this building is to produce concrete products within the building. These products will be typical construction items such as manholes, parking bumpers and sewer inlets. These products will then be stored on the property but at no time will they be allowed to be stored within the front 100-feet of the Rand Road right-of-way as noted on the Site Plan. There is a fence along the property lines which could be replaced with an 8-feet high fence, or alternatively with internal storage bins at 8-feet in height if so desired by the City. The subject site has an existing building which is not in conformance with the setback requirements of the M-2 Zoning District, so variation will be a necessity for this property as follows: Attachment 1 Page 7 of 16 Required Setbacks in M-2 District Front Yard = 65’ Side Yard = 50’ Rear Yard = 50’ Existing Building Setbacks: Front Yard = in excess of 50’ Side Yard = 1.48’ Rear Yard = 4.16’ We request the following for this subject property: 1)Re-Zoning from C3 to M2 2) Major Variation for setbacks Attachment 1 Page 8 of 16 Attachment 2 Page 9 of 16 Attachment 2 Page 10 of 16 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: o The variation would not result in a use or development which is not in harmony with the general and specific purpose from which the variance is sought. The variation is simply a reflection of an existing condition and this variance request does not seek any further variation from the provisions outside of the existing condition. Attachment 2 Page 11 of 16 ------------�------·-···"'-··-·-·----··-------··-----·-- p I I � ddL 1:0.e--.l ■Y :s I i n 1 in nl 0 Is O � • Q �""""'gJ.01J0]NI\Hlll0N7 � si �� ··.·\\\•.·•.··\<.\\··-r ,L�..:....,..;.....:.+-,-:-.:-:-:-:--:-7. . ·· ,, .. ' .· ·.• \.•··>.:\ t\_··•·•{::, .· .·.J, •·· ·. i .. .. . · . , . . .. \i•• .•. ! 11 • .·•·. \ •.•. '\ •....•••. \ ./_,;; .. ·.··�1 ; -:-·. · ........ : .__.._·.· ...... � ......., 1.- = · ....,.. · �=.:,,....>f" • • • • 1.:1 • ..., ·:·.·.·. · •.··. � , · ···...:,.···· . ...;,.· •... ...;.l· .• i-;,..··-s._,.·· .... ·.·._._ .. · ___ · .. ·__ .�···�-.�· �-+- - ""2'l::t:---'-�· ..,..· �"'"'.""' .· � I ��·-.·· .. , .·-,. · .. �� .>·.. ··.·.··.�.o . ·, �' · .. · ......... ·. . . .. . -----_ __ _ < rL\ : � )l\ � { ·_ aY�t.:1\\.� -. < _ 1 \ "" \ > ....... ·.·.·.·.·.·.·. . . . . . . . . . . . . . . . . . . . ..... ·. · .... Attachment 3 Page 12 of 16 MapOfficen• 1266 RAND ROAD E Golf Rd 1285 1n1 J J 1�· I ' II r-' == � I � I -'< � ,, j ,� 1-1--I .J .i---____ __. Redeker Rdt==c.:::�===r� I '---r -----------------------�--------'-.,_ �� I omJ II inch equaJJ 16 7 feet Mapct�t-edon Ja..o.ua.ry 7, 2020. ®2020 GISC:00--�tiu.roa.nd MGP blc. All Ri_ghtiR.e--�� Th:eGISCoir:i0rtittt1andMGPinc.creno1lic.blebranyu;Y-miswzmooifimionor�isclmweofanym:.ppro"i�W!d:f2.pplieeblelew. ' Di$.Clai::i:er: Thh:m.p h bf g�:m.1 i.l".b::rs.:tion �only. Altllough tlle i.l".b::rs.:tion h be.li:ev-ed to be g�:m.lly acrunt-e. errotS::rsay exht and tlleu,-�should i.m1-�W.tlycot'J btaccur, •. cy.The:m.p�notc01'.stirut�aregu.litory�t-er.:ni.l"..at iona.ndhnotab¥>:btengi.n�.ngdoign.AReght-e1-edW.dSutv�-orshouldbe.c01'sult-edto�t-er.:ni.nepr:<.iv. location bo'w!dari�on tlle g't'()'W!d. Attachment 4 Page 13 of 16 ◊ ¢ ¢ • I---� I I •• • 0 ·.�-�', ', I_ f ' ' ', -:,:- I l' -- I ' ' © CONC ' ' I_', © _'L 138' 100: NO OUTSIDE STORAGE/LOADING PROPOSED 1 0' LANDSCAPE BUFFER N33"04'00"E 406.72' PARKING AND DRIVING SURfACES TO BE RESURFACED WITH NEW BITUMINOUS PAVEMENT I I i!'- BIT. PVM'T/GRAVEL � 8 �ci �---------------- ,nOQ z 15'·EASEMENT ¢ BIT. PVM'T/GRAVEL BIT. PVM'T/GRAI/EL 0� GATE GATE © ¢ BIT. PVM'T/GRAVEL ¢ BIT.·PVl-.n 215.94' _ S35"09'01 "W ;-CONCR�E CONCRCTE BIT.