2020.06.23 PZ&B Meeting Packet
Virtual
PLANNING AND ZONING BOARD Meeting
Tuesday, June 23, 2020 Regular Meeting – 7:00 p.m.
As the City of Des Plaines continues to follow social distancing requirements and Governor Pritzker’s
Restore Illinois Order, the Planning and Zoning Board Meeting on Tuesday, June 23, 2020 will be held virtually beginning at 7:00 p.m.
The meeting will be live-streamed via: http://desplaines.org/accessdesplaines and played on DPTV
Channel 17.
Public comments should be e-mailed to publiccomments@desplaines.org. Public comments received by 5 p.m., Tuesday, June 23, 2020 will be presented to PZB members at the meeting. Public
comment is limited to 200 words or less. Public comments should be e-mailed and contain the following information:
• In the subject line, identify “Planning and Zoning Meeting Public Comment”
• Name
• Address (optional)
• City
• Phone (optional)
• Organization, agency representing, if applicable
• Topic or agenda item number of interest
All e-mails received will be acknowledged. Individuals with no access to e-mail may leave a message
with Wendy Bednarz at 847-391-5306. The public may also participate in the virtual meeting, at authorized times, either over the phone or through Zoom. Contact Wendy Bednarz at 847-391-
5306 to obtain the virtual meeting login instructions. In accordance with recent amendments to the Illinois Open Meetings Act and Governor Pritzker’s Executive Order No. 2020-38, up to nine (9)
members of the public will be permitted to view and participate in this meeting in Room 101 of Des Plaines City Hall, 1420 Miner Street. In-person attendees will be required to comply with social
distancing and wear face coverings at all times in City Hall. Due to the legally mandated occupancy limit, we encourage all members of the public who can view or participate in the meeting virtually to
do so.
The City of Des Plaines remains united in ensuring the safety and health of our community and our employees. To protect the public and staff, the City will continue to provide only essential functions
and services during the Governor’s Restore Illinois Order. The City urges residents and businesses
to comply with the Order. If residents must leave their home, it is very important to practice social distancing and keep at least six feet between others. For a list of services and additional information
during this time, please visit www.desplaines.org. The City encourages individuals to sign up for its e-news for important information from the City and its government partners, including State and
Federal authorities. The City updates its website and posts on social media daily. To sign up for electronic newsletters, please visit https://www.desplaines.org/mycity/.
Community & Economic Development
1420 Miner Street, Des Plaines, IL 60016
P: 847.391.5392 | W: desplaines.org Planning and Zoning Board Agenda June 23, 2020 VIRTUAL MEETING – 7:00 P.M.
Call to Order:
Roll Call:
Approval of Minutes: March 10, 2020
Public Comment: For matters that are not on the Agenda
Public Hearing:
Old Business:
New Business:
1. Address: 150 N. East River Road Case Number: 20-002-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-11-17 and Z-25-19 for a sign plan and approval of any other such variations, waivers, and zoning relief as may be necessary
PINs: 09-09-402-009-0000; -010; -012
Petitioner: Paul Langdon, 8301 Maryland Avenue, Suite 350, Clayton, MO 63105
Owner: Vanguard Des Plaines Apartments, LP and First American Properties, LLC, 8301 Maryland Avenue, Suite 350, Clayton, MO 63105
2. Address: 1714 S. River Road Case Number: 20-020-CU The petitioner is requesting a Conditional Use under Section 12-7-3(F)(3) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for an auto service repair use in the C-3 zoning district, and approval of any other such variations, waivers, and zoning relief as may be necessary.
PINs: 09-28-114-008-0000; -009; -010; -011
Petitioner: Bozena Gawlik, 7025 W. Windsor Avenue, Norridge, IL 60706
Owner: Bozena Duriusz Puchlerz, Derek’s Auto Body, 7025 W. Windsor Avenue, Norridge, IL 60706
3. Address: 290 Cornell Avenue Case Number: 20-021-SUB-V The petitioner is requesting: i) Tentative Plat of Subdivision under Section 13-2 of the Des Plaines Subdivision Regulations to allow for a consolidation of three separate lots into two lots; and ii) a Minor Variation under Section 12-7-2(J) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow an existing single-family residence that is located 8.63-feet away from the corner-side yard property line where a minimum of ten feet is required in the R-1 zoning
district, and approval of any other such variations, waivers, and zoning relief as may be necessary.
PINs: 09-07-302-012-0000; -013; -023
Petitioner: Gary M. Rizzo, 1537 Ammer Road, Glenview, IL 60025
Owner: Lisa Burman, 606 Rambler Lane, Highland Park, IL 60035
4. Address: Citywide Case Number: 20-018-TA The City of Des Plaines is requesting Text Amendments to the following sections of the 1998 Des Plaines Zoning Ordinance, as amended, and Title 13, Subdivision Ordinance: (i) Section 12-7-2.J, to update the note section of the Residential District Bulk Matrix, (ii) Sections 12-7-3.K, and 12-7-4.G to add Semi-Permanent Tent Structures as a Conditional Use in the C-3, C-4, M-1 and M-2 zoning districts, adding Specialty Foods Stores as a permitted use in the C-6 zoning district, and adding Food Processing Establishments as a permitted use in the C-3 zoning district under certain circumstances; (iii) Section 12-8-11.C.10 to add and amend regulations regarding tents; (iv) Section 12-11, to amend various regulations to the Sign Chapter regarding exempt signs, electronic message board signs, pole signs, monument signs and temporary signs; (v) Sections 12-7-2.I. and 12-7-3.K to add “Single-family detached dwellings” as a Conditional Use in the R-2, R-3, R-4, C-2 and C-3 zoning districts; (vi) Sections 12-7-3.H.6, and 12-9-7, adding Specialty Foods Stores to the Off Street Parking Regulations and the Supplemental Off Street Parking Regulations for the C-5 Zoning District; (vii) Section 12-7-3.K to add Accessory Off-Site Parking Lots as a conditional use in the C-3 zoning district; and (viii) Section 12-13-3 to add the definition of “Structure, Semi-Permanent Tent”, and “Accessory Off-Site Parking Lot” and amend the definitions of “Sign, Monument” and “Sign, Pole”; and approval of any zoning text amendments as may be necessary.
PINs: City-wide
Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Owner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Adjournment: Next Agenda – July 14, 2020 Due to the ongoing COVID-19 emergency, the Planning and Zoning Board will hold these public hearing by video conference, with limited public attendance at City Hall. Please see the attachment for instructions on attending and/or providing public comment. 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.
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
MARCH 10, 2020
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
March 10, 2020, at 7:00 p.m. in Room 101 of the Des Plaines Civic Center.
ZONING BOARD
Chairman Szabo called the meeting to order at 7:02 p.m. and read this evening’s cases. Roll call was
established.
PRESENT: Bader, Fowler, Saletnik, Szabo & Veremis
ABSENT: Catalano, Hofherr
ALSO PRESENT: Patrick Ainsworth, Coord., Devel. Mgr./Community & Economic Development
Jonathan Stytz, Planner/Community & Economic Development
Wendy Bednarz/Recording Secretary
A quorum was present.
Member Hofherr arrived at 7:19 p.m.
PUBLIC COMMENT
There was no Public Comment.
APPROVAL OF MINUTES
A motion was made by Board Member Saletnik, seconded by Board Member Veremis, to approve the
minutes of February 25, 2020.
AYES: Bader, Fowler, Saletnik, Szabo & Veremis
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 2
NEW BUSINESS
1. Address: 720 Garland Place Case Number: 20-004-V
The petitioner is requesting a Standard Variation under Section 12-3-6(H) of the 1998 Des Plaines Zoning
Code, as amended, to allow for an addition onto an existing detached garage that is located less than five-
feet from the side property line in the R-1 zoning district at 720 Garland Place, and approval of any other
such variations, waivers, and zoning relief as may be necessary.
PIN: 09-16-306-013-0000
Petitioner: Kazimierz Swierczek, 720 Garland Place, Des Plaines, IL 60016
Owner: Kazimierz Swierczek, 720 Garland Place, Des Plaines, IL 60016
Chairman Szabo swore in Kazimierz Swierczek, 720 Garland Place, Des Plaines, IL and his translator. The
Petitioner stated that he planned to build an addition to his detached garage. The Petitioner stated that
the garage would continue down the current site line, but does not meet the current set back requirement
of five feet. The Petitioner is requesting a standard variation to build the garage on the site line,
approximately three feet from the property line.
The Petitioner was previously approved for this variation approximately fifteen years ago when the
property was still in a flood zone.
Chairman Szabo inquired about the sheds in the backyard. The Petitioner stated that the sheds would be
removed since the larger garage would provide additional storage space.
Chairman Szabo asked if the Board has any questions. There were none. He asked that the Staff Report
be given which Planner Stytz did:
Issue: The petitioner is requesting a Standard Variation under Section 12-8-1(C) of the 1998 Des Plaines
Zoning Ordinance, as amended, to allow for a 240-square foot addition to an existing detached garage
that does not meet the minimum five-foot setback requirement for the side property lines in the R-1
zoning district.
Analysis:
Address: 720 Garland Place
Owner: Kazimierz Swierczek, 720 Garland Place, Des Plaines, IL 60016
Petitioner: Kazimierz Swierczek, 720 Garland Place, Des Plaines, IL 60016
Case Number: 20-004-V
PIN: 09-16-306-013
Ward: #1, Alderman Mark Lysakowski
Existing Zoning: R-1, Single Family Residential District
Existing Land Use: Single Family Residence
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 3
Surrounding Zoning: North: R-1, Single Family Residential District
South: R-1, Single Family Residential District
East: R-1, Single-Family Residential District
West: C-2, Limited Office Commercial District / M-2, General
Manufacturing District
Surrounding Land Use: North: Single Family Residence
South: Single Family Residence
East: Single Family Residence
West: Wheels, Inc. (Commercial) / Precision Instruments
(Manufacturing)
Street Classification: Garland Place is classified as a local street.
Comprehensive Plan: The Comprehensive Plan designates the site as Single-Family Residential.
Project Description:
The petitioner, Kazimierz Swierczek, is requesting a Standard Variation to allow for a 240-square foot
addition to an existing 480-square foot detached garage that does not meet the minimum five-foot
setback requirement for the side property lines in the R-1 zoning district at 720 Garland Place. This 0.32-
acre, 70-foot wide property contains a two-story residence with a patio, private walks, 480-square foot
detached garage accessed from the street, asphalt driveway, and three sheds located in a row behind the
detached garage as shown in the Plat of Survey. The shed closest to the detached garage is 64-square feet
in area, the middle shed is 80-square feet in area, and the farthest shed away from the detached garage
is 140-square feet in area. Staff notified the petitioner that two of the three sheds would need to be
removed as part of the variation request to comply with Section 12-8-1(C) of the Des Plaines Zoning
Ordinance. The petitioner has been working with code enforcement since May 22, 2019 to reduce the
number of accessory structures on the property and address existing property violations.
The petitioner is requesting the 240-square foot addition to increase storage space in the garage and
reduce the need for additional accessory structures on the property. The petitioner aspires to construct
the proposed 20-foot wide by 12-foot deep addition on the back of and flush with the existing detached
garage without any changes to access as shown in the Site Plan. The proposal would increase the size of
the existing detached garage to 720-square feet in area and eliminate the 64-square foot and 80-square
foot sheds at the rear of the property. The existing detached garage and the proposed addition will be
positioned 3.45-feet away from the north (side) property line and in excess of 5-feet from the south (side)
and west (rear) property lines. The proposed addition would match the design and height of the existing
detached garage as noted in the Architectural Drawings. The petitioner does not propose to make any
alterations to the property aside from the detached garage addition and removal of two sheds.
The petitioner is proposing to remove two of the three sheds on the property in order to meet the
maximum two accessory structure regulation. However, the petitioner’s request to allow for a detached
garage that is located less than five-feet from the side property lines for accessory structures in Des Plaines
constitutes the need for a standard variation to Section 12-8-1(C) of the 1998 Des Plaines Zoning
Ordinance.
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 4
Compliance with the Comprehensive Plan
The proposed project, including the proposed the site improvements, address various goals and
objectives of the 2019 Comprehensive Plan including the following aspects:
• Future Land Use Plan:
o The property is marked for the Single Family Residential land use. The Future Land Use
Plan strives to create a well-balanced development area with a healthy mixture of
commercial and residential uses. The petitioner strives to make functional and aesthetic
improvements to the existing property in an effort to maintain practical storage options
and to reduce uncovered storage on the property.
o The proposal allows the petitioner to reallocate storage area and reduce the number of
accessory structures on the property to address existing property violations and
concerns.
While the aforementioned aspects represent a small portion of the goals and strategies of the
Comprehensive Plan, there is a large emphasis on encouraging reinvestment in residential properties in
order to enhance the residential corridors throughout Des Plaines and to increase the quality of life for
residents.
Variation Findings:
Variation requests are subject to the standards set forth in Section 12-3-6(H) of the 1998 City of Des
Plaines Zoning Ordinance, as amended.
1. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant
shall establish that carrying out the strict letter of the provisions of this title would create a
particular hardship or a practical difficulty.
Comment: The physical constraints of the property’s current configuration prevent the petitioner from
complying with the Zoning Ordinance. The existing detached garage was constructed less than 5-feet from
the side property line. Requiring the petitioner to relocate the existing detached garage or the proposed
detached garage addition could create a financial and physical hardship for the petitioner.
2. Unique Physical Condition: The subject lot is exceptional as compared to other lots subject to
the same provision by reason of a unique physical condition, including presence of an existing
use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape
or size; exceptional topographical features; or other extraordinary physical conditions peculiar
to and inherent in the subject lot that amount to more than a mere inconvenience to the
owner and that relate to or arise out of the lot rather than the personal situation of the
current owner of the lot.
Comment: The unique size and shape of this property create a particular hardship for the petitioner. While
the property is 70-feet wide, the existing residence and driveway configuration limit the optimal locations
for a detached garage and detached garage addition making it difficult for the petitioner to comply with
all applicable zoning regulations. The petitioner has proposed the detached garage addition size and
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 5
location in an effort to reduce the number of accessory structures on the site and meet all regulations for
accessory structures in the Zoning Ordinance as possible.
