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2020.02.11 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 February 11, 2020 Room 102 – 7:00 P.M. Call to Order: Roll Call: Approval of Minutes: January 28, 2020 Public Comment: For matters that are not on the Agenda Public Hearing: Old Business: New Business: 1. Address: 855 Rand Road Case Number: 19-081-V The petitioner is requesting Major Variations under Section 12-8-1(C) of the 1998 Des Plaines Zoning Ordinance, as amended and approval of any other such variations, waivers, and zoning relief as may be necessary, to allow for two 800-square foot carports to remain on the property which exceed the 720-square foot maximum area and quantity for carports. PIN: 09-08-301-008-0000 Petitioner: Anthony Baroud, Jidd Motors, 855 Rand Road, Des Plaines, IL 60016 Owner: Jidd Holdings and Adam Jidd, 855 Rand Road, Des Plaines, IL 60016 2. Address: 1313 Rand Road Case Number: 19-082-V The petitioner is requesting a Major Variation under Section 12-8-1(C) of the 1998 Des Plaines Zoning Ordinance, as amended, and approval of any other such variations, waivers, and zoning relief as may be necessary, to allow for a 1,200-square foot detached garage/carport structure to remain on the property which exceeds the 720-square foot maximum area for a detached garage/carport . PIN: 09-17-202-007-0000 Petitioner: Anthony Baroud, Jidd Motors, 855 Rand Road, Des Plaines, IL 60016 Owner: Jidd Holdings and Adam Jidd, 855 Rand Road, Des Plaines, IL 60016 3. Address: 2350 Mannheim Road Case Number: 20-008-LASR-CU The petitioner is requesting a Conditional Use for a Localized Alternative Sign Regulation for the existing Planned Unit Development as per Ordinances Z-15-17 and Z-24-17 for a sign plan under Section 12-11-8 of the 1998 Des Plaines Zoning Ordinance, as amended, and approval of any other such variations, waivers, and zoning relief as may be necessary. PINs: 09-29-403-010-0000 Petitioner: Aleksandr D. Vaysman, 2175 Point Boulevard, Elgin, IL 60123 Owner: Mannheim Hotel, LLC, 2175 Point Boulevard, Elgin, IL 60123 4. Address: Citywide Text Amendment Case Number: 20-006-TA The City of Des Plaines is requesting a Text Amendment to the following sections of the 1998 Des Plaines Zoning Code, as amended: (i) Section 12-7-3.H.6, to update the Supplemental Parking Requirements for multiple-family dwellings uses; (ii) Section 12-9-7, to update certain regulations for Off Street Parking Requirements pertaining to dwellings, multiple-family and two-family; and townhouses (single-family attached); (iii) Section 12-3-5-1, to update certain parking regulations for Mixed Use Developments and (iv) approval of any zoning text amendments as may be necessary. PIN: Citywide Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016 Owner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016 5. Presentation From Staff – Providing Project Updates Adjournment: Next Agenda – February 25, 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: January 28, 2020 To: Planning and Zoning Board From: Jonathan Stytz, Planner Cc: Patrick Ainsworth, AICP, Economic Development Coordinator Subject: Consideration of a Major Variation Request to Allow Two Carports Exceeding 720-Square Feet and Two Detached Accessory Parking Structures at 855 Rand Road (7th Ward) Issue: The petitioner is requesting major variations under Section 12-8-1(C) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow: i) two 800-square foot carports that are in excess of the 720-square foot maximum area permitted for carports; and ii) two detached accessory structures for parking when only one is permitted at 855 Rand Road in the C-3, General Commercial zoning district. Analysis: Address: 855 Rand Road Owner: Jidd Holdings and Adam Jidd, 855 Rand Road, Des Plaines, IL 60016 Petitioner: Anthony Baroud, 855 Rand Road, Des Plaines, IL 60016 Case Number: 19-081-V PIN: 09-08-301-008-0000 Ward: #7, Alderman Don Smith Existing Zoning: C-3, General Commercial District Existing Land Use: Car Dealership (Jidd Motors) Surrounding Zoning: North: C-3, General Commercial District South: R-1, Single Family Residential District East: C-3, General Commercial District West: R-1, Single Family Residential District Surrounding Land Use: North: Commercial (Restaurant) South: Single Family Residences MEMORANDUM Page 1 of 19 East: Commercial (Car Dealership) West: Single Family Residences/Cumberland Elementary School Street Classification: Rand Road is classified as an arterial street. Comprehensive Plan: The Comprehensive Plan designates the site as Commercial. Project Description: The petitioner, Anthony Baroud, on behalf of Jidd Motors, is requesting major variations to allow: i) two 800-square foot carports that are in excess of the 720- square foot maximum area permitted for carports; and ii) two detached accessory structures for parking when only one is permitted at 855 Rand Road in the C-3, General Commercial zoning district. This 3.74-acre property currently contains a one-story car dealership with a mezzanine and showroom. Staff met with the petitioner on November 5, 2019 to discuss the request for the installation of the two carports and discovered that the carports were already installed on the subject property. The two carports were installed without a permit and are currently located in the rear of the property—one alongside the west building elevation and the other alongside the west property line—as shown in the Site Plan (Attachment 4). Staff informed the petitioner at the meeting that two major variations would be required for the carports since they exceed the maximum area permitted for carports and the maximum number of detached accessory structures for parking. The petitioner has requested two major variations for a carport exceeding 720-square feet and detached garage to serve as a second detached accessory structure for parking at 1313 Rand Road (Case 19-082-V) for storage purposes. The petitioner proposes to maintain the use of both carports on the property for equipment storage and vehicle shelter from the elements during service mechanic inspections—neither of the carports will be utilized for auto service operations related to Jidd Motors. See the Project Narrative (Attachment 1) for more information regarding the need and use of the carports on the property. The existing carports are 20-feet wide by 40-feet long and are just over 12-feet in height as shown in the Architectural Plan (Attachment 5). The following sections of the Des Plaines Zoning Ordinance apply to this case: • Pursuant to Section 12-8-1(C)(4), there shall be no more than one garage or carport (attached or detached) per property. • Pursuant to Section 12-8-1(C)(5), the maximum area of a carport shall be 720-square feet or less. The petitioner’s request to allow 800-square foot carports in excess of the 720- square foot maximum for carports and two detached accessory structures for parking when only one is permitted per property constitutes the need for major variations to Section 12-8-1(C) of the 1998 Des Plaines Zoning Ordinance. 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 identified for 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 Page 2 of 19 uses. The current use is an established business within the City and the requests will allow the existing business to improve its operations in Des Plaines without expanding the principal building. o The subject property is located along a defined arterial corridor containing a mixture of residential, commercial, and industrial uses. The request would provide some screening between the subject property operations and the single-family residences located behind it. 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. 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 subject property is occupied by the car dealership with space constraints, which creates a hardship on the petitioner to operate his business. The property is fully built out and covered storage space on the property is minimal. The petitioner is proposing the 800-sqare foot carports to provide additional covered area on site for vehicle inspections done by service mechanics, insurance adjusters, and customers as well as to protect the vehicles from the elements. The petitioner is utilizing the carports as an alternative to adding an expansion onto the existing building as a covered area for inspecting vehicles is important to help minimize rusting of damaged vehicles. The regulation permitting only one 720-square foot carport per property limits the space that can be utilized to store vehicles for inspection and does not provide adequate room for the car dealership use present on this property. 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 unique in shape and can present difficulties with the development of the property given the required bulk regulations in the C-3 district. The petitioner strives to maintain the two carports on the property as they integrate well with the existing configuration, circulation, and access of the property. An expansion of the existing building on the property to accomplish additional covered storage space on site could be costly, could potentially effect the circulation and access of the property, and could add to additional space constraints for the petitioner given the existing property characteristics. 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 petitioner did not create the physical characteristics that exist on the property. However, the petitioner is looking to improve the organization, circulation, and overall appearance of the property from an aesthetic and functional standpoint. Page 3 of 19 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 the strict letter of the zoning ordinance would limit the petitioner’s ability to provide adequate covered storage area for the site and may affect the petitioner’s ability to utilize the property. Covered storage on the property allows the petitioner to adequately operate his business. 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 the variances for the two carports will not create a special privilege for the subject property owners compared to the surrounding properties in the area. The petitioner is requesting the variations to improve the functionality of the property and to avoid increasing pavement area. 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 variation granting the use of the two carports would be in harmony with the surrounding development. One carport is located along the west elevation of the building and the other is located along the rear property line in between the rear parking area and the residential development located to the south of the property. The request would match the character of the existing commercial and industrial development and partially increase the buffer between the subject property and the residential 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: There are no other remedies available, aside from the variations, which would allow the petitioner to provide adequate covered storage for use of the car dealership. The installation of the two carports will not increase any impervious surfaces on the site or create any disturbance. 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 the requested variations is the minimum measure of relief necessary to address the existing covered storage concerns for the car dealership. The petitioner does not have any plans to construct any other structures on the property. 