· PVM'T SITE PLAN WITH PARKING & SCREENING 1266 RAND ROAD, DES PLAINES, IL SYMBOL BOTANICAL NAME COMMON NAME SIZE • THUJA OCCIDENTAi.JS EMERALD GREEN ARBORVITAE 5' (PLANTED AT 3-FOOT SPACING) 7 Bil PV�fT /GRAVEL 96.65' S35'09'01 "W _J GRAVEL �;LA� ENGINJRING, LLC -CIVIL ENGi RING , LAND SURVEYING , LAND PLANNING-3-3 E COLFAX STREET, SUITE C, ALA.TINE, ILLINOIS 60067 (847) 991 5088 (847) 934-3427-FAX Attachment 5 Page 14 of 16 1266 Rand Road – Front of Property 1266 Rand Road – Front of Property Looking North 1266 Rand Road – Public Sign and Front of Property 1266 Rand Road – Front Lot Area Looking Southeast A t t a c h m e n t 6 P a g e 1 5 o f 1 6 ◊ ;,=. -:...-...t .:s'"I"') ..., . �I"') ;;';O z� °' 10'"?/J I I ¢ • • • • • • • • • • • • • • • • • • 0 ·.�-�', ', I_ f ' ' ', -:,:- 1 0 I l' -- I ' @ ' ' CONC @ ' ' I_', @ _'L ¢ --- N33"04'00"E 406.72' ¢ 138' BIT. PVM'T/GRAVEL 215.94' _ S35'09'01 "W ¢ ¢;-CONCR�E BIT. PVM'T/GRAVEL @ BIT. PVM'T/GRAI/EL BIT.·PVl-.n 0� BIT.· PVM'T "' "--" ( EMERGENCY VEHICLE EXHIBIT) \ 1266 RAND ROAD, DES PLAINES, IL \ \I 96.65' S35'09'01 "W GRAVEL _J �;LA� ENGINJRING, LLC -CIVIL ENGi RING , LAND SURVEYING , LAND PLANNING-3-3 E COLFAX STREET, SUITE C, ALA.TINE, ILLINOIS 60067 (847) 991 5088 (847) 934-3427-FAX Attachment 7 Page 16 of 16 COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: January 6, 2020 To: Planning and Zoning Board From: Jonathan Stytz, Planner Cc: Patrick Ainsworth, AICP, Economic Development Coordinator Subject: Consideration of Variance Requests to i) Allow the Replacement of One Pole Sign on a Lot With a Street Frontage of Less Than 75 Feet and ii) Reduce the Required Sign Setback from 5-feet to 1.50 feet at 201 W. Oakton Street (8th Ward) Issue: 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. Analysis: Address: 201 W. Oakton Street Owner: ML Realty Partners, One Pierce Place, Suite 450, Itasca, IL 60143 Petitioner: Shannon Kwit, NAI Hiffman, One Oakbrook Terrace, Suite 400, Oakbrook Terrace, IL 60181 Case Number: 19-078-V PIN: 08-25-201-009-0000 Ward: #8, Alderman Andrew Goczkowski Existing Zoning: M-2, General Manufacturing District Existing Land Use: Manufacturing (Mark Anoy Print Products and Honeywell International) Surrounding Zoning: North: M-2, General Manufacturing District/R-3, Townhouse Residential South: M-2, General Manufacturing District MEMORANDUM Page 1 of 12 East: M-2, General Manufacturing District/C-4, Regional Shopping District West: M-2, General Manufacturing District Surrounding Land Use: North: Manufacturing (Vacant)/Multi-Family Residences South: Manufacturing (Bombardier) East: Manufacturing (Gas Technology Institute)/Commercial (Sam’s Club) West: Municipal (Water Tower) Street Classification: Oakton Street is classified as an arterial street. Comprehensive Plan: The Comprehensive Plan designates the site as Industrial. Project Description: The petitioner, Shannon Kwit of HAI Hiffman, is requesting two variations to i) allow for the replacement of one pole sign at 201 W Oakton Street on a lot with a lot frontage of 48 feet where a minimum lot frontage of 75 feet is required and ii) reduce the required setback in between the pole sign and the property line from 5 feet to 1.50 feet. This property contains a one-story building setback roughly 360 feet from Oakton Street with a surface parking lot containing 160 off-street parking spaces as shown in the Plat of Survey (Attachment 4). The subject property is located along Wille Road and is positioned behind the property located at 175 W. Oakton Street. The property is accessed from Oakton Street via a long driveway to the north and Wille Road to the south. The existing pole sign is installed on the southwest corner of the intersection of Oakton Street and the driveway for the subject property as shown in the Site Plan (Attachment 5). Given the existing building’s large setback from Oakton Street and the existing