3. Not Self-Created: The aforesaid unique physical condition is not the result of any action or
inaction of the owner or its predecessors in title and existed at the time of the enactment of
the provisions from which a variance is sought or was created by natural forces or was the
result of governmental action, other than the adoption of this title.
Comment: The size and shape of the property have not changed due to any action of the petitioner. The
unique physical constraints of the property are unavoidable due to the fact that the property is land-
locked.
4. Denied Substantial Rights: The carrying out of the strict letter of the provision from which a
variance is sought would deprive the owner of the subject lot of substantial rights commonly
enjoyed by owners of other lots subject to the same provision.
Comment: Carrying out of the strict letter of the Zoning Ordinance would not allow the petitioner to make
improvements to his property and provide adequate covered storage on the site. The available space on
the property for a detached garage in conformance to the Zoning Ordinance denies the owner substantial
rights commonly enjoyed by owners of surrounding lots under the same provision.
5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the inability
of the owner or occupant to enjoy some special privilege or additional right not available to
owners or occupants of other lots subject to the same provision, nor merely the inability of
the owner to make more money from the use of the subject lot.
Comment: The approval of this variation would not provide the petitioner with any special privilege or
additional right not available to owners or occupants of surrounding lots under the same provision. The
proposal would allow the petitioner to make improvements to an existing property by increasing covered
storage area inside the existing detached garage and reducing the number of separate accessory
structures on the site.
6. Title And Plan Purposes: The variation would not result in a use or development of the subject
lot that would be not in harmony with the general and specific purposes for which this title
and the provision from which a variation is sought were enacted or the general purpose and
intent of the comprehensive plan.
Comment: The approval of this variation would result in the construction of an addition to an existing
detached garage that would be in harmony with the general and specific purposes of this title and meet
all other zoning regulations. It would also encourage reinvestment and retention of single-family
neighborhoods, which the Comprehensive Plan strives to accomplish.
7. No Other Remedy: There is no means other than the requested variation by which the alleged
hardship or difficulty can be avoided or remedied to a degree sufficient to permit a reasonable
use of the subject lot.
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 6
Comment: There is no means other than the requested variation that the alleged hardship or difficulty
can be avoided given the current physical orientation of the property. The location of the existing
detached garage does not conform to the required setback regulations and prevents the petitioner from
conforming to all regulations for accessory structures in the Zoning Ordinance.
8. Minimum Required: The requested variation is the minimum measure of relief necessary to
alleviate the alleged hardship or difficulty presented by the strict application of this title.
Comment: The approval of this variation would be the minimum measure of relief for the petitioner to
overcome the existing physical hardship on the property, provide additional covered storage area, and
reduce the number of accessory structures on site.
Recommendation: Staff recommends approval of the requested variations based on review of the
information presented by the applicant and the standards and conditions met by Section 12-3-6(H)
(Findings of Fact for Variations) as outlined within the City of Des Plaines Zoning Ordinance, as amended,
with the following conditions:
1. That no portion of the detached garage overhangs the property line.
2. That no easements are affected or drainage concerns are created with the construction of the
detached garage addition and all roof downspouts are directed away from the neighbor to the
north.
3. That the 8-foot wide by 8-foot long and 10-foot wide by 8-foot long sheds are removed in
compliance with Section 12-8-1(C)(4) within 30 days of hypothetical Planning and Zoning Board
approval.
4. All construction with a fire separation distance of less than five-feet is required to comply with
the requirements of the 2015 International Residential Code, ‘Section R302 Fire – Resistant
Construction.’ The current design requires that the North side of the detached garage structure
addition will be required to comply with the fire resistant construction requirements. Please
submit all required documentation at time of permit submittal.
5. That all debris shall be removed from the property.
Planning and Zoning Board Procedure: Under Section 12-3-6(F) of the Zoning Ordinance (Standard
Variations), the Planning and Zoning Board has the authority to approve, approve subject to conditions,
or deny the above-mentioned variance for an addition to an existing detached garage at 720 Garland Place
that does not meet the minimum side yard setbacks required for an accessory structure.
Planner Stytz reminded the Board that they are the authoritative body on Standard Variations; this case
will not be presented to City Council.
Member Saletnik confirmed with the Petitioner that the detached garage would not be larger than the
720 square feet allowable. Member Saletnik also confirmed that the garage would follow the existing site
line. Coordinator Ainsworth clarified that there actually is a two to three inch difference on the site line
since the building is on an angle, but the outside walls would be on the same plane.
Chairman Szabo thanked the Petitioner for providing drawings.
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 7
Chairman Szabo asked the audience if anyone was in favor or had any questions or concerns regarding
the above hearing. There were none.
A motion was made by Board Member Saletnik, seconded by Board Member Fowler to approve as
presented.
AYES: Bader, Fowler, Saletnik, Szabo & Veremis
NAYES: None
***MOTION CARRIES UNANIMOUSLY ***
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 8
2. Address: 614 Birchwood Avenue Case Number: 20-007-FSUB
The petitioner is requesting a Final Plat of Subdivision under Section 13-2 of the Des Plaines Subdivision
Regulations to subdivide the lot at 614 Birchwood Avenue into two separate lots in the R-1 zoning district,
and approval of any other such variations, waivers, and zoning relief as may be necessary.
PIN: 09-30-401-013-0000
Petitioner: Andrzej L. Bednarczyk, 12S355 Lemont Road, Lemont, IL 60439
Owner: Irene Heldak, 1176 West Grant Drive, Des Plaines, IL 60016
Chairman Szabo swore in Andrzej L. Bednarczyk, 12S355 Lemont Road, Lemont, IL. The Petitioner
represents the owners of the original lot, which was last subdivided in 1950/1960. The current lot is
120’X167’ and can be subdivided into two lots.
The Petitioner stated that the house on the first lot of the subdivision would be a 3,000 square foot, all
brick house built for the owner’s daughter. A smaller, approximately 2,500 square foot all brick spec house
would be built on the second lot that would later be put up for sale to offset some of the building costs.
The Petitioner stated that both houses would blend with the neighborhood and be of high quality
construction. The Petitioner stated that he would follow all rules and code requirements.
The Petitioner stated that public improvements would be limited to the extension of the parkway/right of
way sidewalk and improvements to the storm drainage system, which would also improve neighborhood
stormwater issues.
The Petitioner stated that the lot is currently vacant and the lot directly to the north of the property is
also vacant. The Petitioner reiterated that the construction would be brand new, blend into the current
neighborhood and include landscaping and the planting of additional parkway trees.
Chairman Szabo asked if the Board has any questions. There were none. He asked that the Staff Report
be given which Planner Stytz did:
Issue: The petitioner is requesting a Final Plat of Subdivision, under Section 13-2 of the Subdivision
Regulations of the City of Des Plaines Municipal Code, to subdivide one property into two lots of record
at 614 Birchwood Avenue.
Analysis:
Address: 614 Birchwood Avenue
Owners: Zenon Heldak, 1176 West Grant Drive, Des Plaines, IL 60016
Petitioner: Andrzej L. Bednarczyk, Geopool Surveying, Inc., 12S355 Lemont Road,
Lemont, IL 60439
Case Number: 20-007-SUB
Real Estate Index Number: 09-30-401-013-0000
Ward: #5, Alderman Carla Brookman
Existing Zoning: R-1, Single-Family Residential District
Existing Land Use: Vacant
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 9
Surrounding Zoning:
North: R-1, Single-Family Residential District
South: R-1, Single-Family Residential District
East: R-1, Single-Family Residential District
West: R-1, Single-Family Residential District
Surrounding Land Use:
North: Single-Family Residential
South: Single-Family Residential
East: Single-Family Residential
West: Single-Family Residential
Street Classification: Birchwood Avenue is a local street.
Comprehensive Plan: The Comprehensive Plan designates the site as Residential.
Project Description:
The petitioner, Andrzej L. Bednarczyk on behalf of Zenon Heldak, is requesting a Final Plat of Subdivision
for the property located at 614 Birchwood Avenue. The subject property is 0.460 acres in size and is
comprised of one vacant lot. The frame shed shown near the northwest corner of the property on the Plat
of Survey has since been removed. This applicant successfully obtained a Tentative Plat of Subdivision
approval in 2019 for the same lot configuration.
The petitioner proposes to subdivide the 20,041.80-square foot lot into two lots and construct two new
single-family homes as shown in the Proposed Site Plan. Both proposed lots will have a width of 60-feet
and an area of 10,020-square feet. There are no variation requests with this application as all proposed
lots will meet the 55-foot minimum lot width and 6,875-square foot minimum interior lot area
requirements for properties in the R-1, Single-Family Residence district.
A Landscape Plan has been submitted with the Final Subdivision application. The Landscape Plan entails
foundation landscaping for the street-facing elevations of each proposed single-family residence pursuant
to the condition of approval imposed by staff.
Final Plat of Subdivision Report
Name of Subdivision: Heldak’s Subdivision
Address: 614 Birchwood Avenue
Request: Approval of Final Plat of Subdivision
Total Acreage of Subdivision: 0.460 acres
Lot Descriptions and Construction Plans:
The petitioner’s Final Plat of Subdivision shows the existing 20,041.80-square foot lot being subdivided
into two lots each with an area of 10,020-square feet. The Final Plat of Subdivision shows a 10-foot public
utility easement and drainage easement at the rear, a 5-foot public utility easement and drainage
easement on the sides, and a 25-foot building line in the front of each proposed lot.
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 10
Compliance with the Comprehensive Plan
There are several parts of the newly adopted Comprehensive Plan that align with the proposed project.
Those portions are follows:
• Under Overarching Principles:
o The Comprehensive Plan seeks to promote a wider range of housing options and to
encourage the reinvestment and preservation of established Des Plaines neighborhoods
through the addition of new housing to fit diverse needs. The proposal seeks to reinvest
in this vacant lot and provide additional housing options in this established
neighborhood.
• Under Land Use Plan:
o A primary goal of the Comprehensive Plan is to preserve and enhance established single-
family neighborhoods while also expanding denser housing options. The proposal
matches the existing character of the neighborhood and provides new housing options.
• Under Future Land Use Map:
o The property is marked for Single-Family Residential land uses. These areas are
designated for detached single-family residences to maintain and improve housing
options for residents. The proposed use will transform an existing vacant residential lot
and provide two more single-family housing options for the community as a whole.
While the aforementioned bullet points are only a small portion of the Comprehensive Plan, there is a
large emphasis on maintaining detached single-family zoning areas and promoting the expansion of these
developments to increase housing options for residents. The petitioner is proposing to take a vacant
0.460-acre parcel and transform it into two new residences for the community.
Recommendation: Staff recommends approval of the Final Plat of Subdivision pursuant to 13-2 of the Des
Plaines Subdivision Ordinance with the following conditions:
1. Sidewalks shall be added along the Birchwood Avenue right-of-way for the width of the entire
property.
2. The site plan provided for the new homes will be non-binding. No approval is being given to the
proposed site plan as part of this application. All proposed private improvements shall be
approved via a building/site improvement permit.
3. That all drawings comply with all applicable codes. Such drawings and final plat documents may
have to be amended to comply with standards, regulations and ordinances, which can be
accomplished at time of applying for a Final Plat of Subdivision.
4. Any bond or warranty required by the City of Des Plaines shall be produced and posted prior to
recording the Final Plat of Subdivision.
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 11
Planning and Zoning Board Procedure: Under Section 13-2-2 (Approval of Final Plat By Planning and
Zoning Board) of the Subdivision Ordinance, the Planning and Zoning Board has the authority to
recommend approval of the Final Plat of Subdivision request for the property at 614 Birchwood Avenue.
City Council will have the final authority over the Final Plat of Subdivision request.
Mr. Stytz reminded the Board that the Tentative Plat of Subdivision was approved by the Planning &
Zoning Board in 2019.
Chairman Szabo asked the audience if anyone was in favor or had any questions or concerns regarding
the above hearing.
Chairman Szabo swore in Mr. Jim Hargesheimer, 610 Birchwood Ave, Des Plaines, IL. Mr. Hargesheimer
inquired about the plans for the property, if the property was under contract, and if there was a buyer for
the home. The Petitioner responded that on the first lot of the subdivision a home would be built for the
owner’s daughter and was able to provide renderings of the home. The Petitioner stated that the home
on the second lot (the lot to the west) would be sold. Mr. Hargesheimer expressed concerned over vacant
homes in Des Plaines, the Petitioner reiterated that home on the second lot would be a smaller brick home
(approximately 2,600 square feet) with the same excellent quality construction as the first.
Member Fowler inquired about the size of the home on the first lot. The Petitioner stated that the home
built on the first lot would be approximately 3,000 square feet.
Coordinator Ainsworth asked that Member Hofherr refrain from voting on this item since he arrived in
the middle of the discussion of the case.
A motion was made by Board Member Fowler, seconded by Board Member Veremis, to approve as
presented.
AYES: Bader, Fowler, Szabo, Saletnik & Veremis
NAYES: None
Coordinator Ainsworth stated that this item would be on the April 6th City Council meeting agenda. The
petitioner’s attendance is required.
***MOTION CARRIES UNANIMOUSLY ***
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 12
3. Address: 2282 Eastview Drive Case Number: 20-009-FSUB
The petitioner is requesting a Final Plat of Subdivision under Section 13-2 of the Des Plaines
Subdivision Regulations to subdivide the lot at 2282 Eastview Drive into two separate lots in the R-1
zoning district, and approval of any other such variations, waivers, and zoning relief as may be
necessary.
PIN: 09-29-302-039-0000
Petitioner: Andrzej L. Bednarczyk, 12S355 Lemont Road, Lemont, IL 60439
Owner: Eugeniusz Boronski, 2282 Eastview Drive, Des Plaines, IL 60018
Chairman Szabo swore in Andrzej L. Bednarczyk, 12S355 Lemont Road, Lemont, IL. The Petitioner
represents the owners of the property. The Petitioner explained that the property was purchased in the
early 1950’s and was never subdivided. The property was then improved with a single story, single family
home with an attached garage. The property owner wants to build a 2,400 square foot ranch style home
on the second lot. The home will be all brick and be of a style that will blend in with the neighborhood.
The property owner will live in the second home.
The Petitioner provided an overview the property specifics noting that the front 33 feet of the property
will be dedicated to the public right of way and the remainder of the lot will be subdivided into two lots
at 50’x187’. The Petitioner is also requesting a variation for the existing setback for house #1.