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 one condition: 1. That no auto service operations shall be conducted inside either carport structure at any time. Planning and Zoning Board Procedure: Under Section 12-3-6(G) of the Zoning Ordinance (Major Variations), the Planning and Zoning Board has the authority to recommend approval, approval subject to conditions, or denial of the above-mentioned variances for two carports in the C-3 Zoning District at 855 Rand Road to the City Council. The Des Plaines City Council has final authority over the proposal. Page 4 of 19 Attachments: Attachment 1: Project Narrative & Standards for Variation Attachment 2: Location Map Attachment 3: Plat of Survey Attachment 4: Site Plan Attachment 5: Architectural Plan Attachment 6: Site Photos Page 5 of 19 PROJECT NARRATIVE FOR HARDSHIP V ARIA TI ON AT 855 EAST RAND ROAD, DES PLAINES, ILLINOIS SUBMITTED IN DECEMBER, 2019 Submitted for your approval is this Jidd Motors variance application. This narrative is to support the application for the proposed variation to request an increase in square footage (sq. tl.) for the accessory structures shown in the drawings submitted which are commonly known as car ports. The proposed variation use is for a two 20 x 40 car-ports in the rear of the propet1y at 855 East Rand Road, Des Plaines, Illinois. The car ports are used by employees of Jidd Motors, Inc., which is an operating and viable used car sale and car service business at 855 East Rand Road . .Tidd Motors Inc. not only sells used cars at this location but does full service mechanical and full service insurance body shop damage repairs to vehicles at 855 East Rand Road. The used car dealership employs car salespersons, finance managers, office stan: and sales managers� auto mechanics, porters, and auto body mechanics at this location. Jidd Motors employs and has employed more than 100 employees in Des Plaines and is a major car business serving this community, selling several hundred vehicles per month and providing significant sales tax revenue to the State of Illinois and the City of Des Plaines. Jidd is recognized as a quality used car sales business and a quality repair shop in the community. One of the two accessory structures or car ports is next to or adjacent to the building located on the property directly next to the rear portion of the building and is affixed to the building for support and security. This car port is secured by the foundation to the building and is very secure there. The accessory structure has the structural integrity of the main building to support it. The material for the car ports is all heavy grade aluminum, and is manufactured and warranted by Carolina Car Ports, and is non-combustible materials. The Carolina Car Ports company is a reputable company and provides these car ports to auto businesses and other businesses through-out the continental United States and is highly rated. Both architectural drawings -and manufacturing drawings are being submitted. Drawings of the car pot1s are submitted with specifications of the car ports. The car port next to the building is directly next to the entrance to the auto body repair shop in the rear of the building. The car port is not visible from Rand Road at all. The second car port is in the rear of the property behind the parking lot and it in addition provides cover for the snow removal equipment (Bob Cat) and salt products used for melting snow accumulations and melting dangerous ice accumulations on the property during the winter months. This shelter is needed to protect the equipment and melting materials from the weather elements (rain, snow, heat, etc). This is a 20 x 40 Carolina Car Port product and it is sate and sound in its location ( drawings submitted). This car port is also wind tested to 140 miles per hour wind gusts and thirty five pounds per square foot snow load and are warranted materials. Due to the configuration of the building, it provides easy access to obtain salt by the front end loader (Bob Attachment 1 Page 6 of 19 Cat), which would not be easily accessible if the salt was stored in an enclosed area for obvious reasons. There is no disruption to the overall use of the prope1ty by the car ports, and they fall within the applicable set back restrictions for accessory structures. The Jidd auto body repair shop requires that body service mechanics inspect the damaged vehicles and so car ports are required to protect them (and insurance adjusters and customers) from the weather elements (rain, snow, heat, etc). The vehicles need to be protected from the elements due to potential rusting, and for protection during inspections. The car p01t use is not inconsistent with the use at all. It would be a considerable hardship not to allow the variation as there is no other place for the inspections of the vehicles to occur, but for in the open which is impracticable. The car ports next to the main building is completely safe and are state of the art and pose no building threat or problems to safety of anyone on the property or elsewhere. As the property is a commercial use, the car ports are actually quite attractive in the rear area of the property by the rear parking area. The car ports are not unattractive and do not impact the surrounding or neighboring properties in the neighborhood. There is a substantial buffer in the rear of the prope1iy of trees between the Jidd property and the surrounding uses and residential uses. This project is being completed by professiona1 workers familiar with the drawings and instructions for the car ports. The variations are needed for a more etlicient operation of the .Tidd auto business at this location. STATEMENT OF STANDARDS FOR MEETING VARIATION REQUIREMENTS UNDER ORDINANCE 1.HARDSHIP A.The purpose of this variance is to place additional accessory structures on the property to facilitate operations at the .Tidd Motors business and to continue operation without the benefit of these accessory structures will be a hardship. B.Jidd Motors has a lack of square foot square to adequate accommodate the members of the staff and outside vendors for inspections and storage of salt, and the addition of the requested accessory structures will add the additional square footage positively needed to meet this hardship. This variance application clearly meets a hardship matters that the motor vehicle business has at the location. 2.UNIQUE PHYSICAL CONDITION. The existing physical conditions of the exiting building as it sits on the property footprint is inadequate in its capabilities to accommodate inspections inside and / or to accommodate the storage of large amounts of sa1t in winter, and the Attachment 1 Page 7 of 19 Carolina Car Port accessory structures are unique in their size and physical condition to accommodate the purposes needed and to carry on operations at Jidd Motors. The existing property and its physical condition are unique in that they cannot be modified in such a manner to allow for internal inspections or storage of salt for winter as the inside of the buildings are being used for sale floors and for repair facilities already. 3.NOT SELF CREATED. The aforesaid unique physical condition of the property and the existing structure there were conditions of the propetiy inherited upon purchase_ of same and the 1�estrictions on same existed and were the same and the hardship and need for the addition of the additional accessory structures was not self-created in any manner and have simply become needed to facilitate the business operation. 4.DENIED SUBSTANTIAL RIGHTS. Mandatory requirements vital to the operation of the dealership require that the added inspection areas and salt storage and equipment storage area be added for vendors and the storage area for salt is needed as to put the salt inside the building will deny substantial rights as the front end loader can not easily gain access to salt supplies stored inside, and other like operations have outdoor inspection areas like these, and not having them will deny substantial rights to Jidd and be a substantial hardship due to the denial of substantial rights to use the property to its highest and best use. 5.NOT MAKING SPECIAL PRIVILEGE.The accessory structures are necessary and not above and beyond what other like uses enjoy.There is no special privilege for this dealership being requested and other businesses and commercial uses have car port type accessory structures like these for the uses suggested. 6.TITLE AND PLAN PURPOSES. The requested variation will not result in a use or development of the subject lot which is disharmonious with the general and specific purposes of the approved use of the property and is in harmony with the purpose and intent of the comprehensive plan and the surrounding uses and comprehensive plan. 7.NO OTHER REMEDY. There is no other remedy other than the requested variation to address the hardship and difficulty to be remedied by the variation. Other actions would not address the issues required to be addressed and there is no other approach to address these issues than the proposed variance application. 8.MINIMUM REQUIRED.The requested variance is the minimum variance that can be requested to address the issues and hardships addressed that the facility needs to utilize and Attachment 1 Page 8 of 19 maintain the property for the purposes of the business and this is a minimal variation to the strict application of this title. The standards for a variance are met by the facts and situation of the application of the applicant and accordingly the variance requested should be granted. Attachment 1 Page 9 of 19 MapOfficen• 'I',;- � ■ ITTl��z1 · '.J o. d,3 mi!.; 11 .,, :...r-.r--t'lnch I Ts lp7l� I J I ,i i I l>--m.J • ..,l Mapct�t-edon February 3, 2020. 855 RAND ROAD • -'' ..,._I ®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"..ationa.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 2 Page 10 of 19 ,.,. 0 PLAT OF SURVEY of THAT PART Of LOT I LYING WEST or A LINE DESCRIBED AS DRAWN PARALLEL TO THE WEST LINE OF SAID LOTJ FROM A POINT IN THE SOUTHERLY llNE OF SAID LOI I TO A POINT IN THE SOUTHWESTERLY LINE OF RAND ROAD. AS SHOWEN ON THE PLAT OF OWNER'S OlVISION HEREINAFTER DESCRIBED. WHICH POINT IS 103 FEET DISTANT NORTHWESTERLY FROM THE POINT Of INTERSECTION OF SAID SOUTHWESTERLY LINE OF SAID RAND CAS MEASURED ALONG SAID SOUTHWESTERLY LIND WITH A LINE WHICH IS 150 FEET WEST OF (MEASURED AT RIGHT ANGLES> A LINE DRAWN PARALLEL TO THE WEST LINE OF SAID LOI I FROM A POINT IN SAID SOUTHERLY LINE OF SAID LOT I TO A POINT IN SAID SOUTHWESTERLY LINE LINE Of SAID RAND ROAD THAT IS 450 FEET NORTHWESTERLY OF THE EASTERLY LINT OF SAID LOT 1 CAS MEASURED ALONG SAID SOUTHWESTERLY LINE OF SAID RAND ROAOl ANO LYING SOUTHWESTERLY OF A LINE THAT IS 50 FEET <MEASURED AT RIGHI ANGLES) SOUTHWESTERLY ANO PARALLEL TO A LINE DESCRIBED AS BEGINNING AT A POINT IN THE WEST LINE OF TH£ SOUTHWEST 1/4 OF SAID SECTION 8, DISTANT 1721.80 FEET NORTH OF THE SOUTHWEST CORNER THEREOF: THENCE SOUTHEASTERLY ALONG A STRAIGHT LINE WHICH MA<ES AN ANGLE OF 52 DEGREES S2 MINUTES, MEASURED FROM SOUTH TO EAST, FROM SOUTH TO EAST, FROM SAID WEST LINE OF SAID SOUTHWEST 1/4 OF SAID SECTION 8, A DISTANCE OF 885 FEET TO A POINT OF CURVATURE OF A CURVE, CONCAVE TO THE SOUTHWEST HAVING A RADIUS OF 34,377.50 FEET: THENCE SOUTHEASTERLY ALONG SAID. CURVE A DISTANCE OF 1015 FEET TO A POINT OF TANGENCY: THENCE SOUTHEAST ALONG A STRAIGHT LINE, A DISTANCE OF 841.40 FEET 10 A POINT IN THE SOUTH LINE Of THE SOUTHWEST 1/4 OF SAID SECTION 8, A DISTANCE OF 2212.40 FEET EAST OF THE SOUTHWEST CORNER THEREOF: ALL IN WNER'S DIVISION OF THAT PART Of THE SOUTH 25·67/IOOTHS CHAINS OF THE SOUTHWEST J/4 OF SECTION 8. TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN LYING SOUTH OF THE CENTER LINE OF RAND ROAD ANO WEST OF THE WEST LINE OF MININEAPOLIS, ST. PAUL ANO SAULT STE MARIE RAILROAD: !EXCEPT THAT PART TA<EN FOR FOURTH AVENUE AS PER DEOICATION RECORDED JANUARY 23, 1970 AS DOCUMENT 2106510ll, IN COOX COUNTY, ILLINOIS. TOT AL NET AREA: 165,018 SO.FT. , 3,788 ACRES COMMONLY �NOWN AS: 855 RAND ROAD. DES PLAINES. ILLINOIS 60016 P.I.N., 09·08·301·008·0000 lf(l0(> rcNCC C0Rli(lt o.u· wEST CIU,lH rctrttt CCAHt:• O,ll' 'IIICST ,- cH.•1" FCJrrtC'C CORJl(R 0,50' 'lltST CQN(jl[T( Cllflt TTPl 111-4 • \ - c1U1HL1Mii r(Ntt -· 45��26" 'MtAS.'a/lU!t'.- K: ���s-X::C;;iNLJNC ��-•-•-·-•-•-·�us - t "-uc11. (C)l(jl[T( CURI , .• ,· OSI R£FER£NCE, PLAT Of SURVY ------ o.l Utility doto other thon physlcol evidence visible on tne or-ound Is .shown os per records obtained from a,r""lvote ond oubllc sour-ces os lndlcoted ond stiould be assumed to be oporoxlmote. 