development on 175 W Oakton Street, the existing pole sign serves as the only source of identification along Oakton Street for the building and its tenants. There is no signage installed along Wille Road. Pursuant to Sections 12-11-5(A) and 12-11-6(B) of the Des Plaines Zoning Ordinance, the following regulations apply to this request: • A maximum of one pole sign is permitted for lots having more than 75 feet of street frontage on a single street or highway. • No pole sign shall be constructed closer than 5 feet from any property line. The setback distance shall be measured from the outermost portion of sign to the property line. Where a public sidewalk is constructed over a property line, the setback shall be 5 feet measured from the outermost portion of sign to the nearest edge of the sidewalk. The petitioner’s requests to replace a pole sign located along a street frontage of less than 75 feet and to reduce the required sign setback from 5 feet to 1.50 feet constitute the need for a major variation to Section 12-11-6(B) and Section 12-11-5(A) of the 1998 Des Plaines Zoning Ordinance, respectively. The petitioner is requesting the replacement of the existing pole sign as the pole sign is in disrepair and does not sufficiently identify the businesses in the building for motorists traveling along Oakton Street. Please see the Project Narrative (Attachment 1) for additional information. The petitioner proposes to replace the existing pole sign with a 16-foot tall by 6.77-foot wide enclosed pole sign structure as shown in the Sign Rendering diagram (Attachment 6). Page 2 of 12 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: Carrying out the strict letter of this title would create a particular hardship for the petitioner given that there is limited visibility of the subject property from Oakton Street. The relocation or removal of the existing pole sign could further limit the identification of the building and its tenants along Oakton Street. The subject building is considerably setback from Oakton Street and the petitioner is requesting a larger pole sign to increase visibility of the business within the building and the property as a whole. 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 subject property’s location behind one other lawfully established lot with a narrow driveway entrance creates a unique physical condition when viewing the property from Oakton Street. The property located directly between the subject property and Oakton Street is developed with a structure, which restricts the view of the subject property from Oakton Street. The subject lot is also uniquely shaped with the narrow driveway entrance, which not only limits motorist and pedestrian views of the property but also limits space for signage. Thus, the allowance of these two variances would assist in reducing the physical constraints of the subject property and provide much needed visibility, especially for the deliveries associated with this property. 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 hardship was not created by the petitioner or building owner and cannot be corrected without the approval of the requested variations. 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: The property owner may be denied the right to replace or improve an existing pole sign without the approval of the requested variances. Given the abnormal shape of the property, the limited space for signage in accordance with all regulations, and limited visibility of the property, the petitioner would be unable to effectively advertise businesses operating out the building. The lack of a sign in this location could make it difficult to locate the property in a safe and reasonable manner. 