The Petitioner stated that public improvements would be limited to improvements to the storm drainage
system, which would also improve neighborhood stormwater issues.
Chairman Szabo asked if the Board has any questions. There were none. He asked that the Staff Report
be given which Planner Stytz did:
Issue: The petitioner is requesting a Final Plat of Subdivision, under Section 13-2 of the Subdivision
Regulations of the City of Des Plaines Municipal Code, to subdivide one property into two lots of record
at 2282 Eastview Drive.
Analysis:
Address: 2282 Eastview Drive
Owners: Eugeniusz Boronski, 2282 Eastview Drive, Des Plaines, IL 60018
Petitioner: Andrzej L. Bednarczyk, Geopool Surveying, Inc., 12S355 Lemont Road
Lemont, IL 60439
Case Number: 20-009-FPLAT
Real Estate Index Number: 09-29-302-039-0000
Ward: #5, Alderman Carla Brookman
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 13
Existing Zoning: R-1, Single-Family Residential District
Existing Land Use: Residential
Surrounding Zoning:
North: R-1, Single-Family Residential District
South: R-1, Single-Family Residential District
East: R-1, Single-Family Residential District
West: R-1, Single-Family Residential District
Surrounding Land Use:
North: Single-Family Residential
South: Single-Family Residential
East: Single-Family Residential
West: Single-Family Residential
Street Classification: Eastview Drive is a local street.
Comprehensive Plan: The Comprehensive Plan designates the site as Residential.
Project Description:
The petitioner, Andrzej L. Bednarczyk, on behalf of Eugeniusz Boronski, is requesting a Final Plat of
Subdivision for the property located at 2282 Eastview Drive. The subject property is 0.500 acres in size
and is comprised of one lot, which is improved with a single-family house as shown in the Plat of Survey.
This applicant successfully obtained a Tentative Plat of Subdivision approval and a major variation
approval for lot width in 2019 for the same lot configuration. The proposed lots will meet all other
subdivision regulations.
The petitioner proposes to subdivide the 21,697.52-square foot lot into two lots and construct a new
single-family home as shown in the Proposed Site Plan (Attachment 4). Both proposed lots will have a
width of 50-feet and an area of 9,350-square feet. The variation requests for lot width and side yard
setback were approved with conditions at the September 3, 2020 City Council meeting. The existing
property boundaries extend into the Eastview Drive right-of-way and the petitioner is proposing to
dedicate the eastern 33-feet of the existing property, totaling 330-square feet, to the City of Des Plaines
as shown on the Final Plat of Subdivision.
A Landscape Plan has been submitted with the Final Subdivision application. The Landscape Plan entails
foundation landscaping for the street-facing elevations of each proposed single-family residence
pursuant to the condition of approval imposed by staff.
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 14
Final Plat of Subdivision Report
Name of Subdivision: Boronski’s Subdivision
Address: 2282 Eastview Drive
Requests: Approval of Final Plat of Subdivision
Total Acreage of Subdivision: 0.429 acres
Lot Descriptions and Construction Plans:
The petitioner’s Final Plat of Subdivision shows the existing 21,697.52-square foot lot being subdivided
into two lots each with an area of 9,350-square feet. The Final Plat of Subdivision shows a 10-foot public
utility easement and drainage easement at the rear, a five-foot public utility easement and drainage
easement on the sides, a 35-foot private building line in the front of each proposed lot and the proposed
dedication of the eastern 33-feet of the property.
Compliance with the Comprehensive Plan
There are several parts of the newly adopted Comprehensive Plan that align with the proposed project.
Those portions are follows:
• Under Overarching Principles:
o The Comprehensive Plan seeks to promote a wider range of housing options and to
encourage the reinvestment and preservation of established Des Plaines neighborhoods
through the addition of new housing to fit diverse needs. The proposal seeks to reinvest
in this vacant lot and provide additional housing options in this established
neighborhood.
• Under Land Use Plan:
o A primary goal of the Comprehensive Plan is to preserve and enhance established
single-family neighborhoods while also expanding housing options. The proposal
matches the existing character of the neighborhood and provides new housing options.
• Under Future Land Use Map:
o The property is marked for Single-Family Residential land uses. These areas are
designated for detached single-family residences to maintain and improve housing
options for residents. The proposed use will transform an existing residential lot with
one residence and provide an additional single-family housing option for the community
as a whole.
While the aforementioned bullet points are only a small portion of the Comprehensive Plan, there is a
large emphasis on maintaining detached single-family zoning areas and promoting the expansion of these
developments to increase housing options for residents. The petitioner is proposing to take a 0.500-acre
parcel with one residence and add another residence for the community.
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 15
Recommendation:
I recommend approval of the Final Plat of Subdivision pursuant to 13-2 of the Des Plaines Subdivision
Ordinance and Variation requests pursuant to Section 12-3-6 of the Des Plaines Zoning Ordinance, as
amended with the following conditions:
1. The portion of the property within the prescribed Eastview Drive roadway shall be dedicated to
the City of Des Plaines, to the satisfaction of the City Attorney and Director of Public Works and
Engineering and prior to the issuance of any building/site improvement permit.
2. The site plan provided for the new homes will be non-binding. No approval is being given to the
proposed site plan as part of this application. All proposed private improvements shall be
approved via a building permit/site improvement permit.
3. That all drawings comply with all applicable codes. Such drawings and final plat documents may
have to be amended to comply with standards, regulations and ordinances, which can be
accomplished at time of applying for a Final Plat of Subdivision.
4. Any bond or warranty required by the City of Des Plaines shall be produced and posted prior to
recording the Final Plat of Subdivision.
Planning and Zoning Board Procedure: Under Section 13-2-7 (Approval of Final Plat By Planning and
Zoning Board) of the Subdivision Ordinance and Section 12-3-6 (Approval of Variations), the Planning
and Zoning Board has the authority to recommend that the City Council approve, approve subject to
conditions, or deny the above-mentioned Final Plat of Subdivision requests for the property at 2282
Eastview Drive. The City Council has final authority over the proposal.
Chairman Szabo asked the audience in anyone was in favor or had any questions or concerns regarding
the above hearing. There were none.
Mr. Stytz reminded the Board that the Tentative Plat of Subdivision and Major Variation for lot width
were approved by the Planning & Zoning Board in 2019.
Member Fowler asked if the first house would remain on the property. The Petitioner stated that the
existing home would remain at this time, but eventually would be demolished and rebuilt.
A motion was made by Board Member Saletnik, seconded by Board Member Hofherr, to approve as
presented.
AYES: Bader, Fowler, Hofherr, Saletnik Szabo, & Veremis
NAYES: None
Coordinator Ainsworth stated that this item would be on the April 6th City Council meeting agenda. The
petitioner’s attendance is required.
Case 20-004-V 720 Garland Pl Standard Variation
Case 20-007-FSUB 614 Birchwood Ave Final Plat of Subdivision
Case 20-009-FSUB 2282 Eastview Dr Final Plat of Subdivision
March 10, 2020
Page 16
ADJOURNMENT
The next meeting is scheduled for March 24, 2020.
Chairman Szabo adjourned the meeting by voice vote at 7:31 p.m.
Sincerely,
Wendy Bednarz, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners
COMMUNITY AND ECONOMIC
DEVELOPMENT DEPARTMENT
1420 Miner Street
Des Plaines, IL 60016
P: 847.391.5380
desplaines.org
Date: June 8, 2020
To: Planning and Zoning Board
From: Jonathan Stytz, Planner
Cc: Patrick Ainsworth, AICP, Economic Development Coordinator
Subject: Consideration of Conditional Use for a Localized Alternative Sign Regulation for The
Monarch townhouses at 150 N. East River Road, Case 20-002-LASR CU (1st Ward)
Issue: The petitioner is requesting a Conditional Use for a Localized Alternative Sign Regulation Plan under
Sections 12-3-4 and 12-11-8 of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for an increase
in signage on the property located at 150 N. East River Road.
Analysis:
Address: 150 N. East River Road
Owners: Vanguard Des Plaines Apartments, LP and First American Properties, LLC,
8301 Maryland Avenue, Suite 350, Clayton, MO 63105
Petitioner: Paul Langdon, 8301 Maryland Avenue, Suite 350, Clayton, MO 63105
Case Number: 20-002-LASR CU
Real Estate Index
Numbers: 09-09-402-009, -010, -012
Ward: #1, Alderman Mark A. Lysakowski
Existing Zoning: R-3, Townhouse Residential District, PUD
Existing Land Use: Townhouse Development
Surrounding Zoning: North: R-3, Townhouse Residential District
South: R-3, Townhouse Residential District
East: R-3, Townhouse Residential District
West: P-1, Public Land District (Cook County)
MEMORANDUM
Page 1 of 30
Surrounding Land Use: North: Townhouse Development
South: Vacant Land
East: Townhouse Development / Single-Family Residence
West: Recreation
Street Classification: North East River Road is classified as an Arterial Road.
Comprehensive Plan: The Comprehensive Plan designates the site as Multi-Family Residential.
Project Description: The applicant, Paul Langdon on behalf of Vanguard Apartments, LP and First
American Properties, LLC, has requested a Conditional Use Permit for a
Localized Alternative Sign Regulation (LASR) in order to allow for increased
signage on the property located at 150 N. East River Road. The subject property
is located near an I-294 exit ramp and the intersection of Golf Road and East
River Road. The main entrance to the property is off East River Road, but there
is also access from Golf Road. The subject property is 7.46 acres in size and is
developed with a four-story, 236-unit apartment building, which was approved
by City Council as a Planned Unit Development (PUD) in 2017. Pursuant to
Section 12-11-8 of the Zoning Ordinance, Planned Unit Developments may
establish a LASR plan for their property subject to review and approval from
the Planning and Zoning Board pursuant to the procedures for conditional uses.
Note that without the PUD designation, the subject property would not be
permitted to install wall signage.
The existing building currently contains no signage. The petitioner is requesting
five total signs as part of the LASR application: one wall sign, two monument
signs, two directional signs, and two window vinyl signs. The wall sign is
proposed for the east building elevation facing I-294 to provide adequate
visibility to motorists traveling on and exiting from the interstate. It would also
serve as effective building identification for individuals utilizing the local
roadways and walkways. The two monument signs are proposed for the
entrances onto the property, one adjacent to East River Road and the other one
next to Golf Road. The monument sign for the East River Road entrance will
be solely for the Monarch apartment complex whereas the monument sign for
the Golf Road entrance will be shared with the future occupant of the 2200 Golf
Road property, which is located just south of the subject property at the corner
of the East River Road and Golf Road intersection. A draft sign easement and
restriction agreement has been prepared to detail the ownership and use of the
shared monument sign. The two proposed directional signs will be located near
both entrances to the property and will assist in directing residents and visitors
to the leasing office and garage parking areas. The two proposed window vinyl
signs will be placed on the front doors of the apartment complex facing east to
direct residents and visitors to the leasing center. All proposed signage is
summarized below:
Sign Type Location Area of Signage
Wall East Building Façade 41.10 SF
Monument East Property Entrance 42.00 SF
Monument South Property Entrance 58.30 SF (shared)
Directional Near both Entrances 2 SF each
Window Vinyl Leasing Office Doors 1.22 SF each
TOTAL 147.84 SF
Page 2 of 30
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 the multi-family residential land use. The apartment complex will
be able to increase visibility and take advantage of existing, well-traveled public roadways,
such as I-294, with the approval of the proposed LASR request.
• Under Economic Development:
o The Comprehensive Plan recognizes the economic vitality of the subject property and its
benefit to the surrounding area. The existing development of this site provides additional
housing options for the region as a whole and continues development trends already established
in this area.
While the aforementioned bullet points are only a small portion of the Comprehensive Plan, there is a large
emphasis on developing and enhancing our residential corridors and underutilized properties. This new
apartment complex is adding additional housing for the community and further enhancing the East River Road
and Golf Road corner. The proposed signage will assist in the promotion of the new development for residents
and visitors while also potentially attracting new development proposals in the future.
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.
B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan:
Comment: The use of the site is multi-family residential. This land use consists of large townhome and
apartment complexes throughout the city. The development of the subject property and its location in close
proximity to I-294 allows for higher density residential development opportunities. The proposed signage for
the site is intended to help identify the apartment complex and assist both residents and visitors alike in
navigating the site.
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 Conditional Use for a Localized Alternative Sign Regulation requests minimal
signage to assist in the identification of the apartment complex and help both residents and visitors navigate
the property. The petitioner has designed the sign plan to match the character of the apartment complex
building and blend with the existing character of the development within the surrounding area.
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.
Page 3 of 30
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 and help 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
but rather establish building identification for both motorists and pedestrians.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic,
or historic features of major importance:
Comment: The proposed new signs would not cause the destruction, loss, or damage of any natural, scenic or
historic features of major importance. The signs will be used to enhance a site that has already been developed.
J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance
specific to the Conditional Use requested:
Comment: All signs do comply with setback requirements as stated in the Zoning Ordinance.
Recommendation: I recommend approval of the Conditional Use Permit for a Localized Alternative Sign
Regulation at 150 N. East River Road, based on a review of the information presented by the applicant and
the findings made above, as specified in Section 12-3-4(E) (Standards for Conditional Uses) of the City of
Des Plaines Zoning Ordinance, subject to the following conditions:
Conditions of Approval:
1. A three-foot landscape bed in all directions be provided at the base of all freestanding signs, per the
standards set forth in Section 12-11-4(G). This landscaping shall be comprised of low-lying
evergreen shrubs, perennials, and annuals.
2. That structural design plans shall be provided for all signage at time of permit.
Page 4 of 30
3. The applicant shall provide sight line analysis for vehicle-to-vehicle sightlines and vehicle-to-
pedestrian/bicycle sightlines showing that the sign position does not intrude upon the AASHTO
Green Book sight triangles for the two monument signs proposed at the roadway driveways. The
location of the monument signs may have to be slightly adjusted to comply with AASHTO site
triangle clearance.
Planning and Zoning Board Procedure: Under Section 12-3-4(D) (Procedure for Review and Decision for
Conditional Uses) of the Zoning Ordinance, the Planning and Zoning Board has the authority to recommend
that the City Council approve, approve subject to conditions, or deny the above-mentioned Conditional Use
Permit for a Localized Alternative Sign Regulation at 150 N. East River Road. The City Council has final
authority on the proposal.