0.1 Con,oore o• oolnts befor-e t>ullC11nQ by SQme ond ot once r"epo,-t ony difference. For bulldln9 ond eosement lines ond other restrictions not .shown hereon. refer to your-ob.stroct, dead contr"oct or zonino ordinance. Ordered By: Adom JTdd F'le1d work done: 11/09/201� LEGEND (i) W,AT(ft \1;1£R (ii 1£LCPHOHE Nt1WOA1C 80:C D CQt.MJHICUICt,I 80X 0 [)(ISl INC CATC'H BASIN 0 S TOAN SOtR �ANHOt.E C. ClUN OUJ 4COI " AH BOX +WA1(� BUffALD BOX ■ (;AS lolC1£R 4 HAN(>fCAP $INC ◄ STRtU Sl(;N -c-[)CISTING CAS LIN[ � EXISTING SAHIUJtY StwER -fKISTIHG Stclhl SD[R •• -�HAIH f(NCt __. WOOO f(NCE IUIH flHCt CORNEA: 1.n·jc.s, a,A IH J[MC[ ctllbitlt 0.9�• t,lSl j ·�' SCHOMIC LANO SURVEYORS, LTD. NOVEMBER 08, 2010 STATE OF ILLINOISI COUNTY OF COOK I s. s. Exptrotlon dore: ll·J0-2020 / I \ \ Scale, llneh : JO' feet Olstonces Ot""e fflOl'"ked ln feet and declmols. MANUEL E.PALMA,PE,PLS 23-4 BROOK.HA VEN DRIVE ELK GROVE VILLAGE. IL. 60007 (773) 29◄·8758 OFFICE Attachment 3 Page 11 of 19 PR O J E C T LO C A T I O N TH I S P R O J E C T S H O U L D C O M P L Y W I T H A L L A P P L I C A B L E Z O N I N G , C O D E R E Q UIREMENTS DE S P L A I N E S B U I L D I N G D E P A R T M E N T , I N C L U D I N G B U T N O T L I M I T E D T O : Bu i l d i n g ( r e s i d e n t i a l ) - 20 1 5 I n t e r n a t i o n a l R e s i d e n t i a l C o d e & A m e n d m e n t s El e c t r i c a l - 20 1 4 N a t i o n a l E l e c t r i c a l C o d e Pl u m b i n g - St a t e o f I l l i n o i s P l u m b i n g C o d e Me c h a n i c a l - 20 1 5 I n t e r n a t i o n a l M e c h a n i c a l C o d e Fi r e - 20 1 5 I n t e r n a t i o n a l F i r e C o d e El e v a t o r s - 20 0 0 A S M E A 1 7 . 1 Ac c e s s i b i l i t y - 19 9 7 S t a t e o f I l l i n o i s A c c e s s i b i l i t y C o d e Li f e S a f e t y - 20 1 2 [ N F P A 1 0 1 ] En e r g y ( r e s i d e n t i a l ) - St a t e o f I l l i n o i s E n e r g y C o n s e r v a t i o n C o d e 1 S T O R Y B U I L D I N G #885 R AND R O AD LOT 1605.27'38 9 .9 2' 3 2 2 . 0 5 ' 45 6 . 2 6 ' 263.94' 9 9 . 0 7 ' 99.07'263.94' 3 9 . 1 7 ' 2 0 . 0 0 ' 4 0 . 0 0 ' Si m 2 A_ 1 . 0 Si m 1 A_ 1 . 1 4 0 . 0 0 ' 2 0 .0 0 ' CO P Y R I G H T : DO N O T S C A L E D R A W I N G S . Th e a r c h i t e c t e x p r e s s l y r e s e r v e s i t s c o m m o n l a w co p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h e s e p l a n s . Th e s e p l a n s a r e n o t t o b e r e p r o d u c e d , c h a n g e d or c o p i e d i n a n y f o r m o r m a n n e r w h a t s o e v e r , n o r ar e t h e y t o b e a s s i g n e d t o a n y t h i r d p a r t y w i t h o u t fi r s t o b t a i n i n g t h e e x p r e s s e d w r i t t e n p e r m i s s i o n an d c o n s e n t o f t h e a r c h i t e c t . T h e s e d r a w i n g s m a y ha v e r e p r o d u c e d a t a s i z e d i f f e r e n t t h a n o r i g i n a l l y dr a w n . O w n e r a n d A r c h i t e c t a s s u m e s n o re s p o n s i b i l i t y f o r u s e o f i n c o r r e c t s c a l e . C3 D A r c h i t e c t s 80 0 W . C e n t r a l R o a d , S t e 1 4 1 Mt. P r o s p e c t , I L 6 0 0 5 6 84 7 . 7 9 7 . 8 4 2 2 P . / 8 4 7 . 7 9 7 . 8 4 2 1 F . c3 d g r o u p @ g m a i l . c o m ww w . c 3 d a r c h i t e c t s . c o m AR C H I T E C T S Owner:Sheet Name:Phase:Drawn by:Checked by:Project Manager: Pr o j e c t N a m e : Ad d r e s s : Scale:Date:Project No.:Sheet No.:As indicatedJIDD MOTORS COVER SHEET Permit SetCNCN. CA R P O R T - S T R U C T U R E A N D RO O F 88 5 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 12/02/19 1806 A_0.0 SC : 1" = 4 0 0 ' - 0 " LO C A T I O N P L A N 1 SHEET INDEX NO. SHEET NAME DATE A_0.0 COVER SHEET 12/02/19 A_0.1 GENERAL NOTES 12/02/19 A_1.0 FLOOR PLANS - UNIT 1 12/02/19 A_1.1 FLOOR PLANS - UNIT 2 12/02/19 A_2.0 ELEVATIONS 12/02/19 A_2.1 ELEVATIONS 12/02/19 A_3.0 SECTIONS & DETAILS 12/02/19 A_3.1 SECTIONS & DETAILS 12/02/19 CA R P O R T - S T R U C T U R E A N D R O O F 0' 10 0 ' 20 0 ' JI D D M O T O R S 88 5 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 No . D e s c r i p t i o n D a t e SC : 1" = 1 0 0 ' - 0 " SI T E P L A N 2 At t a c h m e n t 4 Page 12 of 19 1 A_ 3 . 0 2 A_ 3 . 0 20 . 0 0 ' 4 0 . 0 0 ' 2 . 0 0 ' 1 1 . 1 0 ' 2 . 0 0 ' 9 . 7 9 ' 2 . 0 0 ' 1 1 . 1 0 ' 2 . 0 0 ' A_ 2 . 0 1 A_ 2 . 0 2 PLAN KEY TO BE DEMOLISHED SURFACE AREA TO BE REMOVED EXISTING PARTITION TO REMAINNO WORKSYMBOLDESCRIPTION NEW PARTITION COORDINATE W/ OWNER FOR FINISH & COLOR SELECTION:1.TBCFINISH NOTES: 1 A_ 3 . 0 2 A_ 3 . 0 3" / 1 2 " 3" / 1 2 " 4 0 . 0 0 ' 20 . 0 0 ' A_ 2 . 0 1 A_ 2 . 0 2 CO P Y R I G H T : DO N O T S C A L E D R A W I N G S . Th e a r c h i t e c t e x p r e s s l y r e s e r v e s i t s c o m m o n l a w co p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h e s e p l a n s . Th e s e p l a n s a r e n o t t o b e r e p r o d u c e d , c h a n g e d or c o p i e d i n a n y f o r m o r m a n n e r w h a t s o e v e r , n o r ar e t h e y t o b e a s s i g n e d t o a n y t h i r d p a r t y w i t h o u t fi r s t o b t a i n i n g t h e e x p r e s s e d w r i t t e n p e r m i s s i o n an d c o n s e n t o f t h e a r c h i t e c t . T h e s e d r a w i n g s m a y ha v e r e p r o d u c e d a t a s i z e d i f f e r e n t t h a n o r i g i n a l l y dr a w n . O w n e r a n d A r c h i t e c t a s s u m e s n o re s p o n s i b i l i t y f o r u s e o f i n c o r r e c t s c a l e . C3 D A r c h i t e c t s 80 0 W . C e n t r a l R o a d , S t e 1 4 1 Mt. P r o s p e c t , I L 6 0 0 5 6 84 7 . 7 9 7 . 8 4 2 2 P . / 8 4 7 . 7 9 7 . 8 4 2 1 F . c3 d g r o u p @ g m a i l . c o m ww w . c 3 d a r c h i t e c t s . c o m AR C H I T E C T S Owner:Sheet Name:Phase:Drawn by:Checked by:Project Manager: Pr o j e c t N a m e : Ad d r e s s : Scale:Date:Project No.:Sheet No.:As indicatedJIDD MOTORS FLOOR PLANS - UNIT 1 Permit SetCNCN. CA R P O R T - S T R U C T U R E A N D RO O F 88 5 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 12/02/19 1806 A_1.0 0 8' 16 ' SC : 1/ 8 " = 1 ' - 0 " 1S T F L O O R P L A N - U N I T 1 2 No . D e s c r i p t i o n D a t e SC : 1/ 8 " = 1 ' - 0 " RO O F P L A N - U N I T 1 1 At t a c h m e n t 5 Page 13 of 19 1 A_ 3 . 1 2 A_ 3 . 1 20 . 0 0 ' 4 0 . 0 0 ' 2 . 0 0 ' 1 1 . 1 0 ' 2 . 0 0 ' 9 . 7 9 ' 2 . 0 0 ' 1 1 . 1 0 ' 2 . 0 0 ' 4 0 . 0 0 ' 5 . 0 0 ' 5 . 0 0 ' 5 . 0 0 ' 5 . 0 0 ' 5 . 0 0 ' 5 . 0 0 ' 5 . 0 0 ' 5 . 0 0 ' A_ 2 . 1 1 A_ 2 . 1 2 1 A_3.12A_3.1 40.00'20.00'A_2.1 1 A_ 2 . 1 2 CO P Y R I G H T : DO N O T S C A L E D R A W I N G S . Th e a r c h i t e c t e x p r e s s l y r e s e r v e s i t s c o m m o n l a w co p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h e s e p l a n s . Th e s e p l a n s a r e n o t t o b e r e p r o d u c e d , c h a n g e d or c o p i e d i n a n y f o r m o r m a n n e r w h a t s o e v e r , n o r ar e t h e y t o b e a s s i g n e d t o a n y t h i r d p a r t y w i t h o u t fi r s t o b t a i n i n g t h e e x p r e s s e d w r i t t e n p e r m i s s i o n an d c o n s e n t o f t h e a r c h i t e c t . T h e s e d r a w i n g s m a y ha v e r e p r o d u c e d a t a s i z e d i f f e r e n t t h a n o r i g i n a l l y dr a w n . O w n e r a n d A r c h i t e c t a s s u m e s n o re s p o n s i b i l i t y f o r u s e o f i n c o r r e c t s c a l e . C3 D A r c h i t e c t s 80 0 W . C e n t r a l R o a d , S t e 1 4 1 Mt. P r o s p e c t , I L 6 0 0 5 6 84 7 . 7 9 7 . 8 4 2 2 P . / 8 4 7 . 7 9 7 . 8 4 2 1 F . c3 d g r o u p @ g m a i l . c o m ww w . c 3 d a r c h i t e c t s . c o m AR C H I T E C T S Owner:Sheet Name:Phase:Drawn by:Checked by:Project Manager: Pr o j e c t N a m e : Ad d r e s s : Scale:Date:Project No.:Sheet No.:1/8" = 1'-0"JIDD MOTORS FLOOR PLANS - UNIT 2 Permit SetCNCN. CA R P O R T - S T R U C T U R E A N D RO O F 88 5 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 12/02/19 1806 A_1.1 0 8' 16 ' No . D e s c r i p t i o n D a t e SC : 1/ 8 " = 1 ' - 0 " 1S T F L O O R P L A N - U N I T 2 1 SC : 1/ 8 " = 1 ' - 0 " RO O F P L A N - U N I T 2 2 At t a c h m e n t 5 Page 14 of 19 MT L R O O F I N G A N D ST R U C T U R E EX I S T I N G B U I L D I N G 9.58'2.65'12.24'MTL ROOFING AND STRUCTUREEXISTING BUILDING CO P Y R I G H T : DO N O T S C A L E D R A W I N G S . Th e a r c h i t e c t e x p r e s s l y r e s e r v e s i t s c o m m o n l a w co p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h e s e p l a n s . Th e s e p l a n s a r e n o t t o b e r e p r o d u c e d , c h a n g e d or c o p i e d i n a n y f o r m o r m a n n e r w h a t s o e v e r , n o r ar e t h e y t o b e a s s i g n e d t o a n y t h i r d p a r t y w i t h o u t fi r s t o b t a i n i n g t h e e x p r e s s e d w r i t t e n p e r m i s s i o n an d c o n s e n t o f t h e a r c h i t e c t . T h e s e d r a w i n g s m a y ha v e r e p r o d u c e d a t a s i z e d i f f e r e n t t h a n o r i g i n a l l y dr a w n . O w n e r a n d A r c h i t e c t a s s u m e s n o re s p o n s i b i l i t y f o r u s e o f i n c o r r e c t s c a l e . C3 D A r c h i t e c t s 80 0 W . C e n t r a l R o a d , S t e 1 4 1 Mt. P r o s p e c t , I L 6 0 0 5 6 84 7 . 7 9 7 . 8 4 2 2 P . / 8 4 7 . 7 9 7 . 8 4 2 1 F . c3 d g r o u p @ g m a i l . c o m ww w . c 3 d a r c h i t e c t s . c o m AR C H I T E C T S Owner:Sheet Name:Phase:Drawn by:Checked by:Project Manager: Pr o j e c t N a m e : Ad d r e s s : Scale:Date:Project No.:Sheet No.:3/16" = 1'-0"JIDD MOTORS ELEVATIONS Permit SetCNCN. CA R P O R T - S T R U C T U R E A N D RO O F 88 5 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 12/02/19 1806 A_2.0 No . D e s c r i p t i o n D a t e SC : 3/ 1 6 " = 1 ' - 0 " UN I T 1 - E X T E R I O R E L E V A T I O N 0 1 1 SC:3/16" = 1'-0"UNIT 1 - EXTERIOR ELEVATION 02 2 At t a c h m e n t 5 Page 15 of 19 MT L R O O F I N G A N D ST R U C T U R E 8 . 0 0 ' 1 . 5 8 ' 2 . 6 5 ' 1 2 . 2 4 ' 9.42'2.82'12.24'MTL ROOFING AND STRUCTURE CO P Y R I G H T : DO N O T S C A L E D R A W I N G S . Th e a r c h i t e c t e x p r e s s l y r e s e r v e s i t s c o m m o n l a w co p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h e s e p l a n s . Th e s e p l a n s a r e n o t t o b e r e p r o d u c e d , c h a n g e d or c o p i e d i n a n y f o r m o r m a n n e r w h a t s o e v e r , n o r ar e t h e y t o b e a s s i g n e d t o a n y t h i r d p a r t y w i t h o u t fi r s t o b t a i n i n g t h e e x p r e s s e d w r i t t e n p e r m i s s i o n an d c o n s e n t o f t h e a r c h i t e c t . T h e s e d r a w i n g s m a y ha v e r e p r o d u c e d a t a s i z e d i f f e r e n t t h a n o r i g i n a l l y dr a w n . O w n e r a n d A r c h i t e c t a s s u m e s n o re s p o n s i b i l i t y f o r u s e o f i n c o r r e c t s c a l e . C3 D A r c h i t e c t s 80 0 W . C e n t r a l R o a d , S t e 1 4 1 Mt. P r o s p e c t , I L 6 0 0 5 6 84 7 . 7 9 7 . 8 4 2 2 P . / 8 4 7 . 7 9 7 . 8 4 2 1 F . c3 d g r o u p @ g m a i l . c o m ww w . c 3 d a r c h i t e c t s . c o m AR C H I T E C T S Owner:Sheet Name:Phase:Drawn by:Checked by:Project Manager: Pr o j e c t N a m e : Ad d r e s s : Scale:Date:Project No.:Sheet No.:3/16" = 1'-0"JIDD MOTORS ELEVATIONS Permit SetCNCN. CA R P O R T - S T R U C T U R E A N D RO O F 88 5 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 12/02/19 1806 A_2.1 No . D e s c r i p t i o n D a t e SC : 3/ 1 6 " = 1 ' - 0 " UN I T 2 - E X T E R I O R E L E V A T I O N 0 1 1 SC:3/16" = 1'-0"UNIT 2 - EXTERIOR ELEVATION 02 2 At t a c h m e n t 5 Page 16 of 19 1S T F L O O R 0' - 0" RO O F 12 ' - 0" MT L R O O F I N G A N D ST R U C T U R E 8 ' - 0 " 1 ' - 4 1 / 8 " MTL ROOF AND STRUCTURE 4'-2 7/8"8'-0"12'-2 7/8" CO P Y R I G H T : DO N O T S C A L E D R A W I N G S . Th e a r c h i t e c t e x p r e s s l y r e s e r v e s i t s c o m m o n l a w co p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h e s e p l a n s . Th e s e p l a n s a r e n o t t o b e r e p r o d u c e d , c h a n g e d or c o p i e d i n a n y f o r m o r m a n n e r w h a t s o e v e r , n o r ar e t h e y t o b e a s s i g n e d t o a n y t h i r d p a r t y w i t h o u t fi r s t o b t a i n i n g t h e e x p r e s s e d w r i t t e n p e r m i s s i o n an d c o n s e n t o f t h e a r c h i t e c t . T h e s e d r a w i n g s m a y ha v e r e p r o d u c e d a t a s i z e d i f f e r e n t t h a n o r i g i n a l l y dr a w n . O w n e r a n d A r c h i t e c t a s s u m e s n o re s p o n s i b i l i t y f o r u s e o f i n c o r r e c t s c a l e . C3 D A r c h i t e c t s 80 0 W . C e n t r a l R o a d , S t e 1 4 1 Mt. P r o s p e c t , I L 6 0 0 5 6 84 7 . 