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. Page 3 of 12 Comment: The granting of this variation would not provide the property owner with any special privilege or right that is not already enjoyed by similar commercial businesses within this zoning district and is not sought to provide the property owner with economic gain as nearly every other similar commercial building does not have visual obstructions or unique physical conditions comparable to the subject building. 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 proposed wall signage would be in harmony with the general purposes of this title and would be compatible with the general purpose and intent of the comprehensive plan. The replacement of the existing pole sign would improve to the entrance of the property from aesthetic and functional standpoint. 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. Comment: The granting of these two variations are the only remedy to the existing street frontage length and current setback distances of the existing pole sign on the property without creating additional hardship for the petitioner. 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 granting of these two variations is the minimum relief necessary to alleviate the hardship for the petitioner. The petitioner wishes to maintain the existing post/foundation structure and make improvements to the pole sign face. Recommendation: Staff recommends approval of the requested variations to allow a pole sign on a lot with a street frontage of less than 75 feet and to reduce the required pole sign setback requirement from 5 feet to 1.50 feet 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, subject to the following conditions: 1. That the pole sign is positioned and installed to meet all AASHTO standards. 2. That a site distance exhibit prepared by a licensed engineer for the new sign is provided with the proposed landscaping and submitted to IDOT for comment. 3. That an underground utility diagram prepared by a civil engineer is submitted at time of permit. Planning and Zoning Board Procedure: Under Section 12-3-6(F) of the Zoning Ordinance (Major Variations), the Planning and Zoning Board has the authority to recommend that the City Council approve, approve subject to conditions, or disapprove the above-mentioned variances within the M-2 Zoning District at 201 W. Oakton Street. The City Council has the final authority on the proposal. Attachments: Attachment 1: Petitioner’s Project Narrative Attachment 2: Standards for Variation Responses Attachment 3: Location Map Attachment 4: Plat of Survey Attachment 5: Site Plan Attachment 6: Sign Rendering Diagram Attachment 7: Site and Context Photos Page 4 of 12 Project Narrative:  Current pole sign is outdated and in need of replacement to bolster the value of the property. The new  sign will be placed in the exact spot as the existing sign; utilizing the existing foundation / base a vertical  post. This new sign will have a matching post that will slide over the existing post and be bolted  together.  The new sign will be 192”h x 84”w x 18” deep. It will be double‐sided custom aluminum monument sign.  The sign will be produced for UL Listed components and will be LED illuminated. Three tenant spaces will  be available, and the address of the property will be listed at the top making it easier and safer for  visitors to find.  The sign has engineer stamped drawings to abide by city standards.   Attachment 1 Page 5 of 12 STANDARDS FOR VARIATIONS  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. 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. 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. 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. 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. 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. 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. 