Attachments:
Attachment 1: Petitioner’s Project Narrative
Attachment 2: Petitioner’s Standards for a Conditional Use
Attachment 3: Location Map
Attachment 4: Plat of Survey
Attachment 5: Site and Context Photos
Attachment 6: Sign Site Plan with New Sign Details
Page 5 of 30
135 North Meramec
Suite 500
St. Louis, MO 63105
314-727-2424
December 6, 2019
Members of the Planning & Zoning Commission
City of Des Plaines
1420 Miner Street
Des Plaines, IL 60016
RE: Localized Alternative Sign Regulations (LASR) Approval
150 N. East River Road/The Monarch Apartments
Dear Members of the Planning & Zoning Commission,
As you are aware, The Monarch apartment building is currently under construction in the
northeast corner of the City along East River Road and just north of Golf Road. We trust that
the Commission is pleased with the external appearance of the building as the final finishes are
applied. Some of the last elements of this finishing process are the signs on the building and on
the grounds and these are the subjects of this application.
Currently, the sign code provides the following statement of purpose that helps guide our
proposal for LASR approval:
The purpose of this chapter is to provide a legal framework for the comprehensive regulation of signs in the
City of Des Plaines. It recognizes the need for adequate identification, advertising, and communication
within the community, which is structurally sound, well maintained and attractive in appearance. To
achieve this purpose, this chapter is intended to control the height, area, location and other similar aspects
of signs and sign structures, while also:
1. Preserving the noncommercial character of residential neighborhoods;
2. Providing reasonable yet appropriate conditions for identifying businesses and services rendered in
commercial, institutional and industrial areas;
3. Reducing traffic hazards by restricting signs and lights which exceed a v iewer's capacity to receive
information or which increases the potential for accidents created by signage which distracts or obstructs
a viewer's vision; and
4. Protecting the health, safety and general welfare of the residents of the City.
As a starting point, we believe it is important to first consider the following:
•Our site is zoned R-3 PUD which initially implies a townhouse subdivision and the by-
right sign regulations are scaled to that use. However, the building has a clearly
different physical character and the management of an urban apartment complex is
more akin to a business like a hotel. In other words, there is a need for identification
similar to business, both for wayfinding and for establishing the character of the
building, more than a typical subdivision.
Attachment 1 Page 6 of 30
•The prior use of the site was commercial (office building) so this property is a
continuation of that character more than that of a subdivision.
•Although we are continuing the commercial character of the site, the location is
somewhat removed from the City’s core business areas. That is, it stands somewhat
alone thereby making comparisons to nearby properties of little value and initial public
impressions might be confused. The last thing any business wants is for potential
customers who are driving by to be uncertain about the product or service being
offered.
•The key potential customer sources for our project are motorists on the major arterials
and the nearby I-294.
With these points in mind, we are proposing a package in which the signs:
•have a minimal amount of copy;
•are limited in number and only repeated to establish an identity for a busine ss located
at the edge of the city trying to reach motorists;
•are dispersed to avoid inundating the viewer’s eye; and,
•designed as architectural elements that complement the building and the site.
Although the sign sizes are all very close to or within those allowed by the Zoning Ordinance,
there are a couple of specific requests that require more elaboration.
Second Wall Sign – In the case of the sign on the front of the building, the façade was
specifically designed to accommodate the name of the complex in a manner that is
complementary and really only visible from the east. The sign on the south façade will be visible
to traffic that is northbound on Bender/East River Roads or stopped at the Golf Road
intersection. Note that no such sign is requested on the north side since that would face the
single-family subdivision. It is true that future development of the corner lot might diminish the
visibility of this sign, but there is no current development proposal and it is most important for
the apartments to establish their identity when they are first built. Once its place in the
community is known, it significantly reduces concerns about the impact of any corner
development.
Wall Signs Above the Second Story – The wall signs are located on the top level rather than the
second story level. In both cases, the signs are significantly more effective if they are visible to I-
294 and Golf Road. Note that the front sign is located in the area designed to attractively
integrate the sign with the building and both signs will be “halo-illuminated” meaning that they
do not shine directly out thereby avoiding excessive glare in the night sky.
Shared Monument Sign on Golf Road – We have worked cooperatively with First American
Properties to build their Golf Road entrance into one that serves both properties. We believe it
is appropriate for wayfinding purposes, and for reducing traffic at the East River Road/I-294
ramp intersection, to direct motorists to both sites from Golf Road. First American Properties is
Attachment 1 Page 7 of 30
agreeable to this and the sign is sized appropriately to be read quickly and not exceed a
viewer’s capacity to receive the information.
In conclusion, we believe the proposed signs make a positive statement about the quality of
development and, in general, help define Des Plaines as a premier business and residential
environment. Further, we believe that the signs are reasonable and appropriate in this location
given the existing conditions, that they provide a limited and appropriate amount of
information, and that their level of illumination and their locations will not adversely impact the
health, safety or general welfare of the residents of the City.
We appreciate the Planning Commission’s consideration of our proposal and we will be present
at the meeting to address any concerns the Commission might have.
Sincerely,
Paul Langdon, AICP
Vice-President of Development
Covington Realty Partners
Attachment 1 Page 8 of 30
January 8, 2020
LASR APPLICATION FOR 150 N. EAST RIVER ROAD – STANDARDS FOR CONDITIONAL USES
To address the Standards for Conditional Uses required by Sections 12-11-8 and 12-3-4, please see the
following responses for the proposed signs at the apartment project at 150 N. East River Road:
1.The proposed conditional use is in fact a conditional use established within the specific zoning district
involved;
Response: Our project is zoned R-3 PUD and, under Section 12-11-8: LOCALIZED ALTERNATIVE SIGN
REGULATIONS, all planned unit developments are authorized to apply for Localized Alternative Sign
Regulations in accordance with the requirements of Section 12-3-4, "Conditional Uses."
2.The proposed conditional use is in accordance with the objectives of the city's comprehensive plan
and this title;
Response: The City’s Comprehensive Plan says little if anything specific about signs, but does contain an
entire chapter devoted to economic development within the City. Although the principal use of the
building is residential, the operation of the building is commercial in nature and is dependent upon
identity, marketing and recognition. Signs are one of the few tools that furthers all of these needs: they
convey a brand, or identity; they can be an attractor to potential customers (residents) if they are well
designed; and they are crucial in helping prospective residents locate the development. Effective signs
are, therefore, also effective economic development tools and, if the City agrees that these signs are
effective, then the request is in accordance with the general goal of better economic development which
is consistent with the Comprehensive Plan.
Section 12-3-4, “Conditional Uses” exists to provide a unique review of a use or situation and the
particular impacts on the site or uses around it. For the reasons outlined below, we believe the
circumstances of this development are unique due to its remote location (within the city) but that there
are no negative impacts on the site nor the surrounding developments.
3.The proposed conditional use is designed, constructed, operated, and maintained so as to be
harmonious and appropriate in appearance with the existing or intended character of the general
vicinity;
Response: The intended character of this site and those adjacent to the south and east is mixed use
and commercial. To the north is residential and to the west is the Forest Preserve. As such, no signs
are proposed on the north or west sides of the building to avoid conflicts with those non-commercial
areas. The signs that are proposed utilize opaque faces with internally illuminated or “halo”
lettering, and utilize materials consistent with the apartment building. Therefore, the signs are in
harmony with the north and west areas by not being visible from them, except along the public
right-of-way, and from the commercial mixed-use areas by utilizing levels of construction and
illumination that are typical of and appropriate in and around any future commercial or mixed-use
development that occurs nearby.
Attachment 2 Page 9 of 30
4. The proposed conditional use is not hazardous or disturbing to existing neighboring uses;
Response: None of the signs that would be unique to this development (that is, not “by right”) face
the adjacent residences nor the Forest Preserve. Further, the signs will meet all building safety and
electrical codes and do not function or move in any way that could be hazardous or disturbing to
existing neighboring uses.
5. 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 the persons or agencies responsible for the establishment of the proposed
conditional use shall provide adequately any such services;
Response: No additional demands will be placed on public facilities and the apartment project will
be able to provide all needed utilities to the signs.
6. The proposed conditional use does not create excessive additional requirements at public expense for
public facilities and services and not be detrimental to the economic welfare of the community;
Response: The proposed signs have no need for additional public facilities and, to the extent that
they will have a meaningful benefit to the success of the project, they will benefit the economic
welfare of the community.
7. 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;
Response: None of the signs produce or cause any perceptible noise, smoke, fumes or odors. By
virtue of improving wayfinding, they will have a net benefit to traffic and their low lighting levels do
not produce glare.
8. 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;
Response: As stated above, the signs improve traffic conditions by improving motorist wayfinding
and they will be set back far enough to avoid any interference with sightlines.
9. The proposed conditional use does not result in the destruction, loss, or damage of a natural, scenic,
or historic feature of major importance; and
Response: None of the signs are located where they would cause the destruction, loss, or damage of
a natural, scenic, or historic feature of major importance.
10. The proposed conditional use complies with all additional regulations in this title specific to the
conditional use requested.
Response: The proposed signs will comply with all regulations not subject to the unique approval
under the LASR process.
Attachment 2 Page 10 of 30
Attachment 3 Page 11 of 30
G O L F R O A DE A S T R I V E R R O A D I - 2 9 4 consulting engineersHAEGER ENGINEERING land surveyors
Fi
l
e
N
a
m
e
:
La
y
o
u
t
:
J
a
n
2
7
,
2
0
2
0
-
1
:
0
5
p
m
AL
T
A
-
N
S
P
S
L
T
S
je
f
f
-
Pl
o
t
D
a
t
e
:
P
l
o
t
t
e
d
B
y
:
P:
\
2
0
1
6
\
1
6
0
1
9
\
D
r
a
w
i
n
g
s
\
F
i
n
a
l
S
u
r
v
e
y
\
1
6
0
1
9
-
A
L
T
A
-
N
S
P
S
L
T
S
(
2
0
2
0
)
.
d
w
g
Ordered By: Covington Realty Project No. 16019On LineLOCATION MAP NOT TO SCALE Utility Pole Curb & Gutter Depressed CurbPipe Bollard MailboxTraffic Signal Mast Arm SignFence Guy Wire Telephone Pedestal Telephone ManholeFire Hydrant Electric ManholeHand HoleLight PoleValve Vault Valve Box Gas ValveCatch Basin Inlet Clean OutManholeFlared End Section Well Head Overhead Utility Lines Electrical Pedestal Cable TV Pedestal LINE TABLE Line L19 L20 L21 L22DirectionS 88° 11' 44" W N 88° 11' 44" E N 00° 17' 17" W N 08° 49' 13" ELength0.75'6.25'10.89'5.49'CURVE TABLE Curve C31 C32 C33 C34 C35 C36 C37 C38 C39 C40 C41 C42 C43 C44 C45Length179.02'44.76'61.78'79.42'43.10'20.42'15.79'11.06'198.11'25.67'38.46'89.07'52.37'27.58'20.64'Radius 272.00'68.00'59.00'78.00'78.00'39.00'29.00'29.00'301.00'39.00'69.00'81.00'99.00'36.00'34.00'Chord 175.81'43.95'59.00'76.04'42.55'20.19'15.60'11.00'194.56'25.21'37.97'84.65'51.76'26.91'20.33'Chord Bearing S 17° 03' 04" W S 17° 03' 04" W S 28° 11' 44" W N 27° 21' 59" E N 72° 21' 59" E S 73° 11' 44" W N 76° 12' 08" W N 77° 15' 58" E N 17° 03' 04" E N 17° 03' 04" E N 17° 00' 52" W N 01° 28' 51" W N 14° 52' 01" E N 21° 39' 40" E N 26° 12' 55" EAREA TABLE AREA LOT 1 R.O.W.TOTALS.F.323,334 1,598 324,932Ac.7.42274 0.03668 7.45942
At
t
a
c
h
m
e
n
t
4
Page 12 of 30
150 N. East River Rd – Public Notice
150 N. East River Rd – Looking Northwest at Front of Property
150 N. East River Rd – Looking Southwest at Front of Site
150 N. East River Rd – Looking West at Front of Building
A
t
t
a
c
h
m
e
n
t
5
P
a
g
e
1
3
o
f
3
0
The Monarch
EXTERIOR SIGNAGE RD. 5
January 29, 2020
Attachment 6 Page 14 of 30
| 2
Sign 1
BUILDING FACADE
Attachment 6 Page 15 of 30
| 2
Sign 1
BUILDING FACADE
Attachment 6 Page 16 of 30
| 3
Sign 1
BUILDING FACADE
Attachment 6 Page 17 of 30
| 4
Sign 1
BUILDING FACADE
Attachment 6 Page 18 of 30
| 5
227.5”
26”
Sign 1
BUILDING FACADE
• Standard depth
• Backlit Illumination
• Polished or brushed steel finish (see next page for examples)
• Return material same as face
Attachment 6 Page 19 of 30
| 6
Sign 1
BUILDING FACADE
• Finish examples
Attachment 6 Page 20 of 30
| 7
Sign 2
ENTRANCE MONUMENT
• Double Sided
Attachment 6 Page 21 of 30
| 8
These are original designs that are the property of Signature Sign Co., Inc. They may not be copied,
reproduced, nor in any way utilized in part or in whole, nor shown to any individuals other than the
addressee without the written consent of Signature Sign Co., Inc. Should these designs be applied
to any use without the written permission of Signature Sign Co. Inc. design charges will apply.