7 9 7 . 8 4 2 2 P . / 8 4 7 . 7 9 7 . 8 4 2 1 F . c3 d g r o u p @ g m a i l . c o m ww w . c 3 d a r c h i t e c t s . c o m AR C H I T E C T S Owner:Sheet Name:Phase:Drawn by:Checked by:Project Manager: Pr o j e c t N a m e : Ad d r e s s : Scale:Date:Project No.:Sheet No.:3/16" = 1'-0"JIDD MOTORS SECTIONS & DETAILS Permit SetCNCN. CA R P O R T - S T R U C T U R E A N D RO O F 88 5 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 12/02/19 1806 A_3.0 SC : 3/ 1 6 " = 1 ' - 0 " SE C T I O N 1 - U N I T 1 1 SC:3/16" = 1'-0"CROSS SECTION 1 - UNIT 1 2 No . D e s c r i p t i o n D a t e At t a c h m e n t 5 Page 17 of 19 4'-2 7/8"8'-0"12'-2 7/8" CO P Y R I G H T : DO N O T S C A L E D R A W I N G S . Th e a r c h i t e c t e x p r e s s l y r e s e r v e s i t s c o m m o n l a w co p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h e s e p l a n s . Th e s e p l a n s a r e n o t t o b e r e p r o d u c e d , c h a n g e d or c o p i e d i n a n y f o r m o r m a n n e r w h a t s o e v e r , n o r ar e t h e y t o b e a s s i g n e d t o a n y t h i r d p a r t y w i t h o u t fi r s t o b t a i n i n g t h e e x p r e s s e d w r i t t e n p e r m i s s i o n an d c o n s e n t o f t h e a r c h i t e c t . T h e s e d r a w i n g s m a y ha v e r e p r o d u c e d a t a s i z e d i f f e r e n t t h a n o r i g i n a l l y dr a w n . O w n e r a n d A r c h i t e c t a s s u m e s n o re s p o n s i b i l i t y f o r u s e o f i n c o r r e c t s c a l e . C3 D A r c h i t e c t s 80 0 W . C e n t r a l R o a d , S t e 1 4 1 Mt. P r o s p e c t , I L 6 0 0 5 6 84 7 . 7 9 7 . 8 4 2 2 P . / 8 4 7 . 7 9 7 . 8 4 2 1 F . c3 d g r o u p @ g m a i l . c o m ww w . c 3 d a r c h i t e c t s . c o m AR C H I T E C T S Owner:Sheet Name:Phase:Drawn by:Checked by:Project Manager: Pr o j e c t N a m e : Ad d r e s s : Scale:Date:Project No.:Sheet No.:3/16" = 1'-0"JIDD MOTORS SECTIONS & DETAILS Permit SetCNCN. CA R P O R T - S T R U C T U R E A N D RO O F 88 5 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 12/02/19 1806 A_3.1 No . D e s c r i p t i o n D a t e SC:3/16" = 1'-0"CROSS SECTION 1 - UNIT 2 1 SC : 3/ 1 6 " = 1 ' - 0 " SE C T I O N 1 - U N I T 2 2 At t a c h m e n t 5 Page 18 of 19 855 Rand Road – Front of Property Looking West 855 Rand Road – Looking West at Existing Carport in Rear Yard 855 Rand Road – Public Sign and Front of Property 855 Rand Road – Front of Property Looking Northwest A t t a c h m e n t 6 P a g e 1 9 o f 1 9 COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: January 28, 2020 To: Planning and Zoning Board From: Jonathan Stytz, Planner Cc: Patrick Ainsworth, AICP, Economic Development Coordinator Subject: Consideration of a Major Variation Request to Allow A Carport Structure Exceeding 720- Square Feet and a 400-square foot Detached Garage as a Second Detached Accessory Parking Structure at 1313 Rand Road (7th Ward) Issue: The petitioner is requesting Major Variations under Section 12-8-1(C) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow: i) an 800-square foot carport structure that is in excess of the 720-square foot maximum area permitted for carport structures; and ii) a 400-square foot detached garage as a second detached accessory parking structure at 1313 Rand Road in the M-2, General Manufacturing district. Analysis: Address: 1313 Rand Road Owner: Jidd Holdings, LLC, 855 Rand Road, Des Plaines, IL 60016 Petitioner: Anthony Baroud, 855 Rand Road, Des Plaines, IL 60016 Case Number: 19-082-V PIN: 09-17-202-007-0000 Ward: #7, Alderman Don Smith Existing Zoning: M-2, General Manufacturing District Existing Land Use: Car Dealership (Jidd Motors) Surrounding Zoning: North: M-2, General Manufacturing District South: M-2, General Manufacturing District East: C-3, General Commercial District/M-2, General Manufacturing District West: M-2, General Manufacturing District MEMORANDUM Page 1 of 16 Surrounding Land Use: North: Manufacturing (Multi-Tenant Warehouse Center) South: ComEd Substation East: Commercial (Rand Manor), Manufacturing (M&M Limousine and Maine Scrap Metal) West: Manufacturing (Multi-Tenant Warehouse Center) Street Classification: Rand Road is classified as an arterial street. Comprehensive Plan: The Comprehensive Plan designates the site as Commercial. Project Description: The petitioner, Anthony Baroud, on behalf of Jidd Motors, is requesting Major Variations to allow: i) an 800-square foot carport structure that is in excess of the 720-square foot maximum area permitted for carport structures; and ii) a 400-square foot detached garage as a second detached accessory parking structure at 1313 Rand Road in the M-2, General Manufacturing district. This 3.67-acre property currently contains a one-story car dealership with a mezzanine and showroom. Staff met with the petitioner on November 5, 2019 and discovered that a detached garage and carport structure had already been installed at 1313 Rand Road. Both structures were installed without a permit and are currently located less than a foot away from each other in the rear of the property along the rear property line as shown in the Site Plan (Attachment 4). Staff informed the petitioner at the meeting that major variations would be required for the carport structure since it exceeds the maximum area permitted for carports and the detached garage since it is a second detached accessory parking structure on the property where only one parking structure is permitted. The petitioner has also requested two major variations for the use of two carports exceeding 720-square feet at 855 Rand Road (Case 19-081-V) for storage purposes. The petitioner proposes to maintain the use of the detached garage for vehicle storage and the carport for equipment storage and salt material storage—neither the detached garage nor the carport structure will be utilized for auto service operations related to Jidd Motors. See the Project Narrative and Standards for Variation (Attachment 1) for more information regarding the need and use of the detached garage and carport on the property. The detached garage is 20-feet wide by 20-feet long and the carport is 20-feet wide by 40-feet long as shown in the Architectural Plan (Attachment 5). The following sections of the Des Plaines Zoning Ordinance apply to this case: • Pursuant to Section 12-8-1(C)(4), there shall be no more than one garage or carport (attached or detached) per property. • Pursuant to Section 12-8-1(C)(5), the maximum area of a carport shall be 720-square feet or less. The petitioner’s request to allow an 800-square foot carport in excess of the 720-square foot maximum for carports and a 400-square foot detached garage to serve as a second parking structure constitutes the need for two major variations to Section 12-8-1(C) of the Des Plaines Zoning Ordinance. 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: Page 2 of 16 • Future Land Use Plan: o The property is identified 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 uses. The current use is an established business within the City and the request will allow the existing business to improve its operations in Des Plaines without expanding the principal building. o The subject property is located along a defined arterial corridor containing a mixture of commercial and industrial uses. The request would provide some screening of existing outdoor storage on the property and improve the property from an aesthetic and functional 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. 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 subject property is occupied by the car dealership with space constraints, which creates a hardship on the petitioner to effectively operate and grow his business. The property is fully built out and covered storage space on the property is minimal. The petitioner is proposing the 400-square foot detached garage and 800-square foot carport to provide additional covered area on site for vehicle, equipment, and salt material storage. The petitioner is utilizing both structures as an alternative to adding an expansion onto the existing building as a covered area for storage is important to the petitioner to protect equipment and materials from the elements. The regulation allowing each property a maximum of one 720-square foot parking structure, detached garage or carport, limits the space that can be utilized to store equipment and materials and does not provide adequate room for the car dealership use present on this property. 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 unique in shape and can present difficulties with the development of the property given the required bulk regulations in the M-2 district. The petitioner strives to maintain the detached garage and carport on the property as they integrate well with the existing configuration, circulation, and access of the property. An expansion of the existing building on the property to accomplish additional covered storage space on site could be costly, could potentially affect the circulation and access of the property, and could add to additional space constraints for the petitioner given the existing property characteristics. 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. Page 3 of 16 Comment: The petitioner did not create the physical characteristics that exist on the property. However, the petitioner has previously done remodeling work on the existing building to make improvements to the property and building from an aesthetic and functional standpoint. 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 the strict letter of the zoning ordinance would limit the petitioner’s ability to provide adequate covered storage area for the site and may affect the petitioner’s ability to utilize the property. 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 the use of the detached garage and carport will not create a special privilege for the subject property owners compared to the surrounding properties in the area. The petitioner is requesting the variations to improve the functionality and aesthetics of the property and to avoid increasing pavement on the property. 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 variation granting the use of the detached garage and carport would be in harmony with the surrounding development. The request would match the character of the existing commercial and industrial development and partially increase the buffer between the residential development located to the south of the property. Additionally, the structures are located in the rear of the property, which has minimal impact on surrounding properties. 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: There are no other remedies available, aside from the variations, which would allow the petitioner to provide adequate covered storage for use of the car dealership. The installation of the detached garage and carport will not increase any impervious surfaces on the site or create any disturbances. 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 the requested variations is the minimum measure of relief necessary to address the existing covered storage concerns for the car dealership. The petitioner does not have any plans to construct any other structures on the premise. 