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. Attachment 2 Page 6 of 12 Attachment 3 Page 7 of 12 Attachment 4 P a g e 8 o f 1 2 TE N A N T 1 TE N A N T 2 TE N A N T 3 20 1 W e s t O a k t o n Cu r r e n t p o l e s i g n i s o u t d a t e d a n d i n n e e d o f re p l a c e m e n t t o b o l s t e r t h e v a l u e o f t h e p r o p e r t y . Th e n e w s i g n w i l l b e p l a c e d i n t h e e x a c t s p o t a s t h e ex i s t i n g s i g n ; u t i l i z i n g t h e e x i s t i n g f o u n d a t i o n / b a s e a v e r t i c a l p o s t . T h i s n e w s i g n w i l l h a v e a m a t c h i n g po s t t h a t w i l l s l i d e o v e r t h e e x i s t i n g p o s t a n d b e bo l t e d t o g e t h e r . Th e n e w s i g n w i l l b e 1 9 2 ” h x 8 4 ” w x 1 8 ” d e e p . I t w i l l be d o u b l e - s i d e d c u s t o m a l u m i n u m m o n u m e n t si g n . T h e s i g n w i l l b e p r o d u c e d f o r U L L i s t e d c o m p o - ne n t s a n d w i l l b e L E D i l l u m i n a t e d . T h r e e t e n a n t sp a c e s w i l l b e a v a i l a b l e a n d t h e a d d r e s s o f t h e p r o p - er t y w i l l b e l i s t e d a t t h e t o p m a k i n g i t e a s i e r a n d 45 ’ 10 ’ Ch a i n L i n k Fe n c e Po w e r L i n e P o l e D R I V E W A Y WA T E R TO W E R CE L L SH A C K At t a c h m e n t 5 Page 9 of 12 TE N A N T 1 TE N A N T 2 TE N A N T 3 20 1 W e s t O a k t o n Cu r r e n t p o l e s i g n i s o u t d a t e d a n d i n n e e d o f re p l a c e m e n t t o b o l s t e r t h e v a l u e o f t h e p r o p e r t y . Th e n e w s i g n w i l l b e p l a c e d i n t h e e x a c t s p o t a s t h e ex i s t i n g s i g n ; u t i l i z i n g t h e e x i s t i n g f o u n d a t i o n / b a s e a v e r t i c a l p o s t . T h i s n e w s i g n w i l l h a v e a m a t c h i n g po s t t h a t w i l l s l i d e o v e r t h e e x i s t i n g p o s t a n d b e bo l t e d t o g e t h e r . Th e n e w s i g n w i l l b e 1 9 2 ” h x 8 4 ” w x 1 8 ” d e e p . I t w i l l be d o u b l e - s i d e d c u s t o m a l u m i n u m m o n u m e n t si g n . T h e s i g n w i l l b e p r o d u c e d f o r U L L i s t e d c o m p o - ne n t s a n d w i l l b e L E D i l l u m i n a t e d . T h r e e t e n a n t sp a c e s w i l l b e a v a i l a b l e a n d t h e a d d r e s s o f t h e p r o p - er t y w i l l b e l i s t e d a t t h e t o p m a k i n g i t e a s i e r a n d 45 ’ 10 ’ Ch a i n L i n k Fe n c e Po w e r L i n e P o l e D R I V E W A Y WA T E R TO W E R CE L L SH A C K At t a c h m e n t 5 Page 10 of 12 601 ESTES AVE. SCHAUMBURG, IL. 60193 ARTISTPROJECT MANAGERPROJECT NUMBER APPROVED SIGNATUREAPPROVED AS NOTED CORRECT & REPROOF MBEST22525 AV 1815C Cool Gray 2C Cool Gray 4C Cool Gray 6C PHONE: 847-534-9220 | FAX: 847-534-9221 PLEASE CHECK THE APPROPRIATE CIRCLE BEFORE RETURNING THIS PROOF THIS PROOF IS NOT FOR COLOR MATCHING THIS ARTWORK HAS BEEN PREPARED FOR OUR CUSTOMER AND MAY NOT BE REPRODUCED WITHOUT WRITTEN APPROVAL FROM DIVINE SIGNS, INC. ARTWORK REMAINS PROPERTY OF DIVINE SIGNS UNTIL CUSTOMER PURCHASES IT OR ITS INTENDED PRODUCTS. DIVINE SIGNS, INC. RESERVES THE RIGHT TO BILL FOR UNRETURNED ARTWORK. THIS PROOF IS FOR CONFIRMATION OF CONTENT, PLACEMENT, SPELLING, GRAMMAR & PUNCTUATION ONLY. COLORS USED FOR FINAL PRODUCTION WILL NOT BE AN EXACT MATCH OF COLORS SHOWN HERE. NOTES COLORS DATE B QTY: 1 MTRL: Monument Sign SIZE: 192” x 72” x 18” Rear-Illuminated Tenant Panels 201 W Oakton 4’28’ A t t a c h m e n t 6 P a g e 1 1 o f 1 2 201 W Oakton Street – Front of Property Looking Southeast 201 W Oakton Street – Existing Pole Sign Looking West 201 W Oakton Street – Public Sign and Front of Property 201 W Oakton Street – Existing Pole Sign Looking North A t t a c h m e n t 7 P a g e 1 2 o f 1 2