PROJECT: THE ASTOR SITE: 3600 PARK EAST, BEACHWOOD, OHIO DATE: 10-4-2017
FRONT ELEVATION SIDE ELEVATION
SPECIFICATIONS:INSTALLATION:ELECTRICAL:
FILENAME: ASTOR_PRELIM_1.ai DRAWING VERSION: 1
RECEIVED VECTOR ARTWORK
1 OF 7
DRAWN BY: DAN ROSS SCALE: 3/4”=1’
SIGN TYPE: S/F GROUND MONUMENTSQUARE FOOTAGE: 36.75 FT2
FRONTAGE: 181’-6”SIGN WEIGHT: TBDSIGN PROTRUSION: 1’-6”HEIGHT FROM GRADE: 3’-6”TYPEFACES: DISPLAY / CUSTOM
SIGN # 1 QTY: (1) GROUND SIGN SOUTHEAST EXTERIOR ELEVATION DIMENSIONS, MATERIALS & COLOR REVISIONS
Sign 2
ENTRANCE MONUMENT
• Double Sided
• 8” deep aluminum cabinet
• Interior Illumination
• 12” grey brick pedestal
126”
48”
Attachment 6 Page 22 of 30
| 9
Sign 2
ENTRANCE MONUMENT
• Double Sided
• 8” deep aluminum cabinet
• Interior Illumination
• 12” grey brick pedestal
These are original designs that are the property of Signature Sign Co., Inc. They may not be copied,
reproduced, nor in any way utilized in part or in whole, nor shown to any individuals other than the
addressee without the written consent of Signature Sign Co., Inc. Should these designs be applied
to any use without the written permission of Signature Sign Co. Inc. design charges will apply.
PROJECT: THE ASTOR SITE: 3600 PARK EAST, BEACHWOOD, OHIO DATE: 10-4-2017
FRONT ELEVATION SIDE ELEVATION
SPECIFICATIONS:INSTALLATION:ELECTRICAL:
FILENAME: ASTOR_PRELIM_1.ai DRAWING VERSION: 1
RECEIVED VECTOR ARTWORK
1 OF 7
DRAWN BY: DAN ROSS SCALE: 3/4”=1’
SIGN TYPE: S/F GROUND MONUMENTSQUARE FOOTAGE: 36.75 FT2
FRONTAGE: 181’-6”SIGN WEIGHT: TBDSIGN PROTRUSION: 1’-6”HEIGHT FROM GRADE: 3’-6”TYPEFACES: DISPLAY / CUSTOM
SIGN # 1 QTY: (1) GROUND SIGN SOUTHEAST EXTERIOR ELEVATION DIMENSIONS, MATERIALS & COLOR REVISIONS
126”
48”
Attachment 6 Page 23 of 30
| 10
Sign 3
SHARED (REAR ENTRANCE) MONUMENT
• Double Sided
Attachment 6 Page 24 of 30
| 11
Sign 3
SHARED (REAR ENTRANCE) MONUMENT
• Double Sided
• 8” deep aluminum cabinet
• Interior Illumination
• 12” grey brick pedestal
56”
150”
These are original designs that are the property of Signature Sign Co., Inc. They may not be copied,
reproduced, nor in any way utilized in part or in whole, nor shown to any individuals other than the
addressee without the written consent of Signature Sign Co., Inc. Should these designs be applied
to any use without the written permission of Signature Sign Co. Inc. design charges will apply.
PROJECT: THE ASTOR SITE: 3600 PARK EAST, BEACHWOOD, OHIO DATE: 10-4-2017
FRONT ELEVATION SIDE ELEVATION
SPECIFICATIONS:INSTALLATION:ELECTRICAL:
FILENAME: ASTOR_PRELIM_1.ai DRAWING VERSION: 1
RECEIVED VECTOR ARTWORK
1 OF 7
DRAWN BY: DAN ROSS SCALE: 3/4”=1’
SIGN TYPE: S/F GROUND MONUMENTSQUARE FOOTAGE: 36.75 FT2
FRONTAGE: 181’-6”SIGN WEIGHT: TBDSIGN PROTRUSION: 1’-6”HEIGHT FROM GRADE: 3’-6”TYPEFACES: DISPLAY / CUSTOM
SIGN # 1 QTY: (1) GROUND SIGN SOUTHEAST EXTERIOR ELEVATION DIMENSIONS, MATERIALS & COLOR REVISIONS
Attachment 6 Page 25 of 30
| 12
Sign 3
SHARED (REAR ENTRANCE) MONUMENT
• Double Sided
• 8” deep aluminum cabinet
• Interior Illumination
• 12” grey brick pedestal
56”
150”
These are original designs that are the property of Signature Sign Co., Inc. They may not be copied,
reproduced, nor in any way utilized in part or in whole, nor shown to any individuals other than the
addressee without the written consent of Signature Sign Co., Inc. Should these designs be applied
to any use without the written permission of Signature Sign Co. Inc. design charges will apply.
PROJECT: THE ASTOR SITE: 3600 PARK EAST, BEACHWOOD, OHIO DATE: 10-4-2017
FRONT ELEVATION SIDE ELEVATION
SPECIFICATIONS:INSTALLATION:ELECTRICAL:
FILENAME: ASTOR_PRELIM_1.ai DRAWING VERSION: 1
RECEIVED VECTOR ARTWORK
1 OF 7
DRAWN BY: DAN ROSS SCALE: 3/4”=1’
SIGN TYPE: S/F GROUND MONUMENTSQUARE FOOTAGE: 36.75 FT2
FRONTAGE: 181’-6”SIGN WEIGHT: TBDSIGN PROTRUSION: 1’-6”HEIGHT FROM GRADE: 3’-6”TYPEFACES: DISPLAY / CUSTOM
SIGN # 1 QTY: (1) GROUND SIGN SOUTHEAST EXTERIOR ELEVATION DIMENSIONS, MATERIALS & COLOR REVISIONS
Attachment 6 Page 26 of 30
| 13
Sign 4
GARAGE/LEASING DIRECTIONALS
• Single Sided
Attachment 6 Page 27 of 30
| 14
These are original designs that are the property of Signature Sign Co., Inc. They may not be copied,
reproduced, nor in any way utilized in part or in whole, nor shown to any individuals other than the
addressee without the written consent of Signature Sign Co., Inc. Should these designs be applied
to any use without the written permission of Signature Sign Co. Inc. design charges will apply.
PROJECT: THE ASTOR SITE: 3600 PARK EAST, BEACHWOOD, OHIO DATE: 10-4-2017
FRONT ELEVATION SIDE ELEVATION
SPECIFICATIONS:INSTALLATION:ELECTRICAL:
FILENAME: ASTOR_PRELIM_1.ai DRAWING VERSION: 1
RECEIVED VECTOR ARTWORK
1 OF 7
DRAWN BY: DAN ROSS SCALE: 3/4”=1’
SIGN TYPE: S/F GROUND MONUMENTSQUARE FOOTAGE: 36.75 FT2
FRONTAGE: 181’-6”SIGN WEIGHT: TBDSIGN PROTRUSION: 1’-6”
HEIGHT FROM GRADE: 3’-6”TYPEFACES: DISPLAY / CUSTOM
SIGN # 1 QTY: (1) GROUND SIGN SOUTHEAST EXTERIOR ELEVATION DIMENSIONS, MATERIALS & COLOR REVISIONS
Sign 4
GARAGE/LEASING DIRECTIONALS
• Single Sided
• 5” deep aluminum cabinet
• Pushthrough acrylic “silver” face typography
• Interior Illumination
• 12” grey brick pedestal
12”
36”
GARAGE
&
LEASING
Attachment 6 Page 28 of 30
| 17
Sign 5
LEASING CENTER WINDOW VINYL
• Frosted glass finish
Attachment 6 Page 29 of 30
| 18
Sign 5
LEASING CENTER WINDOW VINYL
• Frosted glass finish
16”
11”
Leasing Ofce
Attachment 6 Page 30 of 30
U P S C A L E A P A R T M E N T S
Des Plaines, Illinois
Planning and Zoning Board
June 23, 2020
Location
-East River Road & Golf
Road
-Not visually or functionally
part of downtown
-Good location for
commuters if it is found by
commuters
-Signs help bring presence
to this long vacant corner
-Ideal for Localized
Alternative Sign Regulations
(LASR)
Sign Plan Request
-One façade sign above the
second floor
-One monument sign on
East River Road
-One shared monument
sign on Golf Road
-Two ground mounted
directional signs
-Entry door vinyl graphics
-Typical signs for future
corner development
Façade Sign
-Approved PUD design
showed façade sign
-Design is unchanged
-41.1 square feet
-Visibility limited by
recessed location
Entry perspective
Façade Sign
-Approved PUD design
showed façade sign
-Design is unchanged
-41.1 square feet
-Visibility limited by
recessed location
-”Halo” illumination
Entry perspective
Façade Sign
-Approved PUD design
showed façade sign
-Design is unchanged
-41.1 square feet
-Visibility limited by
recessed location
-”Halo” illumination
-Highway and off-ramp
visibility
Façade Sign
-Approved PUD design
showed façade sign
-Design is unchanged
-41.1 square feet
-Visibility limited by
recessed location
-”Halo” illumination
-Highway and off-ramp
visibility
-Provides focus for entry
East River Road
Monument Sign
-Two-sided
-42 square-feet
-Meets typical sign
regulations
East River Road
Monument Sign
-Two-sided
-42 square-feet
-Meets typical sign
regulations
-Aluminum construction
on a masonry pedestal
East River Road
Monument Sign
-Two-sided
-42 square-feet
-Meets typical sign
regulations
-Aluminum construction
on a masonry pedestal
-Internal illumination
Golf Road Shared
Monument Sign
-Two-sided
-58.3 square-feet
Golf Road Shared
Monument Sign
-Two-sided
-58.3 square-feet
-Size increased to allow for
both sites but still meets
regulations
-Aluminum construction
on a masonry pedestal
-Sign easement drafted
and agreed upon
Golf Road Shared
Monument Sign
-Two-sided
-58.3 square-feet
-Size increased to allow for
both sites but still meets
regulations
-Aluminum construction
on a masonry pedestal
-Sign easement drafted
and agreed upon
-Internal illumination
Directional Signs
-Two signs of same size
-One-sided
-2 square-feet each
-Both on-site at first
decision point
Directional Signs
-Two signs of same size
-One-sided
-2 square-feet each
-Both on-site at first
decision point
-Aluminum construction
on a masonry pedestal
-Non-illuminated with
reflective vinyl
Entry Door
Graphics
-Two signs of same size
-One for identification;
one for office hours
-Readable from outside
-1.22 square-feet each
-Letters and graphics only;
no “field” around them
Conclusion
Signs are modest and designed to compliment their surroundings
Signs are highly legible and assist wayfinding thereby increasing
motorist safety
Signs will not shine light onto adjacent private or public property
Quality of shared monument sign will help attract new
development to vacant site
Landscape will be provided around ground signs as required
We hope the signs will encourage commuters to shorten their
drive and move to Des Plaines
COMMUNITY AND ECONOMIC
DEVELOPMENT DEPARTMENT
1420 Miner Street
Des Plaines, IL 60016
P: 847.391.5380
desplaines.org
Date: June 8, 2020
To: Planning and Zoning Board
From: Jonathan Stytz, Planner
Cc: Patrick Ainsworth, AICP, Economic Development Coordinator
Subject: Consideration of Conditional Use for Auto Service Repair Use at 1714 S. River Road, Case
20-020-CU (6th Ward)
Issue: The petitioner is requesting a Conditional Use under Section 12-7-3(F)(3) of the 1998 Des Plaines
Zoning Ordinance, as amended, to allow for an auto service repair use in the C-3 zoning district.
Analysis:
Address: 1714 S. River Road
Owners: Bozena Duriusz Puchlerz, Derek’s Auto Body, 7025 W. Windsor Avenue,
Norridge, IL 60706
Petitioner: Bozena Gawlik, 7025 W. Windsor Avenue, Norridge, IL 60706
Case Number: 20-020-CU
Real Estate Index
Number: 09-28-114-008-0000; -009; -010; -011
Ward: #6, Alderman Malcolm Chester
Existing Zoning: C-3, General Commercial
Existing Land Use: Vacant Building
Surrounding Zoning: North: C-3, General Commercial District
South: C-3, General Commercial District
East: R-1, Single Family Residential District
West: R-1, Single Family Residential District
MEMORANDUM
Page 1 of 12
Surrounding Land Use: North: Commercial (Landscaping Business)
South: Commercial (Restaurant)
East: Recreational (Cook County Forest Preserve)
West: Single Family Residences
Street Classification: River Road is an arterial street and Riverview Avenue is a local road.
Comprehensive Plan: The Comprehensive Plan designates the site as Commercial.
Project Description: The petitioner, Bozena Gawlik, has requested a Conditional Use Permit to
operate an auto service repair facility, Derek’s Auto Repair, at 1714 S. River
Road. The subject property is located within the C-3, General Commercial
district and auto service repair is a conditional use with the C-3 zoning district.
The subject property contains a stand-alone building with a parking area and
pole sign as shown in the Plat of Survey (Attachment 4). The subject space was
last occupied by M&T automotive, which left in 2018. However, the subject
property has been vacant for over a year and requires a new conditional use for
the proposed auto service repair use. The subject property is accessed by a curb
cut off Riverview Avenue from the north and a shared curb cut with 1724 S.
River Road from the east. There is a current cross-access easement between the
subject property and 1724 S. River Road that was recorded in 1974 to allow
both properties to utilize the shared driveway.
The existing one-story, 2,444-square foot building is made up of six service
bays. However, only four service bays will be utilized – a condition will be
placed with staff recommendation that only four service bays are to be used for
the life of the business. The building also contains a 118-square foot customer
area, 81-square foot office space, break area, and storage space as shown on the
Floor Plans (Attachment 7). The petitioner’s proposal includes minor interior
and exterior aesthetic improvements to the building, and the addition of
landscaping throughout the site as indicated in the Landscape Plan (Attachment
8). The petitioner does not plan to make any changes to the building dimensions
at this time. Auto repair facilities are required to provide two parking spaces
per service bay and one space for every 200 square feet of accessory retail.
Thus, a total of nine off-street parking spaces are required. The Site Plan
(Attachment 6) proposes nine total parking spaces on the property, including a
handicap accessible space.
Derek’s Auto Repair will be open from 8:00 am to 5:00 pm, Monday through
Friday and 9:00 am to 2:00 pm on Saturday. Their services will include general
vehicle mechanical repair such as brakes, oil changes, alignments, A/C repairs,
engine repairs, and tune-ups. A maximum of two employees will be on site at a
given time. Please see the Project Narrative (Attachment 1) for more details.
Note, due to the small lot and prominent location conditions are being
recommended by staff to enhance the property and minimize any visual
impacts.