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 one condition: 1. That no auto service operations shall be conducted inside the detached garage or carport structure at any time. Page 4 of 16 Planning and Zoning Board Procedure: Under Section 12-3-6(G) of the Zoning Ordinance (Major Variations), the Planning and Zoning Board has the authority to recommend approval, approval subject to conditions, or denial of the above-mentioned variances for a detached garage and carport in the M-2 Zoning District at 1313 Rand Road to the City Council. The Des Plaines City Council has final authority over the proposal. Attachments: Attachment 1: Project Narrative & Standards for Variation Attachment 2: Location Map Attachment 3: Plat of Survey Attachment 4: Site Plan Attachment 5: Architectural Plan Attachment 6: Site Photos Page 5 of 16 PROJECT NARRATIVE FOR HARDSHIP VARIATION AT 1313 EAST RAND ROAD, DES PLAINES, ILLINOIS SUBMITTED IN DECEMBER, 2019 Submitted for your approval is this .lidd Motors variance application for 1313 East Rand Road. This narrative is to support the application for the proposed variation in order to request an increase in square footage (sq. ft.) for the two accessory structures shown in the drawings submitted. The proposed variation use is for a 20 x 40 car-port on the property at 13 13 East Rand Road, Des Plaines, Illinois, used for equipment storage and salt material storage. and a 20 by 20 garage accessory structure used for storage. This variation application consists of two accessory structures and the ability to increase the size of these structures from 150 square feet to 800 total square feet gross for the car por t or an increase of 650 sq. n. net and from 150 square teet to 400 sq. ft. (20 x 20) or an increase or 250 sq. ft. for the garage accessory structure. There will no use variation and neither accessory structure will be used for spray painting vehicles or tire repairs or other repairs. The car port and garage are used by employees of Jidcl Motors. Inc .. which is an operating and viable used car sale and car service business at 1313 East Rand Road since 2011. There is no comprehensive mechanical service shop or body shop at 1313 East Rand Road, this location is used for the sale of automobiles only. So the need for these structures is Yitai to the operations at the business. The 1313 Rand Road location deals with the sale of high end European vehicles, including Mercedes Benz, BMW, Volkswagens, among others. The 855 East Rand Road location is a used car dealership that largely sells American and Japanese vehicles . .Jidd Motors sells used cars at the 1313 East Rand Road location. but docs all of its full service mechanical and full-service insurance body shop damage repairs to vehicles at the 855 East Rand Road location . .Jidd Motors employs and has employed more than I 00 employees in Des Plaines and is a major car business serving this community. selling several hundred vehicles per month and providing significant sales tax revenue to the State or Illinois and the City of Des Plaines. The used car dealership employs car salespersons. finance managers. office staff. sales managers and tire mechanics at this 1313 East Rand Road location. .lidd is recognized as a quality used car sales business and a quality repair shop in the community. The car port at 1313 East Rand Road is made of heavy grade aluminum. and is manufactured and warranted by Carolina Car Ports. The garage shed is also made of heavy grade aluminum and is warranted by Carolina Car Ports. Each structure is comprised of non­ combustible material. The Carolina Car Ports company is a reputable company that provides these car ports to auto businesses and other businesses through-out the continental United States and they are highly rated. Both architectural drawings and manufacturing drawings are being submitted as part of this variance application. Attachment 1 Page 6 of 16 The structures are vital to provide cover for the snow removal equipment (Bob Cat) and salt products used for melting snow accumulations and melting dangerous ice accumulations on the property during the winter months. This shelter is needed to protect the equipment and melting materials from the weather elements (rain. snow. heal. etc). This is a 20 x 40 Carolina Car Port product and it is safe and sound in its location (drawings submitted). This car port is rated to withstand wind up to 140 mi !es per hour wind gusts and 35 psf per square foot snow load and is comprised of warranted materials. Due to the configuration of the new· accessory structure. it provides easy access to obtain salt by the front end loader (Bob Cat). which would not be easily accessible if the salt was stored in an enclosed area for obvious reasons. There is no disruption to the overall use of the property by the car ports. and they comply with the applicable building codes for side, back and front set back restrictions for the City or Des Plaines building codes as applied to accessory structures. A second accessory structure is a self-contained garage used for storage at 1313 East Rand Road. The garage use is not inconsistent with the use of the property over all and it complies with all set backs and comprehensive plan. It would be a considerable hardship not to allow the variation as there is a shortage or space in the main buildings at 1313 East Rand Road and at 855 East Rand Road, Des Plaines. There is no other storage areas but for equipment to be stored in the open which is impracticable. The car port and garage are both completely safe and are state of the art accessory structures and pose no bui I cling threat or problems to Ii fe or safety of anyone on the property or elsewhere. As the property is a commercial use, the car port and garage are aesthetically pleasing in the rear area of the property (see attached drawings and revised survey showing location). There is a substantial buffer in the rear of the property of trees betv-.'een the .lidcl property and the surrounding residential properties. This garage and car port structures are provided and installed by the Carolina Car Ports Company which is of course familiar with its specifications and instructions for proper installation. and qualified to do same. The variations are needed for a more efficient operation of the Jidd auto business at this location. and it would be a hardship to operate without the accessory structures described. ST A TEMENT OF ST AND ARDS FOR MEETING VARIATION REQUIREMENTS UNDER ORDINANCE 1.HARDSHIP A. The purpose of this variance is to place additional accessory structures on the property to facilitate operations at the Jidd Motors business and to continue operation without the benefit of these accessory structures will be a hardship. B.Jidd Motors has a lack of square foot square to adequate accommodate the members of the staff and outside vendors for inspections and storage of salt, and the addition of the requested Attachment 1 Page 7 of 16 accessory structures will add the additional square footage positively needed to meet this hardship. This variance application clearly meets a hardship matters that the motor vehicle business has at the location. Additional storage space at this location is desparately needed and the variance for the car port and garage are both needed. 2.UNIQUE PHYSICAL CONDITION. The existing physical conditions of the exiting building as it sits on the property footprint is inadequate in its capabilities to accommodate inspections inside and/ or to accommodate the storage of large amounts of salt in winter, and the Carolina Car Port accessory structures are unique in their size and physical condition to accommodate the purposes needed and to carry on operations at Jidd Motors. The existing property and its physical condition are unique in that they cannot be modified in such a manner to allow for internal inspections or storage of salt for winter as the inside of the buildings arc being used for sale noors and for repair facilities already. 3.NOT SELF CREA TED. The aforesaid unique physical condition of the property and the existing structure there were conditions of the property inherited upon purchase or same and the restrictions on same existed and were the same and the hardship and need for the addition of the additional accessory structures was not self-created in any manner and have simply become needed to facilitate the business operation. 4.DENIED SUBSTANTIAL RIGHTS. Mandatory requirements vital to the operation of the dealership require that the added inspection areas and salt storage and equipment storage area be added for vendors and the storage area for salt is needed as to put the salt inside the building will deny substantial rights as the front end loader can not easily gain access to salt supplies stored inside, and other like operations have outdoor inspection areas like these. and not having them will deny substantial rights to Jidd and be a substantial hardship due to the denial or substantial rights to use the property to its highest and best use. 5.NOT MAKING SPECIAL PRIVILEGE. The accessory structures are necessary and not above and beyond what other like uses enjoy. There is no special privilege for this dealership being requested and other businesses and commercial uses have car port and storage garage accessory structures like these for the uses suggested. 6.TITLE AND PLAN PURPOSES. The requested variation will not result in a use or development of the su�jcct lot which is a use variation disharmonious with the general and specific purposes of the approved use of the property and is in harmony with the purpose and intent of the comprehensive plan and the surrounding uses and comprehensive plan. There will be no use variations or repairs or spray painting done in the accessory structures. Attachment 1 Page 8 of 16 7.NO OTHER REMEDY. There is no other remedy other than the requested variation to address the hardship and difficulty to be remedied by the variation. Other actions would not address the issues required to be addressed and there is no other approach to address these issues than the proposed variance application. 8.MINIMUM REQUIRED. The requested variance is the minimum variance that can be requested to address the issues and hardships addressed that the facility needs to utilize and maintain the property for the purposes of the business and this is a minimal variation to the strict application of this title. The standards for a variance are met by the facts and situation of the application or the applicant and accordingly the variance requested should be granted. Attachment 1 Page 9 of 16 1313 RAND ROAD ) J,'jI I ·). I , ... _j Mapa�t-edon February 3, 2020. ®202 0GISCoo ,;or1iu.ma.nd MGP blc. All RightiR.e--�ed. Th:e GIS Co1r:i0rthtt1 and MGP Inc. ere not liable br any WT-. misw:e. mod,ifimion or disclmu.re ct 2llY m:.p pro"ided wtG:f 2.pplieeble law_ Di$.Clii!tl=1: Thh :m.p h bt g-enml i!'.b:mtion �only. Altllou.gb tll:e i!'.b:mtion h beli:ev-ed to be g-e:nmlly accu.nt-e. errotS::rs.!}. exht and tll:e u,-�should i.n��tlycOl"J btaccur, •. cy.Th:e:m.p�notc01'.stiru t-earegu.latorydet-er.ni!'..ationa.ndhnotab.s:"�bte:ttgi.n�.ngdoign.AR.eght-er-edW.dSu.rv�-orshouldbec01'sult-edt o�t-er::ni.n:epr:<.h-e location bo'u.rtdari�on tll:e gtO'U,1!d. Attachment 2 Page 10 of 16 North I W-�m-E s 0££0 LIN£ TABLE Line Bearing L 1 554·33'47 "£. L2 535·25'79"w. L3 56S37'"2''W. L4 N2472"o8"W. L5 Noo·15'05"£. L6 N3576'19"£. Distance 330.00' 378.09' 200.00' 181.51' 125.09' 35776' MEASURE LINE TABLE Line Bearing Measure L 1 554·33'47 'T. 330.00' L2 53S30'rJJ'W. 378.09' L.3 S.65'4-J '36"W. 200.00 'L4 N24·3; '.55''W. 181.51'L5 Noo·15'05"£. 125.09' L6 N3S29'.57''£. 357 76' UT/l/TY POff\ NORlHWESTcRLY h<Cl" OF FE"NCF: JI: IS 1. � SOUTl{E:ASffRl Y WEST FAIX OF ffNCl"­IS 0.80 EAST SYMBOLS CONClll"TC nuco POST HrtJIIANT AIANHOJ.