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 12
• Future Land Use Plan:
o This property is designated as Commercial on the Future Land Use Plan. The Future Land Use
Plan strives to create a well-balanced development area with a healthy mixture of commercial
and residential uses. While the current use is commercial, the petitioner will work to enhance
the property, which currently contains a vacant building, with a new commercial business that
is comparable to neighboring commercial properties. All activities and items stored will be
conducted inside to reduce any negative impacts.
o The subject property is located along the defined River Road commercial corridor with single-
family residential to the west and commercial development to the north and south. The subject
property is one of the larger commercial developments along River Road near Oakton Street.
The request would assist in the retention of new commercial business as well as improve the
property from a functional and aesthetic standpoint.
• Landscaping and Screening:
o The Comprehensive Plan seeks to encourage and actively pursue beautification opportunities
and efforts, including the installation of landscaping, street furniture, lighting, and other
amenities, to establish a more attractive shopping environment and achieve stronger corridor
identity in Des Plaines.
o The proposal seeks to add planter boxes along River Road for southern half of the length of
the parking area and along the north side of the building to provide a more pronounced buffer
between the street, building, and parking areas. The addition of landscaping in these areas is
intended to capitalize on available space for screening of the property.
o The proposal also includes the replacement of the existing fence section along the south
property line with a six-foot solid wood fence and the addition of an eight-foot solid wood
fence along the west property line to buffer the proposed use from surrounding properties.
While the aforementioned aspects represent a small portion of the goals and strategies of the Comprehensive
Plan, there is a large emphasis on improving existing commercial developments and enhancing commercial
corridors throughout Des Plaines.
Conditional Use Findings: Conditional Use requests are subject to the standards set forth in Section 12-3-
4(E) of the 1998 City of Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has
the following comments:
A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning
district involved:
Comment: Auto service repair is a Conditional Use, as specified in Section 12-7-3(K) of the 1998 City of Des
Plaines Zoning Ordinance, as amended, for properties in the C-3 General Commercial District.
B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan:
Comment: The Comprehensive Plan designates this property as Commercial. The Comprehensive Plan strives
to foster growth and redevelopment of existing commercial corridors to retain existing businesses and attract
new businesses to locate within Des Plaines. This property is positioned on the River Road corridor and is
surrounded by a mixture of commercial and residential along a major commercial corridor. The addition of
the auto service repair use at the subject property falls within the Commercial use category.
C. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious
and appropriate in appearance with the existing or intended character of the general vicinity:
Page 3 of 12
Comment: The property and existing building has been designed for an automotive repair use and was
previously occupied by an automotive service repair shop. The petitioner proposes to revitalize one of the two
vacant tenant spaces in the building for an auto service repair use. The current building blends well with the
surrounding commercial uses and structures. The petitioner does not purpose to alter the height or footprint
of the existing building.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: The existing automotive repair use located within this building is not hazardous or disturbing to
existing neighboring uses. The proposed auto repair facility will not create an environment that is hazardous
or disturbing to the neighboring uses. The footprint, height, and appearance of the existing building will
remain the same. However, minor interior and exterior aesthetic changes to the building are proposed to better
suit the needs of Derek’s Auto Repair and the installation of landscaping on the site is proposed to improve
the overall appearance of the property to neighboring uses. The auto service repair use is consistent with and
complementary to other commercial uses in the area.
E. The proposed Conditional Use is to be served adequately by essential public facilities and services,
such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and
sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide
adequately any such services:
Comment: The previous auto service repair use on this site was adequately served by essential public facilities
and services. Staff does not have concerns that the proposed auto service repair use will also be adequately
served by essential public facilities and services.
F. The proposed Conditional Use does not create excessive additional requirements at public expense
for public facilities and services and will not be detrimental to the economic well-being of the entire
community:
Comment: The previous auto service repair use did not create a burden on public facilities or become a
detriment to the economic well-being of the community. There is no anticipated burden for public facilities
or detrimental to the community as a result of the Conditional Use Permit for a new auto service repair use.
G. The proposed Conditional Use does not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons, property, or the general
welfare by reason of excessive production of traffic, noise, smoke fumes, glare or odors:
Comment: The proposed auto service repair use is not anticipated to create additional traffic compared to the
previous auto service repair use.
H. The proposed Conditional Use provides vehicular access to the property designed so that it does not
create an interference with traffic on surrounding public thoroughfares:
Comment: The proposed auto service repair use will not create an interference with traffic on surrounding
public thoroughfares. There will be no changes to the existing two access points onto the property from
Riverview Avenue and River Road utilized by the previous auto service repair business.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic,
or historic features of major importance:
Comment: The proposed auto service repair use would not cause the destruction, loss, or damage of any
natural, scenic or historic features of major importance. The building and site were already developed for the
use of an auto service repair building. The petitioner plans to add landscaping and screening to improve the
aesthetics of the property.
Page 4 of 12
J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance
specific to the Conditional Use requested:
Comment: The proposed auto service repair use meets all other requirements of the Zoning Ordinance for the
C-3 General Commercial District.
Recommendation: Staff recommends approval of the Conditional Use Permit for auto service repair use at
1714 S. River Road based on a review of the information presented by the applicant and the findings made
above, as specified in Section 12-3-4(E) (Standards for Conditional Uses) of the City of Des Plaines Zoning
Ordinance, subject to the following conditions:
1. An 8-foot solid wood fence along the west property line shall be added, unless written authority from
ComEd prohibits such fencing.
2. The damaged, partial fence that is on the south property line shall be replaced with a six-foot solid
wood fence.
3. Paint the parking spaces on the property to match the approved Site Plan.
4. Add planter boxes along River Road that spans at least half the length of the parking area. The planter
boxes shall be filled and maintained with live plantings. The dimensions of the planter boxes shall be
at least 12-inches high and 12-inches wide to accommodate the live plantings.
5. No damaged or inoperable vehicles are allowed outside at any time.
6. No vehicles shall be stored within the required parking spaces or drive aisles at any time.
7. Only four service bays shall be allowed for the life of this conditional use.
8. No auto body related activities are permitted at any time.
Planning and Zoning Board Procedure: Under Section 12-3-4(D) (Procedure for Review and Decision for
Conditional Uses) of the Zoning Ordinance, the Planning and Zoning Board has the authority to recommend
that the City Council approve, approve subject to conditions, or deny the above-mentioned conditional use
for a new auto service repair use at 1714 S. River Road. The City Council has final authority on the proposal.
Attachments:
Attachment 1: Project Narrative
Attachment 2: Petitioner’s Reponses to Standards
Attachment 3: Location Map
Attachment 4: Plat of Survey
Attachment 5: Site and Context Photos
Attachment 6: Site Plan
Attachment 7: Floor Plan
Page 5 of 12
Attachment 1 Page 6 of 12
Attachment 2 Page 7 of 12
Attachment 2 Page 8 of 12
Attachment 4 Page 9 of 12
1714 S. River Road – Public Notice
1714 S. River Road – Looking Southwest at Building
1714 S. River Road – Looking West at Front of Site
1714 S. River Road – Looking North at Side of Building
A
t
t
a
c
h
m
e
n
t
5
P
a
g
e
1
0
o
f
1
2
$63+$/73$9(0(17
&
(
1
7
(
5
/
,
1
(
$6
3
+
$
/
7
3
$
9
(
0
(
1
7
$6
3
+
$
/
7
3
$
9
(
0
(
1
7
$6
3
+
$
/
7
3
$
9
(
0
(
1
7
6
5
,
9
(
5
5 2 $'
$6
3
+
$
/
7
3
$
9
(
0
(
1
7
(;
,
6
7
,
1
*
%
5
,
&
.
%
8
,
/
'
,
1
*
21
(
6
7
2
5
<
1
2
(
;
7
(
5
,
2
5
2
5
,
1
7
(
5
,
2
5
5
(
0
2
'
(
/
,
1
*
:
2
5
.
3
/
$
1
1
(
'
)5
$
0
(
6
+
(
'
38
%
/
,
&
$/
/
(
<
6
7
2
5
<
%
5
,
&
.
%
8
,
/
'
,
1
*
&
2
1
&
5
(
7
(
$
3
5
2
1
'
(
3
5
(
6
6
(
'
&
8
5
%
&21&5(7(:$/.&21&&85% *877(5 $63+$/73$9(0(17 &21&5(7(3$9(0(17
&
2
1
&
5
(
7
(
:
$
/
.
&
2
1
&
&
8
5
%
*
8
7 7 (5/27
/2
7
/2
7
/2
7
/2
7
$6
3
+
$
/
7
3
$
9
(
0
(
1
7
&21&5(7(
&2
1
&
3
$
'
&(17(5/,1(16.00'(;,67,1*&200(5&,$/6,*1&21&&85% *877(5
$6
3
+
$
/
7
3
$
9
(
0
(
1
7
352326(':22'3/$17(5 352326(':22'3/$17(5
,//,12,667$7($33529('+$1',&$33$5.,1*6,*1
1
1
1
.
3
0
'
1
0
0
.
5
9
'
12
5
.60
'
70.88'
12
.
5
8
'
12
.
5
8
'
8
.
0
0
'
0
.
5
0
'
20.00'
2 0 .0 0 '
3
8
.
0
0
'
DU
M
P
S
T
E
R
EN
C
L
O
S
U
R
E
FE
N
C
E
W
I
T
H
G
A
T
E
7<
3
:
+
(
(
/
6
7
2
3
/
2
&
$
7
,
2
1
%
$
&
.
)
5
2
0
7
+
(
(
'
*
(
2
)
3
$
5
.
,
1
*
6
3
$
&
(
'$5(.
6$872%2'<
35
2
3
2
6
(
'
6
,
7
(
3
/
$
1
6&
$
/
(
127( 287/,1(62)7+(352326('3$5.,1*63$&(672%(3$,17('3(53$5.,1*3/$1%(/2:$///,1(672%(3$,17(':,'($'$+$1',&$33$5.,1*63$&(:,7+$'-$&(17$&&(66675,3('$5($72%(3$,17('<(//2:7<3,&$/+$1',&$33('6,*1$*(,672%(86(':+,&+0((767+(&855(17,//,12,6$&&(66,%,/,7<&2'(7+(3(1$/7<)((2)7+(0867%(3267('7+(6,*1 0867%($77+(+($'$1'&(17(52)7+($'$63$&(7+(%277202)7+(6,*16+28/'%(0,1,080
$%29(*5$'(7+(675,3('&5266:$/.6+28/'%(3$,17('217+(3$9(0(17%(7:((1+$1',&$33$5.,1*63$&($1'7+((175$1&(727+(%8,/',1*3(53/$1 65,9(552$''(63/$,1(6 BB2)BB6+((7,+(5(%<&(57,)<7+$7 7+(6('5$:,1*6:(5(35(3$5('81'(50<683(59,6,21$1'7+$7 727+(%(672)0<.12:/('*(&203/<:,7+7+(%8,/',1*&2'(6$1'/2&$/25',1$1&(65(9,6,216 7(/ 32]JD#1HZ6SDFH$UFKLWHFWVFRP 0(/526($9(.(1,/:257+,//,12,6 1(:63$&($5&+,7(&76/7'
At
t
a
c
h
m
e
n
t
6
Page 11 of 12
&$
5
5
(
3
$
,
5
$
5
(
$
5(67,1*5220 &86720(5:$,7,1*$5($&+$1*,1*5220 )),&(5220:&:&
67
2
5
$
*
(
DU
M
P
S
T
E
R
EN
C
L
O
S
U
R
E
F
E
N
C
E
WI
T
H
G
A
T
E
9(
+
,
&
/
(
%
$
<
9(
+
,
&
/
(
%
$
<
9(
+
,
&
/
(
%
$
<
9(+,&/(%$<
DU
M
P
S
T
E
R
E
N
C
L
O
S
U
R
E
F
E
N
C
E
WI
T
H
G
A
T
E
;
7
5
(
$
7
(
'
;
7
5
(
$
7
(
'
7<
3
,
&
$
/
3
/
$
1
7
(
5
,
1
6
7
$
/
/
$
7
,
2
1
(0
(
5
$
/
'
*
5
(
(
1
$5
%
2
5
9
,
7
$
(
'$5(.
6$872%2'<
(;
,
6
7
,
1
*
%
8
,
/
'
,
1
*
)
/
2
2
5
3
/
$
1
6&
$
/
(
65,9(552$''(63/$,1(6 BB2)BB6+((7,+(5(%<&(57,)<7+$7 7+(6('5$:,1*6:(5(35(3$5('81'(50<683(59,6,21$1'7+$7 727+(%(672)0<.12:/('*(&203/<:,7+7+(%8,/',1*&2'(6$1'/2&$/25',1$1&(65(9,6,216 7(/ 32]JD#1HZ6SDFH$UFKLWHFWVFRP 0(/526($9(.(1,/:257+,//,12,6 1(:63$&($5&+,7(&76/7'
At
t
a
c
h
m
e
n
t
7
Page 12 of 12
COMMUNITY AND ECONOMIC
DEVELOPMENT DEPARTMENT
1420 Miner Street
Des Plaines, IL 60016
P: 847.391.5380
desplaines.org
Date: June 5, 2020
To: Planning and Zoning Board
From: Jonathan Stytz, Planner
Cc: Patrick Ainsworth, AICP, Economic Development Coordinator
Subject: Consideration of Tentative Plat of Subdivision and Minor Variation at 290 Cornell Avenue,
Case 20-021-SUB-V (7th Ward)
Issue: The petitioner is requesting: i) Tentative Plat of Subdivision under Section 13-2 of the Des Plaines
Subdivision Regulations to allow for the consolidation of three separate lots into two lots; and ii) a Minor
Variation under Section 12-7-2(J) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow an existing
single-family residence that is located 8.63-feet away from the corner-side yard property line where a
minimum of ten feet is required in the R-1 zoning district.
Analysis:
Address: 290 Cornell Avenue
Owner: Lisa Burman, 606 Rambler Lane, Highland Park, IL 60035
Petitioner: Gary M. Rizzo, 1537 Ammer Road, Glenview, IL 60025
Case Number: 20-021-SUB-V
Real Estate Index
Number: 09-07-302-012-0000; -013; -023
Ward: #7, Alderman Don Smith
Existing Zoning: R-1, Single Family Residential District
Existing Land Use: Single Family Residence
Surrounding Zoning: North: R-1, Single Family Residential District
South: R-1, Single Family Residential District
MEMORANDUM
Page 1 of 12
East: R-1, Single Family Residential District
West: R-1, Single Family Residential District
Surrounding Land Use: North: Single Family Residence
South: Single Family Residence
East: Single Family Residence
West: Single Family Residence
Street Classification: Cornell Avenue and Stone Street are local roads.
Comprehensive Plan: The Comprehensive Plan designates the site as Single Family Residential.
Project Description: The petitioner Gary M. Rizzo, on behalf of Lisa Burman, is requesting a
Tentative Plat of Subdivision and Minor Variation for the Beverly Burman
estate located at 290 Cornell Avenue. The subject property is 19,256-square
feet (0.440 acres) in size and is comprised of three lots, which is improved with
a single-family home on the north side of the property as shown in the Plat of
Survey (Attachment 4).
The petitioner proposes to consolidate the three lots into two lots and construct
a new single-family home on the new southern lot as shown in the Proposed
Site Plan (Attachment 6). The existing home on the property will remain as is.
However, the width of the northern corner lot with the existing single-family
home will increase to 59.78-feet and the southern interior lot will have a width
of 60-feet as shown on the Tentative Plat of Subdivision (Attachment 5). There
is one minor variation request for the corner-side yard setback with this
application, as the existing lot does not meet the minimum ten-foot corner side
yard setback requirement for properties in the R-1, Single-Family Residence
district. Staff is addressing the pre-existing non-conforming corner-side yard
setback requirement as a formality. Generally, minor variations are reviewed
by the Zoning Administrator, but this request is being paired with the Tentative
Plat of Subdivision under the same application.
Tentative Plat of Subdivision Report
Name of Subdivision: Jay and Beverly Burman Resubdivision
Address: 290 Cornell Avenue
Requests: Approval of Tentative Plat of Subdivision & Variation
Total Acreage of
Subdivision: 0.440 acres
Lot Descriptions and
Construction Plans: The petitioner’s Tentative Plat of Subdivision shows the existing 19,256-square
foot property being consolidated from three lots into two lots. The northern
corner lot will have an area of 10,807-square feet and the southern interior lot
will have 8,520-square feet. The Tentative Plat of Subdivision shows a 5-foot
public utility easement and drainage easement at the rear, a five-foot public
utility easement and drainage easement on the sides, and a 30-foot private
Page 2 of 12
building line in the front of each proposed lot. Note that the Preliminary
Engineering Drawings (Attachment 8) are conceptual and have not been
approved by staff. All engineering comments will be addressed in the Final
Engineering Plans at time of the Final Plat of Subdivision.
Compliance with the Comprehensive Plan
There are several parts of the 2019 Des Plaines Comprehensive Plan that align with the proposed project.
Those portions are follows:
• Under Overarching Principles:
o The Comprehensive Plan seeks to promote a wider range of housing options and to
encourage the reinvestment and preservation of established Des Plaines neighborhoods
through the addition of new housing to fit diverse needs. The proposal seeks to reinvest in
this vacant lot and provide additional housing options in this established neighborhood.
• Under Land Use Plan:
o A primary goal of the Comprehensive Plan is to preserve and enhance established single-
family neighborhoods while also expanding denser housing options. The proposal matches
the existing character of the neighborhood and provides denser housing options that are
prevalent in the immediate vicinity.
• Under Future Land Use Map:
o The property is marked for Single-Family Residential land uses. These areas are designated
for detached single-family residences to maintain and improve housing options for residents.
The proposed use will transform an existing residential lot with one residence and provide an
additional single-family housing option for the community as a whole.
While the aforementioned bullet points are only a small portion of the Comprehensive Plan, there is a large
emphasis on maintaining detached single-family zoning areas and promoting the expansion of these
developments to increase housing options for residents. The petitioner is proposing to take a 0.440-acre parcel
with one residence and add another residence for the community.
Recommendation: I recommend approval of the Tentative Plat of Subdivision pursuant to 13-2 of the Des
Plaines Subdivision Ordinance and the Minor Variation request pursuant to Section 12-3-6 of the Des
Plaines Zoning Ordinance.
Planning and Zoning Board Procedure: Under Section 13-2-7 (Approval of Tentative Plat By Planning and
Zoning Board) of the Subdivision Ordinance and Section 12-3-6 (Approval of Variations), the Planning and
Zoning Board has the authority to recommend that the City Council approve, approve subject to conditions,
or deny the above-mentioned Tentative Plat of Subdivision and Minor Variation request for the property at
290 Cornell Avenue. The City Council has final authority over the proposal.
Attachments:
Attachment 1: Project Narrative and Responses to Standards
Attachment 2: Location Map
Attachment 3: Plat of Survey
Attachment 4: Proposed Site Plan
Attachment 5: Tentative Plat of Subdivision
Attachment 6: Preliminary Engineering Drawings
Attachment 7: Site and Context Photos
Page 3 of 12
Attachment 1 Page 4 of 12
Attachment 2 Page 5 of 12
At
t
a
c
h
m
e
n
t
3
Page 6 of 12
14
2
.
0
0
'
1
2
1
.
0
3
'
A=3
2
.
6
0
'
1
3
2
.
6
0
'
1
1
9
.
7
8
'
14
2
.
0
0
'
14
2
.
0
0
'
6
0
.
0
0
'
6
0
.
0
0
'
5
9
.
7
8
'
7
2
.
6
0
'
N C BI
At
t
a
c
h
m
e
n
t
4
Page 7 of 12
At
t
a
c
h
m
e
n
t
5
Page 8 of 12
PR
O
P
O
S
E
D
2
-
L
O
T
S
U
B
D
I
V
I
S
I
O
N
O
F
E
X
I
S
T
I
N
G
R
E
S
I
D
E
N
T
I
A
L
L
O
T
SI
T
E
D
E
V
E
L
O
P
M
E
N
T
P
L
A
N
29
0
C
O
R
N
E
L
L
A
V
E
.
,
D
E
S
P
L
A
I
N
E
S
,
I
L
L
I
N
O
I
S
CORNELL AVE.STONE ST.PROPOSED LOT #2 PROPOSED LOT #1
BE
N
C
H
M
A
R
K
I
N
F
O
LE
G
E
N
D
:
PR
O
P
E
R
T
Y
L
I
N
E
SA
N
I
T
A
R
Y
S
E
W
E
R
L
I
N
E
WA
T
E
R
L
I
N
E
ST
O
R
M
S
E
W
E
R
L
I
N
E
ST
O
R
M
M
A
N
H
O
L
E
SA
N
I
T
A
R
Y
M
A
N
H
O
L
E
CO
M
B
I
N
E
D
S
E
W
E
R
CO
M
B
I
N
E
D
M
A
N
H
O
L
E
CA
T
C
H
B
A
S
I
N
IN
L
E
T
WA
T
E
R
V
A
L
V
E
V
A
U
L
T
WA
T
E
R
V
A
L
V
E
GR
A
D
E
DR
A
I
N
A
G
E
D
I
V
I
D
E
CU
R
B
&
G
U
T
T
E
R
CL
E
A
N
O
U
T
DO
W
N
S
P
O
U
T
(
R
O
O
F
D
R
A
I
N
S
)
WA
T
E
R
B
.
B
O
X
TR
E
E
P
R
O
T
E
C
T
I
O
N
F
E
N
C
E
CO
N
S
T
R
U
C
T
I
O
N
F
E
N
C
E
IN
L
E
T
F
I
L
T
E
R
B
A
S
K
E
T
TR
A
F
F
I
C
D
I
R
E
C
T
I
O
N
P
A
V
E
M
E
N
T
MA
R
K
I
N
G
FI
R
E
H
Y
D
R
A
N
T
5
9
7
.
3
2
CO BBDS
EX
I
S
T
I
N
G
PR
O
P
O
S
E
D
w
59
7
.
5
5
CF
DS
V
SECTION: 7 TOWNSHIP: 41N RANGE: 12E PIN(S):09-07-302-012,09-07-302-013,09-07-302-023
TO
P
O
F
C
U
R
B
BO
T
T
O
M
O
F
C
U
R
B
TO
P
O
F
C
U
R
B
BO
T
T
O
M
O
F
G
U
T
T
E
R
WA
L
K
BO
T
T
O
M
O
F
W
A
L
K
T/
C
X
X
X
.
X
X
B/
C
X
X
X
.
X
X
T/
C
X
X
X
.
X
X
B/
G
X
X
X
.
X
X
W
X
X
X
.
X
X
B/
W
X
X
X
.
X
X
DE
S
P
R
E
S
S
E
D
C
U
R
B
BO
T
T
O
M
O
F
G
U
T
T
E
R
MO
U
N
T
A
B
L
E
C
U
R
B
BO
T
T
O
M
O
F
G
U
T
T
E
R
D/
C
X
X
X
.
X
X
B/
G
X
X
X
.
X
X
M/
C
X
X
X
.
X
X
B/
C
X
X
X
.
X
X
DES PLAINES DRAINAGE STATEMENT:"TO THE BEST OF OUR KNOWLEDGE AND BELIEF, THE DRAINAGE OF THE SURFACE WATERS WILL NOT BE CHANGED BY THE CONSTRUCTION OF THIS PROJECT OR ANY PART THEREOF, O R THAT IF DRAINAGE WILL BE CHANGED, REASONABLE PROVISION HAS BEEN MADE FOR COLLECTION AND DIVERSION OF SUCH SURFACE WATERS INTO PUBLIC AREAS, OR DRAINS APPROVED FOR USE BY THE DIRECTOR OF PUBLIC WORKS AND ENGINEERING, AND THAT SU C SURFACE WATERS ARE PLANNED FOR IN ACCORDANCE WITH GENERALLY ACCEPTED ENGINEERING PRACTICES SO AS TO REDUCE THE LIKELIHOOD OF DAMAGE TO ADJOINING PROPERTIES BECAUSE OF THE CONSTRUCTION OF THIS DEVELOPMENT." ____________________________________REGISTERED PROFESSIONAL ENGINEER _____________________________________ OWNER _____________________________________ (SEAL) _____________________________________ ADDRESS
RE
T
A
I
N
I
N
G
W
A
L
L
W/
R
A
I
L
I
N
G
C BI AERIAL MAP
N
N B A I O N L L I SEEVH ITIIRJ________________________________________________________STERED PROFE SS
At
t
a
c
h
m
e
n
t
6
Page 9 of 12
14
2
.
0
0
'
12
1
.
0
3
'
A=3
2
.
6
0
'
1
3
2
.
6
0
'
1
1
9
.
7
8
'
5
7
.
6
0
'
5
0
.
0
0
'
2
5
.
0
0
'
5
0
.
0
0
'
2
5
.
0
0
'
4
4
.
7
8
'
L
E
G
A
L
D
E
S
C
R
I
P
T
I
O
N
:
L
O
T
S
1
,
2
,
A
N
D
T
H
E
N
O
R
T
H
2
5
F
E
E
T
O
F
L
O
T
3
I
N
B
L
O
C
K
6
I
N
C
U
M
B
E
R
L
A
N
D
P
A
R
K
,
B
E
I
N
G
A
S
U
B
D
I
V
I
S
I
O
N
O
F
P
A
R
T
O
F
T
H
E
S
O
U
T
H
W
E
S
T
F
R
A
C
T
I
O
N
A
L
Q
U
A
R
T
E
R
A
N
D
P
A
R
T
O
F
T
H
E
N
O
R
T
H
W
E
S
T
F
R
A
C
T
I
O
N
A
L
Q
U
A
R
T
E
R
O
F
F
R
A
C
T
I
O
N
A
L
S
E
C
T
I
O
N
7
,
T
O
W
N
S
H
I
P
4
1
N
O
R
T
H
,
R
A
N
G
E
1
2
,
E
A
S
T
O
F
T
H
E
T
H
I
R
D
P
R
I
N
C
I
P
A
L
M
E
R
I
D
I
A
N
,
I
N
C
O
O
K
C
O
U
N
T
Y
,
I
L
L
I
N
O
I
S
.
C
O
M
M
O
N
L
Y
K
N
O
W
N
A
S
:
2
9
0
C
O
R
N
E
L
L
A
V
E
N
U
E
,
D
E
S
P
L
A
I
N
E
S
,
I
L
L
I
N
O
I
S
.