£ 1/T/l/TY PO([" S/CII l/CHT 1/Til!TY POLC CONCRE:TE CURB CONCRl"Tl" C/1118 ANO CUTTt:11 WEST 'J.ff PJsfWCC IS WESTl"'/j Y,_1Jf�,M£ Survey ordered by: Jidd Motors Stale of lllinois) Counry of Du P•s•J COIICRt:Tt: Michael 1. Bmmert Surveys,. Inc.. does hereby cenify that we have surveyed lbe above described propeny and prep3rcd rbe plot hereon drawn. Tbc Jeg:al description shown hereon is provided by others. Refer to deed or title policy for buildins se1backs, e.:1semen1s or other resrrlctions whlch may exist. Dimensions not noted hereon .shoU nor be-assumed by sc.11ins or otherwise. Comporc all points before building and report any discrep.:Jncie.s. This profe,,ssional service conforms to the current llHnoi.s Minimum Standards for a Boundary Survey. Oarage ond Corporl odded November 7, 2019 ,-... s; z. Q C, °I'\ L. -I °I'\ °Al " C) A) � C. l..f\ 2. / Dared this 1th. day of November, 2019 °I'\ 1/T/l/TY \ Y1 POff� By: :--:--:c-:::c-:--:--,:---,----------President Professional Illinois Lmd Surveyor No. 2499 License expires on November 30, 2020 Professiono.J dcsisn Firm Land Surveyor Corporation no. 184.004811 '--' WESff '/jY/Jf�,M_�. • / )f.-v,;l/TY POLE PAIIT OF LOT J I _.,.'11.IITJLITY POI.F: ' r \,11, _/ WESTEIII. Y FAIX OF I FF:NCl" IS 0.18' E:ASTERlY '1 PLAT OF SURVEY by .Michael J. Emmert Surveys, Inc. ol" �i;_t�dl=Jt'!.:'!�.7,-�'J�l�J�RAN.=�O�ROA/J=�---------,-THAT PAHT OF lOT I IN SOPHIA LACERHAIISON'S OMS/ON IN THC WEST 1/2 OF THC NORTHEAST 1/� OF Sl"CT/ON 17. TOWNSHIP n NON!ff, RANCl" 12 EAST OF THC lHl/10 Pl/INC/PAI. 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J:J•ll lN"CHES Elm.bum, fllloois 60126 ,, Ul•lf'OOT Office 630•516-0383 Fax 630-516-0387 Attachment 3 Page 11 of 16 PR O J E C T LO C A T I O N THIS PROJECT SHOULD COMPLY WITH ALL APPLICABLE ZONING, CODE REQUIREMENTS DES PLAINES BUILDING DEPARTMENT, INCLUDING BUT NOT LIMITED TO:Building (residential) -2015 International Residential Code & Amendments Electrical -2014 National Electrical Code Plumbing -State of Illinois Plumbing Code Mechanical -2015 International Mechanical Code Fire -2015 International Fire Code Elevators -2000 ASME A17.1 Accessibility -1997 State of Illinois Accessibility Code Life Safety -2012 [NFPA 101]Energy (residential) -State of Illinois Energy Conservation Code 1 S T O R Y B U I L D I N G # 1 3 1 3 R A N D R O A D L O T 1 4 0 .0 0 ' 2 0 . 0 0 ' 3 6 0 . 4 5 ' 3 3 0 .0 0 ' 3 7 8 . 0 9 ' 2 0 0 . 0 0 ' 1 8 1 .5 1 ' 1 2 5 . 0 9 ' CO P Y R I G H T : DO N O T S C A L E D R A W I N G S . Th e a r c h i t e c t e x p r e s s l y r e s e r v e s i t s c o m m o n l a w co p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h e s e p l a n s . Th e s e p l a n s a r e n o t t o b e r e p r o d u c e d , c h a n g e d or c o p i e d i n a n y f o r m o r m a n n e r w h a t s o e v e r , n o r ar e t h e y t o b e a s s i g n e d t o a n y t h i r d p a r t y w i t h o u t fi r s t o b t a i n i n g t h e e x p r e s s e d w r i t t e n p e r m i s s i o n an d c o n s e n t o f t h e a r c h i t e c t . T h e s e d r a w i n g s m a y ha v e r e p r o d u c e d a t a s i z e d i f f e r e n t t h a n o r i g i n a l l y dr a w n . O w n e r a n d A r c h i t e c t a s s u m e s n o re s p o n s i b i l i t y f o r u s e o f i n c o r r e c t s c a l e . C3 D A r c h i t e c t s 80 0 W . C e n t r a l R o a d , S t e 1 4 1 Mt. P r o s p e c t , I L 6 0 0 5 6 84 7 . 7 9 7 . 8 4 2 2 P . / 8 4 7 . 7 9 7 . 8 4 2 1 F . c3 d g r o u p @ g m a i l . c o m ww w . c 3 d a r c h i t e c t s . c o m AR C H I T E C T S Owner:Sheet Name:Phase:Drawn by:Checked by:Project Manager: Pr o j e c t N a m e : Ad d r e s s : Scale:Date:Project No.:Sheet No.:As indicatedJIDD MOTORS COVER SHEET Permit SetCNCN. CA R P O R T - S T R U C T U R E A N D RO O F 13 1 3 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 12/02/19 1806 A_0.0 SC : 1" = 4 0 0 ' - 0 " LO C A T I O N P L A N 1 SHEET INDEX NO. SHEET NAME DATE A_0.0 COVER SHEET 12/02/19 A_0.1 GENERAL NOTES 12/02/19 A_1.0 FLOOR PLANS 12/02/19 A_2.0 ELEVATIONS 12/02/19 A_3.0 SECTIONS & DETAILS 12/02/19 CA R P O R T - S T R U C T U R E A N D R O O F 0' 10 0 ' 20 0 ' JI D D M O T O R S 13 1 3 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 No . D e s c r i p t i o n D a t e SC : 1" = 1 0 0 ' - 0 " SI T E P L A N 2 At t a c h m e n t 4 Page 12 of 16 1 A_ 3 . 0 2 A_ 3 . 0 20 . 0 0 ' 4 0 . 0 0 ' 0 . 7 8 ' 2 5 . 1 0 ' 6 5 . 8 8 ' 2 . 0 0 ' 1 1 . 1 0 ' 2 . 0 0 ' 9 . 7 9 ' 2 . 0 0 ' 1 1 . 1 0 ' 2 . 0 0 ' 0 . 6 6 ' 1 . 9 6 ' 8 . 0 0 ' 3 . 7 7 ' 8 . 0 0 ' 3 . 5 0 ' ME T A L S I D E D G A R A G E CA R P O R T A_ 2 . 0 1 A_ 2 . 0 2 PLAN KEY TO BE DEMOLISHED SURFACE AREA TO BE REMOVED EXISTING PARTITION TO REMAINNO WORKSYMBOLDESCRIPTION NEW PARTITION COORDINATE W/ OWNER FOR FINISH & COLOR SELECTION:1.TBCFINISH NOTES:2 A_3.0 3" / 1 2 " 3" / 1 2 " 3" / 1 2 " 3" / 1 2 " A_2.0 1A_2.0 2 CO P Y R I G H T : DO N O T S C A L E D R A W I N G S . Th e a r c h i t e c t e x p r e s s l y r e s e r v e s i t s c o m m o n l a w co p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h e s e p l a n s . Th e s e p l a n s a r e n o t t o b e r e p r o d u c e d , c h a n g e d or c o p i e d i n a n y f o r m o r m a n n e r w h a t s o e v e r , n o r ar e t h e y t o b e a s s i g n e d t o a n y t h i r d p a r t y w i t h o u t fi r s t o b t a i n i n g t h e e x p r e s s e d w r i t t e n p e r m i s s i o n an d c o n s e n t o f t h e a r c h i t e c t . T h e s e d r a w i n g s m a y ha v e r e p r o d u c e d a t a s i z e d i f f e r e n t t h a n o r i g i n a l l y dr a w n . O w n e r a n d A r c h i t e c t a s s u m e s n o re s p o n s i b i l i t y f o r u s e o f i n c o r r e c t s c a l e . C3 D A r c h i t e c t s 80 0 W . C e n t r a l R o a d , S t e 1 4 1 Mt. P r o s p e c t , I L 6 0 0 5 6 84 7 . 7 9 7 . 8 4 2 2 P . / 8 4 7 . 7 9 7 . 8 4 2 1 F . c3 d g r o u p @ g m a i l . c o m ww w . c 3 d a r c h i t e c t s . c o m AR C H I T E C T S Owner:Sheet Name:Phase:Drawn by:Checked by:Project Manager: Pr o j e c t N a m e : Ad d r e s s : Scale:Date:Project No.:Sheet No.:As indicatedJIDD MOTORS FLOOR PLANS Permit SetCNCN. CA R P O R T - S T R U C T U R E A N D RO O F 13 1 3 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 12/02/19 1806 A_1.0 0 8' 16 ' SC : 1/ 8 " = 1 ' - 0 " 1S T F L O O R P L A N - U N I T 1 2 No . D e s c r i p t i o n D a t e SC:1/8" = 1'-0"ROOF PLAN - UNIT 1 1 At t a c h m e n t 5 Page 13 of 16 MT L R O O F I N G A N D ST R U C T U R E 1 . 6 4 ' 7 . 2 5 ' 8.00'4.24'12.24' 4 . 0 6 ' 7 . 9 2 ' MT L R O O F I N G A N D ST R U C T U R E CO P Y R I G H T : DO N O T S C A L E D R A W I N G S . Th e a r c h i t e c t e x p r e s s l y r e s e r v e s i t s c o m m o n l a w co p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h e s e p l a n s . Th e s e p l a n s a r e n o t t o b e r e p r o d u c e d , c h a n g e d or c o p i e d i n a n y f o r m o r m a n n e r w h a t s o e v e r , n o r ar e t h e y t o b e a s s i g n e d t o a n y t h i r d p a r t y w i t h o u t fi r s t o b t a i n i n g t h e e x p r e s s e d w r i t t e n p e r m i s s i o n an d c o n s e n t o f t h e a r c h i t e c t . T h e s e d r a w i n g s m a y ha v e r e p r o d u c e d a t a s i z e d i f f e r e n t t h a n o r i g i n a l l y dr a w n . O w n e r a n d A r c h i t e c t a s s u m e s n o re s p o n s i b i l i t y f o r u s e o f i n c o r r e c t s c a l e . C3 D A r c h i t e c t s 80 0 W . C e n t r a l R o a d , S t e 1 4 1 Mt. 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Th e a r c h i t e c t e x p r e s s l y r e s e r v e s i t s c o m m o n l a w co p y r i g h t a n d o t h e r p r o p e r t y r i g h t s i n t h e s e p l a n s . Th e s e p l a n s a r e n o t t o b e r e p r o d u c e d , c h a n g e d or c o p i e d i n a n y f o r m o r m a n n e r w h a t s o e v e r , n o r ar e t h e y t o b e a s s i g n e d t o a n y t h i r d p a r t y w i t h o u t fi r s t o b t a i n i n g t h e e x p r e s s e d w r i t t e n p e r m i s s i o n an d c o n s e n t o f t h e a r c h i t e c t . T h e s e d r a w i n g s m a y ha v e r e p r o d u c e d a t a s i z e d i f f e r e n t t h a n o r i g i n a l l y dr a w n . O w n e r a n d A r c h i t e c t a s s u m e s n o re s p o n s i b i l i t y f o r u s e o f i n c o r r e c t s c a l e . C3 D A r c h i t e c t s 80 0 W . C e n t r a l R o a d , S t e 1 4 1 Mt. P r o s p e c t , I L 6 0 0 5 6 84 7 . 7 9 7 . 8 4 2 2 P . / 8 4 7 . 7 9 7 . 8 4 2 1 F . c3 d g r o u p @ g m a i l . c o m ww w . c 3 d a r c h i t e c t s . c o m AR C H I T E C T S Owner:Sheet Name:Phase:Drawn by:Checked by:Project Manager: Pr o j e c t N a m e : Ad d r e s s : Scale:Date:Project No.:Sheet No.:3/16" = 1'-0"JIDD MOTORS SECTIONS & DETAILS Permit SetCNCN. CA R P O R T - S T R U C T U R E A N D RO O F 13 1 3 R A N D R D DE S P L A I N E S , I L 6 0 0 1 6 12/02/19 1806 A_3.0 SC : 3/ 1 6 " = 1 ' - 0 " SE C T I O N 1 1 No . D e s c r i p t i o n D a t e SC : 3/ 1 6 " = 1 ' - 0 " CR O S S S E C T I O N 1 2 At t a c h m e n t 5 Page 15 of 16 1313 Rand Road – Front Entrance Looking Southwest 1313 Rand Road – Front of Property Looking Northwest 1313 Rand Road – Public Sign and Front of Property 1313 Rand Road – Front of Property Looking Southwest A t t a c h m e n t 6 P a g e 1 6 o f 1 6 COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: January 27, 2020 To: Planning and Zoning Board From: Jonathan Stytz, Planner Lily Neppl, CED Specialist CC: Patrick Ainsworth, AICP, Economic Development Coordinator Subject: Consideration of a Conditional Use for a Localized Alternative Sign Regulation (Case #20- 008-CU-LASR) to allow for increased wall signage Issue: The petitioner is requesting a Conditional Use for a Localized Alternative Sign Regulation, under Code Section 12-3-4, of the 1998 Des Plaines Zoning Code, as amended, to provide signage within an existing PUD. Analysis: Owner: Mannheim Hotel LLC, 2175 Point Blvd, Elgin, Illinois 60123 Petitioner: Aleksandr D Vaysman, 2175 Point Blvd, Elgin, Illinois 60123 Case Number: 20-008-CU-LASR Real Estate Index #s 09-29-403-010-0000 Existing Zoning C-3, General Commercial, PUD Existing Land Use Hotel/Restaurant Surrounding Zoning North: C-3, General Commercial South: Commercial (Village of Rosemont) East: Railroad, M-2, General Manufacturing West: C-2, Limited Office Commercial Surrounding Land Use North: Banquet Hall South: Restaurant MEMORANDUM Page 1 of 18 East: Railroad; Industrial West: Office Street Classification Mannheim Road – Arterial Street Comprehensive Plan Commercial Designation Project Description: The petitioner, Aleksandr Vaysman, on behalf of United Hospitality and Mannheim LLC received approval from the Des Plaines City Council in 2017 for a PUD to construct a new 136-room hotel, Fairfield Inn and Suites. The petitioner is now requesting a Localized Alternative Sign Regulation (LASR) to install four new wall signs on a new five-story Fairfield Inn and Suites that is currently under construction. The total site is approximately 5.81 acres and also contains a 246-room Wyndham Chicago O’Hare hotel and a 5,500 square foot LongHorn Steakhouse restaurant. The proposed signage was designed in accordance with Marriott project standards and will provide the hotel with an appropriate amount of visibility and commercial exposure. Given the unique position of the property and its location between two existing facilities (the Wyndham Hotel and Fountain Blue Banquets), staff finds the request necessary in order to provide visibility for users coming from multiple directions. LASRs are allowed when the subject property(s) is/are within a Planned Unit Development. This property is located in a PUD with the Wyndham and LongHorn Steakhouse restaurant via Ordinance Z-24-17. LASRs generally allows more signage and flexibility as compared to the Zoning Ordinance due to the size of the property, the configuration of buildings and the variety of uses. In this case, the hotel building location does not allow the same direct means to identify the use as compared to a hotel that is on a corner. Additionally, the east elevation is the street facing elevation, but it is also one of the narrowest elevations which limits the way that signage can be placed on the building and allow potential customers to identify the business. Four wall signs are proposed on the façade of the hotel: two on the north elevation of the building and one on the south and east elevations. With regards to the north elevation, one wall sign is on the north elevation of the building and the other wall sign is one the supporting wall column at the front lobby drop off area. This wall sign will assist passing motorists coming from the north as this particular hotel will not contain a monument sign. All signs identify the Fairfield Inn and Suites logo and will be internally illuminated. The wall signage square footage will total 259.75 square feet and the proposed breakdown of the wall signage is as follows: Page 2 of 18 Elevation Area of Signage North 101.13 SF (both signs combined) East 93.78 SF South 64.84 SF TOTAL 259.75 SF Note, the petitioner is proposing an alternative location for the wall sign on the south elevation near the southeast corner of the building as the location shown on the elevation drawing would be blocked by the existing Wyndham Hotel building. The area of the sign might be reduced due to the smaller span of wall space to accommodate this wall sign. Staff has no concern if the proposed wall sign will be smaller than what is approved; however, the relocated sign cannot be larger than what is being proposed on the attached elevation drawing. Compliance with the Comprehensive Plan There are several parts of the City of Des Plaines’ 2019 Comprehensive Plan that align with the proposed project. Those portions are as follows: • Under Future Land Use Map: o The property is marked for commercial land use. The proposed hotel will take advantage of a well-located site with nearby tourism generators including O’Hare International Airport, Allstate Arena, and Fountain Blue Banquets. • Under Economic Development: o The Comprehensive Plan recognizes the economic vitality of the surrounding area and its importance to the broader region. The proposed development of this site would be in keeping with prior development efforts. While the aforementioned bullet points are only a small portion of the Comprehensive Plan, there is a large emphasis on developing and enhancing our commercial corridors and underutilized properties. This new hotel is contributing to the increased enhancement of the Mannheim Road and Touhy Avenue corridors and the added signage will assist with ensuring that the hotel is adequately advertised for their customers. 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: A Localized Alternative Sign Regulation is a Conditional Use, as specified in Section 12-11-8 of the 1998 City of Des Plaines Zoning Ordinance, as amended, in the C-3 General Commercial District. B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan: Comment: The use of the site is Commercial. 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 along a major commercial corridor and the addition of the hotel use at the subject property falls within the Commercial use category. Page 3 of 18 C. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity: Comment: The proposed signage complements design of the Fairfield Inn and Suites and is consistent with the appearance of surrounding properties. D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: The proposed signs are not hazardous or disturbing to the existing neighboring uses. All signs will meet all required performance standards as outlined in Section 12-11-6(B) of the Zoning Ordinance. E. The proposed Conditional Use is to be served adequately by essential public facilities and services, such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide adequately any such services: Comment: The proposed signs have no effect on essential public facilities and services. F. The proposed Conditional Use does not create excessive additional requirements at public expense for public facilities and services and will not be detrimental to the economic well-being of the entire community: Comment: The proposed signs would not create a burden on public facilities nor would they be a detriment to the economic well-being of the community. The signs are intended to share information that enhances economic development in the area while helping customers safely and easily access the site. 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 signs will not create additional traffic or noise that could be detrimental to surrounding land uses. H. The proposed Conditional Use provides vehicular access to the property designed so that it does not create an interference with traffic on surrounding public thoroughfares: Comment: The proposed signs will not create an interference with traffic on surrounding public thoroughfares. I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance: Comment: The proposed new signs would not cause the destruction, loss, or damage of any natural, scenic or historic features of major importance. The signs will be used to enhance a site that is being developed. J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: All signs do comply with setback requirements as stated in the Zoning Ordinance. Recommendations: I recommend the approval Conditional Use for a localized Alternative Sign Regulation (Case #20-008-CU) at 2350 Mannheim Road, based on review of the information presented by the applicant Page 4 of 18 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) That any structural raceway be painted at time of installation to match the exterior wall color to which each wall sign is attached. Planning and Zoning Board Procedure: The Planning and Zoning Board may vote to recommend approval, approval with modifications, or disapproval. The City Council has final authority over the PUD Amendment and the Conditional Use Localized Alternative Sign Regulation Amendment. Attachments: Attachment 1: Project Narrative and Standards Attachment 2: Location Map Attachment 3: Signage Elevations and Site Plan Attachment 4: Site and Context Photos Attachment 5: Plat of Survey Page 5 of 18 At t a c h m e n t 1 Pa g e 6 of 18 At t a c h m e n t 1 Pa g e 7 of 18 At t a c h m e n t 1 Pa g e 8 of 18 Location Map - 2350 Mannheim Rd Map created on February 4, 2020. © 2020 GIS Consortium and MGP Inc. All Rights Reserved. The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. Disclaimer: This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. 0 100 200ft Attachment 2 Page 9 of 18 1 7 FINAL ELECTRICAL CONNECTION BY CUSTOMER Sheet 0397003Ar4 DOUG S. RG 10/18/17 r1-MAB-10/20/17: Update logo R2 ES 10/23/19 upd stds, del mon R3 JMC 10/24/19: REVISED SIGN A AND D R4-AC-11/4/19: rem D from scope FAIRFIELD INN & SUITES 2350 MANNHEIM ROAD DES PLAINES, ILLINOIS NORTH ELEVATION SCALE: 3/64" = 1' - 0" SOUTH ELEVATION SCALE: 3/64" = 1' - 0" EQ EQ A E eq eq eq eq eq eq EQ B EQ12'-91/16" 15'-3⅝" 6' - 1 3/ 1 6 " 6' - 1 3/ 1 6 " 6' - 1 3/ 1 6 " eq eq eq eq eq eq 5' - 1 " 5' - 1 " 5' - 1 " SIGN TYPE B HERE Attachment 3 Page 10 of 18 2 7 FINAL ELECTRICAL CONNECTION BY CUSTOMER Sheet 0397003Ar4 DOUG S. RG 10/18/17 r1-MAB-10/20/17: Update logo R2 ES 10/23/19 upd stds, del mon R3 JMC 10/24/19: REVISED SIGN A AND D R4-AC-11/4/19: rem D from scope FAIRFIELD INN & SUITES 2350 MANNHEIM ROAD DES PLAINES, ILLINOIS EAST ELEVATION SCALE: 3/64" = 1' - 0" EQ EQ C 3' - 7 " 15'-3⅝" 6' - 1 3/ 1 6 " 6' - 1 3/ 1 6 " 6' - 1 3/ 1 6 " Attachment 3 Page 11 of 18 3 7 FINAL ELECTRICAL CONNECTION BY CUSTOMER Sheet 0397003Ar4 DOUG S. RG 10/18/17 r1-MAB-10/20/17: Update logo R2 ES 10/23/19 upd stds, del mon R3 JMC 10/24/19: REVISED SIGN A AND D R4-AC-11/4/19: rem D from scope FAIRFIELD INN & SUITES 2350 MANNHEIM ROAD DES PLAINES, ILLINOIS 1 2 A CHANNEL LETTERS LAYOUT SCALE: ⅜" = 1' - 0" FIS19 CL36/10 S LETTER HEIGHT DETERMINED BY THE HEIGHT OF THE LETTER “F” DAYTIME NIGHTTIME END VIEW 15'-3⅝" CLEAR SPACE AREA 3' - 0 " 10 ½ " 10 9/ 1 6 " 6' - 1 3/ 1 6 " SECTION DETAIL 5" FABRICATED ALUMINUM RETURNS PRE FINISH BLACK -INSIDE PRE-FINISHED LIGHT-ENHANCING WHITE 1'' BLACK JEWELITE RETAINERS 2447 WHITE ACRYLIC FACES w/ 3M COLOR-ON PMS 5405c BLUE & 3635-222 BLACK DUAL-COLOR VINYL OVERLAYS (ILLUMINATES WHITE @ NIGHT) PAIGE "RIP STRIP" 18AWG 2NDARY WIRE THRU PAIGE "WALL BUSTER" PLASTIC PASS-THRU TO WEATHERPROOF SPLICE BOX & LED POWER SUPPLY IN PAIGE BOX BEHIND WALL - NOTE: PRIMARY ELECTRICAL CONNECTION BY OTHERS MOUNT FLUSH TO FASCIA w/ RIVNUT ANCHORS AS REQUIRED 1/4" DIA. WEEP HOLES IN LOW POINTS OF LETTERS w/ ALUMINUM LIGHT SCREENS @ EACH WEEP HOLE TO PREVENT LIGHT LEAKS HANLEY WHITE LED ILLUMINATION ALUMINUM BACKS NOTE: SURVEY REQUIRED PRIOR TO MANUFACTURE TO CONFIRM ACCESS TO LOCATE POWER SUPPLIES FOR INSTALL & FUTURE SERVICE - MINIMUM 5/8" PLYWOOD BLOCKING REQUIRED BEHIND PROPOSED SIGN LOCATION - DEDICATED 20amp 120v CIRCUIT REQUIRED Attachment 3 Page 12 of 18 4 7 FINAL ELECTRICAL CONNECTION BY CUSTOMER Sheet 0397003Ar4 DOUG S. RG 10/18/17 r1-MAB-10/20/17: Update logo R2 ES 10/23/19 upd stds, del mon R3 JMC 10/24/19: REVISED SIGN A AND D R4-AC-11/4/19: rem D from scope FAIRFIELD INN & SUITES 2350 MANNHEIM ROAD DES PLAINES, ILLINOIS NOTE: SURVEY REQUIRED PRIOR TO MANUFACTURE TO CONFIRM ACCESS TO LOCATE POWER SUPPLIES FOR INSTALL & FUTURE SERVICE - MINIMUM 5/8" PLYWOOD BLOCKING REQUIRED BEHIND PROPOSED SIGN LOCATION - DEDICATED 20amp 120v CIRCUIT REQUIRED LETTER HEIGHT DETERMINED BY THE HEIGHT OF THE LETTER “F” DAYTIME NIGHTTIME END VIEW B CHANNEL LETTERS LAYOUT SCALE: ½" = 1' - 0" FIS19 CL30/8 S WHITE 12'-91/16" CLEAR SPACE AREA 2' - 6 " 8¾ " 8 13 / 1 6 " 5' - 1 " SECTION DETAIL 5" FABRICATED ALUMINUM RETURNS PRE FINISH BLACK -INSIDE PRE-FINISHED LIGHT-ENHANCING WHITE 1'' BLACK JEWELITE RETAINERS 7328 WHITE ACRYLIC FACES PAIGE "RIP STRIP" 18AWG 2NDARY WIRE THRU PAIGE "WALL BUSTER" PLASTIC PASS-THRU TO WEATHERPROOF SPLICE BOX & LED POWER SUPPLY IN PAIGE BOX BEHIND WALL - NOTE: PRIMARY ELECTRICAL CONNECTION BY OTHERS MOUNT FLUSH TO FASCIA w/ RIVNUT ANCHORS AS REQUIRED 1/4" DIA. WEEP HOLES IN LOW POINTS OF LETTERS w/ ALUMINUM LIGHT SCREENS @ EACH WEEP HOLE TO PREVENT LIGHT LEAKS HANLEY WHITE LED ILLUMINATION ALUMINUM BACKS Attachment 3 Page 13 of 18 5 7 FINAL ELECTRICAL CONNECTION BY CUSTOMER Sheet 0397003Ar4 DOUG S. RG 10/18/17 r1-MAB-10/20/17: Update logo R2 ES 10/23/19 upd stds, del mon R3 JMC 10/24/19: REVISED SIGN A AND D R4-AC-11/4/19: rem D from scope FAIRFIELD INN & SUITES 2350 MANNHEIM ROAD DES PLAINES, ILLINOIS NOTE: SURVEY REQUIRED PRIOR TO MANUFACTURE TO CONFIRM ACCESS TO LOCATE POWER SUPPLIES FOR INSTALL & FUTURE SERVICE - MINIMUM 5/8" PLYWOOD BLOCKING REQUIRED BEHIND PROPOSED SIGN LOCATION - DEDICATED 20amp 120v CIRCUIT REQUIRED LETTER HEIGHT DETERMINED BY THE HEIGHT OF THE LETTER “F” DAYTIME NIGHTTIME END VIEW CHANNEL LETTERS LAYOUT SCALE: ⅜" = 1' - 0" FIS19 CL 36/10 S WHITE 15'-3⅝" CLEAR SPACE AREA 3' - 0 " 10 ½ " 10 9/ 1 6 " 6' - 1 3/ 1 6 " SECTION DETAIL 5" FABRICATED ALUMINUM RETURNS PRE FINISH BLACK -INSIDE PRE-FINISHED LIGHT-ENHANCING WHITE 1'' BLACK JEWELITE RETAINERS 7328 WHITE ACRYLIC FACES PAIGE "RIP STRIP" 18AWG 2NDARY WIRE THRU PAIGE "WALL BUSTER" PLASTIC PASS-THRU TO WEATHERPROOF SPLICE BOX & LED POWER SUPPLY IN PAIGE BOX BEHIND WALL - NOTE: PRIMARY ELECTRICAL CONNECTION BY OTHERS MOUNT FLUSH TO FASCIA w/ RIVNUT ANCHORS AS REQUIRED 1/4" DIA. WEEP HOLES IN LOW POINTS OF LETTERS w/ ALUMINUM LIGHT SCREENS @ EACH WEEP HOLE TO PREVENT LIGHT LEAKS HANLEY WHITE LED ILLUMINATION ALUMINUM BACKSC Attachment 3 Page 14 of 18 6 7 FINAL ELECTRICAL CONNECTION BY CUSTOMER Sheet 0397003Ar4 DOUG S. RG 10/18/17 r1-MAB-10/20/17: Update logo R2 ES 10/23/19 upd stds, del mon R3 JMC 10/24/19: REVISED SIGN A AND D R4-AC-11/4/19: rem D from scope FAIRFIELD INN & SUITES 2350 MANNHEIM ROAD DES PLAINES, ILLINOIS 1' - 0 " 4'-10⅜" 3⅝ " SCALE: 1" = 1'-0" (1) SET REQUIRED - MANUFACTURE & INSTALL PORTE COCHERE REVERSE CHANNEL LETTERSE 11 / 1' - 6 16 " 9/3'-8 16" END VIEW 1"½" Attachment 3 Page 15 of 18 7 7 FINAL ELECTRICAL CONNECTION BY CUSTOMER Sheet 0397003Ar4 DOUG S. RG 10/18/17 r1-MAB-10/20/17: Update logo R2 ES 10/23/19 upd stds, del mon R3 JMC 10/24/19: REVISED SIGN A AND D R4-AC-11/4/19: rem D from scope FAIRFIELD INN & SUITES 2350 MANNHEIM ROAD DES PLAINES, ILLINOIS SITE SEE LEGEND A B C E Sign Type B here NOT HERE Attachment 3Attachment 3 Page 16 of 18 2350 Mannheim Road – Public Notice 2350 Mannheim Road – South and East Elevations 2350 Mannheim Road –North Elevation and Front Entrance 2350 Mannheim Road – West Elevation with Wyndham in Foreground A t t a c h m e n t 4 P a g e 1 7 o f 1 8 Attachment 5 Page 18 of 18 COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: January 14, 2020 To: Planning and Zoning Board From: Patrick Ainsworth, AICP, Economic Development Coordinator Cc: Michael McMahon, Director of Community and Economic Development Subject: Text Amendments to the Des Plaines Zoning Ordinance Issue: The City of Des Plaines is requesting Text Amendments to the following sections of the 1998 Des Plaines Zoning Code, as amended: (i) Section 12-7-3.H.6, to update the Supplemental Parking Requirements for multiple-family dwelling uses; (ii) Section 12-9-7, to update certain regulations for Off Street Parking Requirements pertaining to multiple-family dwellings, and two-family/townhouses (single-family attached); and (iii) Section 12-3-5-1, to update certain parking regulations for Mixed Use Developments. Analysis: PIN: Citywide Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016 Case Number: #20-006-TA Project Description: The City of Des Plaines is proposing several text amendments to the Des Plaines Zoning Ordinance, which consists of amending the off street parking regulations for multiple-family and single family attached uses in certain zoning districts. Updating the Off Street Parking Regulations for Multi-Family Dwelling Units in Certain Districts For the past 12 years, the City of Des Plaines Zoning Ordinance has required two off street parking spaces for every multi-family dwelling unit. Our Zoning Ordinance does not differentiate between an efficiency apartment unit and a three bedroom townhome so all units require the same two off street parking spaces per unit. This is an inefficient land use policy given much of the multi-family, transit-oriented development (TOD) projects are occurring near the City’s two Metra train stations. The 2019 Des Plaines Comprehensive Plan touches on this specific land use regulation and recommends lowering this requirement for compact developments near transit stations. Additionally, there is only one development that was constructed in downtown Des Plaines that met the current parking requirement, Opus’ Ellison Apartments. Staff is recommending to amend this parking regulation to be in-line with other communities with established TOD MEMORANDUM Page 1 of 6 projects and to capture more redevelopment opportunities. Staff is recommending new regulations for the C- 5, R-4 and C-3 PUD zoning districts in the table below. Note, staff recommends keeping the parking regulation for all multi-family units at two spaces per unit in the R-3 zoning district as this district is not generally near multi-modal transportation facilities. To help understand off street parking regulations in TOD areas, it is pertinent to showcase other municipalities within the Chicagoland area and their corresponding TOD parking regulations. The table below identifies the off street parking regulation for three nearby communities as well as two other communities with established transit-oriented downtowns. Municipality with TOD Zoning District Parking Regulation Park Ridge (B-4 Uptown Business District) 1 parking space for efficiency and one bedroom units and 1.5 spaces for all other multi-family units Mount Prospect (B-5 Central Commercial District and the B-5C Core Central Commercial District) 1 parking space for efficiency and one bedroom units, 1.5 spaces for two-bedroom units and two spaces for three-bedroom multi-family units Arlington Heights (B-5 Downtown District) 1 parking space for efficiency and one bedroom units, 1.25 spaces for two-bedroom units and 1.5 spaces for three-bedroom multi-family units La Grange 1.5 parking spaces for each dwelling unit (applies throughout the entire community) Downers Grove 1.4 parking spaces for each dwelling unit (applies throughout the entire community) Additionally, Attachment #1 shows the off street parking provided in TOD projects throughout the Chicagoland suburbs. This chart highlights the notion that the City’s parking requirement is not in keeping with other downtowns containing established TOD developments. With this information presented, staff is proposing to amend the off street parking requirement for our transit-oriented development areas. The proposed text amendments are geographically specific and ensures the reduced parking will be supplemented by multi-modal transportation options. As such, the proposed text amendments are as follows: 12-7-3.H.6: Supplement Parking Requirements (For the C-5 Central Business District) Add/Amend: 6. Supplemental Parking Requirements: The following parking requirements shall supersede the requirements of chapter 9 of this title for the uses listed below. In recognition of central business district density patterns, the first two thousand five hundred (2,500) square feet of a use within the C-5 central business district shall be exempt from off street parking requirements. Uses Parking Requirements Medical and dental clinics and laboratories 1 space per 300 square feet of floor area Multiple-family dwellings 2.0 spaces per dwelling unit Efficiency and one-bedroom dwelling units 1 space per dwelling unit One-bedroom plus den and two- bedroom dwelling units 1.5 spaces per dwelling unit Page 2 of 6 Dwelling units with three or more bedrooms 2.25 spaces per dwelling unit Offices 1 space per 500 square feet of floor area Retail goods and services establishments 1 space per 300 square feet of floor area Taverns and lounges 1 space per 100 square feet of floor area 12-3-5-1: MIXED USE DEVELOPMENTS (For C-3 PUD zoned lots) : Add/Amend: F. Parking Requirements (Mixed Use Developments): 1. General Requirements: The parking requirements for mixed use developments shall be determined on a case by case basis analyzing the parking demand for each use and how sharing the parking spaces shall be used to ensure that times of maximum usage will not overlap. The following evaluation criteria shall apply: a. Section 12-9-7, "Off Street Parking Requirements", of this title. b. In no case shall the required parking be less than 75% of the base parking requirement of the uses as required collectively. c. Of the total spaces provided, at least two reserved spaces per residential unit must be provided; provided, however, when the subject property is within 2,500 feet of an operational or proposed passenger rail train station or an operational rapid transit bus platform, the following off street parking regulations shall apply. Uses Parking Requirements Efficiency and one-bedroom dwelling units 1 space per dwelling unit One-bedroom plus den and two- bedroom dwelling units 1.5 spaces per dwelling unit Dwelling units with three or more bedrooms 2.25 spaces per dwelling unit Two-family; and townhouses (single-family attached) 2 spaces per dwelling unit plus one common guest space for every four dwelling units Page 3 of 6 d. Availability of off site public parking within three hundred feet of the proposed use shall be considered in determining the commercial parking requirement. 12-9-7: OFF STREET PARKING REQUIREMENTS: Add/Amend: Residential uses: Dwellings, single-family detached 2 spaces per dwelling unit Efficiency and one-bedroom units in the R-4, C-5 and C-3 Mixed-Use PUD lots1 1 space per dwelling unit One-bedroom plus den and two-bedroom units in the R-4, C-5 and applicably zoned C-3 Mixed-Use PUD lots1 1.5 spaces per dwelling unit Multi-Family dwelling units with three or more bedrooms in the R-4 and C-3 Mixed-Use PUD lots1 2.25 spaces per dwelling unit Dwellings, multiple-family in all districts approved for such use, except the R-4, C-5, and C-3 Mixed-Use PUD lots1 2 spaces per dwelling unit Two-family; and townhouses (single-family attached) 2 spaces per dwelling unit plus one common guest space for every four dwelling units Notes 1. C-3 Mixed-Use PUD zoned lots that are within 2,500 feet of an operational or proposed passenger rail train station or an operational rapid transit bus platform may follow the lowered parking requirements for residential dwelling units. Otherwise, all residential units shall follow the two spaces per dwelling unit requirement. The proposed text amendments above will assist new developments with providing adequate parking for lots that are near designated rapid bus or passenger rail. Additionally, the proposed text amendment are sensitive to the intensity of each type of dwelling unit. Applying a unilateral parking requirement for different types of multi-family and townhouse developments is not an efficient utilization of land near multi-modal transportation options. 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 specifically discusses the reduction of the City’s two spaces per multi- family developments near mass transit (Page 75 under Housing recommendation section). The Comprehensive Plan identifies the City’s future growth opportunities around mass transit including the Cumberland Metra Train Station and the Downtown Des Plaines Metra Train Station. However, land is scarce and two off street parking spaces per multi-family unit is not in keeping with the compact development patterns found around mass transit stations. Page 4 of 6 2. Whether the proposed amendment is compatible with current conditions and the overall character of existing development; The proposed text amendments are compatible to current conditions and the overall character of existing development as all but one TOD project within the City of Des Plaines C-5 district contains less than two off street parking spaces per unit. Amending the off street parking regulations will assist with bringing this code provision in-line with historical development patterns. 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, but rather enhance public transportation facilities within Des Plaines. 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. Lowering the off street parking requirement to encourage TOD projects around mass transit will assist with enhancing property values around our public transportation nodes and collectively assist property values throughout the City. 5. Whether the proposed amendment reflects responsible standards for development and growth. The proposed text amendments work towards responsible standards for development and growth. Specifically, reducing the off street parking requirement near mass transit will encourage compact development versus development projects that contain large parking lots/structures and results in a less cohesive development pattern. Recommendation: The Community and Economic Development Department recommends approval of the proposed text amendments to the 1998 Des Plaines Zoning Ordinance, as amended: (i) Section 12-7-3.H.6, to update the Supplemental Parking Requirements for multiple-family dwelling uses; (ii) Section 12-9-7, to update certain regulations for Off Street Parking Requirements pertaining to multiple-family dwellings, and two-family/townhouses (single-family attached); and (iii) Section 12-3-5-1, to update certain parking regulations for Mixed Use Developments. 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 Amendments. Attachments: Attachment 1: Table Showcasing Parking Provided From Other Transit Oriented Development Projects Page 5 of 6 PARKING RATIOS OF APARTMENT DEVELOPMENTS (NEAR PUBLIC TRANSIT) Development Location Units Parking Parking Ratio River 595 Des Plaines 60 104 1.73 Kingston Pointe Des Plaines 144 228 1.58 Walker & Parker Clarendon Hills 42 42 1.00 Forest & Gilbert Downers Grove 89 102 1.15 Adriatic Grove Downers Grove 48 64 1.33 Residences at the Grove Downers Grove 294 345 1.17 100 North Addison Elmhurst 165 199 1.21 1717 Ridge Evanston 175 205 1.17 AMLI Evanston Evanston 214 312 1.46 Central Station Evanston 80 80 1.00 E2 Evanston 356 371 1.04 The Reserve at Evanston Evanston 195 219 1.12 Midtown Square Glenview 138 160 1.16 The Reserve at Glenview Glenview 239 333 1.39 Uptown La Grange La Grange 254 336 1.32 Ninety7Fifty on the Park Orland Park 295 300 1.02 Wheaton 121 Wheaton 306 400 1.31 The Residences of Wilmette Wilmette 75 117 1.56 Average 185 224 1.26 Attachment 1 Page 6 of 6