N
EARTHWORK / EROSION & SEDIMENTATION CONTROL 1) All construction activities that involve earthwork shall meet the National Pollutant Discharge Elimination System Phase II requirements:a) Submittal of a Notice of Intent (NOI) to IEPA.b) Possession of a completed and signed Stormwater Pollution Prevention Plan (SWPPP) and a graphic Erosion and Sediment Control (ESC) plan.c) Implementation of the SWPPP.d) Submittal of an Incidence of Noncompliance (ION) if an event occurs.e) Weekly reports after ½” rainfall or 5” snowfall.f) Documentation of changes to ESC plan .g) Submittal of a Notice of Termination (NOT) when final stabilization is achieved.h) Follow Illinois Urban Manual (IUM) for sediment and erosion control guidelines.2) Any wetland mitigation shall begin prior to any grading work and shall be in accordance with the approved mitigation permit plan and requirements.3) In order to protect and ensure against flooding , all top of foundations shall be set a minimum of one (1') foot above the high water level of adjacent stormwater management facilities such as retention/detention ponds.4) The contractor shall maintain existing positive drainage from off-site at all times during construction.5) Within the limits of proposed grading the soil shall be compacted to not less than the following percentages of modified proctor dry density in accordance with ASTM D 1557-78:a)Under structures. Building slabs, steps and pavements.Compact six (6") inch maximum lifts of subgrade . Backfill or fill material at 95% modified proctor dry density.b) Under walkways. Compact six (6") inch maximum lifts of dry subgrade, backfill,or fill material at 95% modified proctor dry density.c) Under lawn or unpaved areas. Compact six (6") inch maximum lifts of subgrade, backfill, or fill material at 85% modified proctor dry density.6) All erosion control work shall comply with “Illinois Procedures and Standards for Urban Soil Erosion and Sedimentation Control.”7) Stripping of vegetation, grading or other soil disturbance, especially in designated wetland areas ,shall be done in a manner which will minimize soil erosion, and shall be in accordance with the approved drawings, mitigation and permit requirements.8) The contractor shall take precautionary measures to minimize earthwork in areas where trees are to be saved as shown on the plans or determined in the field.9) The extent of the area which is exposed and free of vegetation and the duration of its exposure shall be kept within practical limits as directed by the Village Engineer.10) Sedimentation shall be retained on site. Sediment fence shall be installed along the perimeter of all regraded areas or as required to prevent sediment from entering and/or leaving the site.11)Dust produced from the site shall be kept to a minimum during dry periods by spraying water as required to the Village Engineer's satisfaction and is to be considered incidental.12) All mud shall be removed from all tires before leaving the site and the roads shall be kept clean and clear of mud and debris at all times.13) Culverts and drainage ditches shall be kept clean and clear of obstructions during the construction period.14) Silt fences shall be inspected frequently and maintained or replaced as required to maintain both their effectiveness and integrity. The underside of bales shall be kept in close contact with the earth below at all times to prevent water from washing beneath them.15) Water courses and drainage swales adjacent to construction activities shall be monitored as necessary , for evidence of silt intrusion and other adverse environmental impacts . Any problems or deficiencies shall be corrected immediately upon their discovery.16) Sod all unpaved areas of parkways, right-of-ways and front yards to rear wall of the building .Any and all other site seeding may be used, in some instance particularly for the back yard, only with prior approval by the Village Engineer.17) The contractor shall install all erosion control items prior to commencement of any work.18) The contractor shall install temporary orange fence around all trees to remain and wetland areas to be mitigated.DEMOLITION NOTES 1. Install temporary tree protection fencing prior to any demolition work..2. Install temporary 6' high chain link fence with fabric around the proposed work area as shown on the drawing.3. Contractor to call JULIE at 1-800-892-0123. minimum of 48 hours prior to initiating any excavation or demolition.4. Contractor shall verify the exact elevation and location of all existing utilities and appurtenances prior to construction, to avoid interferences.5. Appropriate precautions shall be taken to avoid damage to and to protect existing utilities and appurtenances in the vicinity of work. Contractor shall be responsible for the protection of all underground or overhead utilities even though they may not be shown on the plans. any utility that is damaged during construction shall be repaired to the satisfaction of the Village and the owner, or replaced.6. Any open excavations, or potentially dangerous areas shall be fenced or guarded in an acceptable manner at the end of each day for the protection of the contractor's employees and general public safety.7. Bono Consulting Inc is not liable for any construction site safety . Contractor to take all OSHA regulated and applicable local safety precautions to safe guard all potentially hazard sites/work.8. Contractor is responsible for keeping roads free of excessive debris at all times.9. Any soil, mud or debris that is washed, tracked, or deposited onto the street shall be removed before the end of each day.10. Topographic survey by Bono Consulting, Inc.11. All excavation shall be tapered, or, shored and maintained pumped dry.12. Do not create dust or other nuisance to neighboring properties during construction 13. "No trespassing" signs shall be mounted on the fencing in conspicuous locations until construction is completed and approved 14. Any gate in the perimeter fence shall be adequately hinged to prevent entry, except to allow ingress and egress to and from site, such gate must be looked at all times, other than permitted hours of construction. C BI
At
t
a
c
h
m
e
n
t
6
Page 10 of 12
14
2
.
0
0
'
0
1
3
2
.
6
0
'
1
1
9
.
7
8
'
14
2
.
0
0
'
14
2
.
0
0
'
6
0
.
0
0
'
6
0
.
0
0
'
5
9
.
7
8
'
7
2
.
6
0
'
66
0
.
0
0
66
0
.
0
0
65
9
.
7
0
65
9
.
8
0
SU
M
M
I
T
65
8
.
9
0
65
8
.
7
0
65
9
.
5
0
66
0
.
0
0
66
0
.
0
0
65
8
.
9
0
65
9
.
7
0
65
9
.
5
0
65
9
.
1
0
65
8
.
9
0
65
9
.
0
0
SU
M
M
I
T
co
S
65
9
.
5
0
65
9
.
5
0
66
0
.
0
0
66
0
.
0
0
6
5
9
65
9
659
B-
B
O
X
1
0
'
M
I
N
.
65
9
.
7
5
MA
T
C
H
E
X
.
65
9
.
7
5
MA
T
C
H
E
X
.
co
65
8
.
7
0
RI
M
65
8
.
5
0
RI
M
65
9
.
3
0
65
9
.
1
0
65
9
.
2
0
A
A'
C/
L
-
S
T
R
E
E
T
C
E
N
T
E
R
L
I
N
E
PREPARED BY W. HEPBURN DATE: 05-13-2020SCALE:HORIZONTAL: 1" = 10'VERTICAL : 1" = 5'STREET CROSS SECTION
LE
G
E
N
D
:
EX
I
S
T
.
G
R
A
D
E
29
0
C
O
R
N
E
L
L
,
D
E
S
P
L
A
I
N
E
S
,
I
L
C/L 0+30'0+20'
0+
0
'
0
+
1
0
'
0-
1
0
'
0+60'0+50'0+40'SECTION A-A'
66
0
65
0
65
5
66
5
64
5
660 650655665 645N C BI
At
t
a
c
h
m
e
n
t
6
Page 11 of 12
290 Cornell Ave – Public Notice
290 Cornell Ave – Looking West at Property
290 Cornell Ave – Looking South at Front of Site
290 Cornell Ave – Looking Northwest at Rear Yard
A
t
t
a
c
h
m
e
n
t
7
P
a
g
e
1
2
o
f
1
2
COMMUNITY AND ECONOMIC
DEVELOPMENT DEPARTMENT
1420 Miner Street
Des Plaines, IL 60016
P: 847.391.5380
desplaines.org
Date: May 26, 2020
To: Planning and Zoning Board
From: Patrick Ainsworth, AICP, Economic Development Coordinator
Cc: Mike 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 Ordinance, as amended, and Title 13, Subdivision Ordinance: (i) Section 12-7-2.J, to update
the note section of the Residential District Bulk Matrix, (ii) Sections 12-7-3.I.2, 12-7-3.K, and 12-7-4.G to
add Semi-Permanent Tent Structures as a Conditional Use in the C-3, C-4, M-1 and M-2 zoning districts,
adding Specialty Foods Stores as a permitted use in the C-6 zoning district, and adding Food Processing
Establishments as a permitted use in the C-3 zoning district under certain circumstances; (iii) Section 12-8-
11.C.10 to add and amend regulations regarding tents; (iv) Section 12-11, to amend various regulations to the
Sign Chapter regarding exempt signs, electronic message board signs, pole signs, monument signs and
temporary signs; (v) Sections 12-7-2.I. and 12-7-3.K to add the use of “Single-family detached dwellings” as
a Conditional Use in the R-2, R-3, R-4, C-2 and C-3 zoning districts (for existing structures only); (vi) Sections
12-7-3.H.6, and 12-9-7, adding Specialty Foods Stores to the Off Street Parking Regulations and the
Supplemental Off Street Parking Regulations for the C-5 Zoning District; (vii) Section 12-7-3.K to add
Accessory Off-Site Parking Lots as a conditional use in the C-3 zoning district; and (viii) Section 12-13-3 to
add the definition of “Tent”, and “Accessory Off-Site Parking Lot” and amending the definitions of “Sign,
Electronic Message Board”, “Sign, Monument” and “Sign, Pole”; and approval of any zoning text
amendments as may be necessary.
Analysis:
PIN: Citywide
Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Case Number: #20-018-TA
Project Description: The City of Des Plaines is proposing several text amendments to the Des Plaines
Zoning Ordinance, which are as follows:
MEMORANDUM
Page 1 of 11
• Amending the regulations to allow semi-permanent tents as conditional uses
in certain districts
• Amending certain regulations on tents in the Accessory, Temporary, and
Specific Use Chapter
• Clarifying the notes section of the Residential District Bulk Matrix;
• Adding Accessory Off-Site Parking Lot as a conditional use in the C-3
zoning district;
• Adding Food Processing Establishments as a permitted use in the C-3
zoning district with certain circumstances;
• Amending certain regulations in the Sign Chapter regarding:
o Electronic message board signs,
o Pole signs,
o Monument signs, and
o Temporary signs;
• Adding Specialty Food Stores to the Off Street Parking Requirements
Table;
• Amending regulations to the Zoning Ordinance to allow existing, lawfully
constructed single family detached homes as a conditional use in the R-2,
R-3, R-4, C-2 and C-3 zoning districts; and
• Adding or Amending the Definition Chapter of the Zoning Ordinance with
the following terms:
o Adding Tent,
o Amending Sign, Electronic Message Board,
o Amending Sign, Monument,
o Amending Sign, Pole, and
o Accessory Off-Site Parking Lot
This staff report will be covering various topics in the City’s ongoing Zoning Ordinance modernization and
text amendment efforts. The items below will be elaborated on in their own respective subsections for ease of
following.
Clarifying an Element in the Residential Bulk Matrix
The Residential Bulk Matrix, specifically the minimum lot size for R-4 zoned properties and how the
minimum lot size is determined. The proposed text amendment below only changes a few words, but it
clarifies on how the minimum lot size for R-4 zoned lots are calculated which will assist any future
development or subdivision within this zoning district.
Add/Amend
12-7-2.J: TABLE 2 - RESIDENTIAL DISTRICTS BULK MATRIX
Notes:
2. The minimum lot area per dwelling unit for a zoning lot in the "R-4 Central Core Residential District" shall
be either 10,000 square feet or shall be determined by the number of total sum of the required minimum lot
area of each dwelling unit on the zoning lot bedrooms in the dwelling unit in accordance with the following
table, whichever is greater:
Number Of Bedrooms Minimum Lot Area (Square Feet)
Efficiency dwelling unit 600
1 bedroom 700
2 bedrooms 800
Page 2 of 11
Number Of Bedrooms Minimum Lot Area (Square Feet)
3 bedrooms 1,000
More than 3 bedrooms 1,500
The change above clarifies that the lot area for a property in the R-4 zoning district will be determined by the
total number of units times the number of bedrooms or the particular R-4 zoned lot will have to contain a
minimum of 10,000 square feet. The former text appeared to be in error as it stated that the minimum lot area
per dwelling unit was both determined by a 10,000 square foot minimum and the chart listed above. The
proposed text amendment above fixes the error.
Updating Certain Sections of the Zoning Ordinance for Semi-Permanent Tents
Currently, there are three adopted codes that regulate tents, the International Fire Code, the International
Building Code and the Des Plaines Zoning Ordinance. Each code refers to different aspects on the use,
proximity, duration, construction and inspection of the tents. The Des Plaines Zoning Ordinance generally
regulates tents for use, time and general location (zoning district). The current regulations do not necessarily
provide adequate means to permit a tent structure to be utilized in a rational manner due to the strict time
limits and the costs incurred to set up and take down large tent structures. For example, tent structures are
being used as outside venues and to cover outside seating areas during inclement months. They are not being
used all the time; however, our Zoning Ordinance requires these tent structures to come down after 10 days.
This creates a logistical hardship for some tents to be constructed and taken down in that amount of time.
With this notion, CED staff is proposing to create an opportunity for long-term tents as a conditional use in
the C-3, C-4, M-1 and M-2 zoning districts. This conditional use approval process will come paired with a
more rigorous inspection regiment and an annual license renewal to ensure maintained compliance with all
regulations. The proposed text amendments below reflect this new process of approval:
Add/Amend
12-7-3.K.
TABLE 3
COMMERCIAL DISTRICTS USE MATRIX
Uses C-1 C-2 C-3 C-4 C-5 C-6 C-7
Semi-Permanent Tent
Structure C C
12-7-4.G.
TABLE 5
MANUFACTURING DISTRICTS USE MATRIX
Uses M-1 M-2 M-3
Semi-Permanent Tent
Structure C5 C5
5. Semi-Permanent Tent Structures are subject to the restrictions set forth in Section 12-8-11.C.10 of this
Code.
Add/Amend
12-8-11.C.10 – Temporary Uses, Tents
A. Tents Generally: All tents must be constructed of fire-retardant material and erected securely.
Guywires, states or other supports must be clearly marked and secured.
Page 3 of 11
B. Temporary Tents: In any district, temporary tents may be permitted in connection with any permitted,
accessory, temporary, special event license or conditional use. No temporary tent shall be allowed to
remain for a period of more than two (2) days longer than the period during which the use with which was
permitted it is associated is allowed to remain or, in the absence of any such period, a maximum of ten
(10) days. Unless waived by the zoning administrator, every tent shall comply with the bulk, yard, duration,
and space requirements applicable to the district in which it is located.
C. Semi-Permanent Tents: Semi-permanent tents, permitted as a conditional use directly serving a
class A restaurant or a commercially zoned assembly use in certain districts, may remain in place
longer than a temporary tent; provided, however, the permitted time period will be specified in the
conditional use permit. Such conditional use approval shall be renewed on an annual basis and
be subject to periodic life safety inspections. Unless waived by the zoning administrator, every
tent shall comply with the bulk, yard, duration, and space requirements applicable to the district
in which it is located. The maximum allowable size for said improvement is 25% of the floor area
of the principal building.
Add
12-13-3: - DEFINITIONS
Tent: A membrane structure supported by cables, guy wires, frames, or an air support system that is
accessory to a primary use and is intended to cover a designated area for gatherings, sales, outside
seating, festival events and other similar purposes.
Adding Certain Permitted Uses to the C-3 General Commercial and C-6 Casino District and Definitions
to the Zoning Ordinance
Over the past couple of years, staff has come across several uses where the Zoning Ordinance has deterred
some businesses from opening up or staff has found businesses operating while the Zoning Ordinance does
not match their previously approved use. The proposed amendments below look to add certain businesses as
permitted in the C-3, C-6 and C-7 zoning districts, but the additions will be added in a responsible manner.
The proposed amendments are as follows:
Add/Amend
12-7-3.I.2
I. C-6 Casino District:
1. Purpose: The purpose of the C-6 casino district is to encourage the orderly development of a
licensed casino and certain related uses in accordance with an approved plan of
development.
2. Permitted Uses: The uses permitted in the C-6 casino district are by development plan,
requiring city council approval, and shall include the following:
Casino
Class A restaurants, taverns and lounges
Hotels
Specialty food stores
Add/Amend
12-7-3.K.: - COMMERCIAL DISTRICTS USE MATRIX
Page 4 of 11
Uses C-1 C-2 C-3 C-4 C-5 C-6 C-7
Accessory Off Site Parking Lots C
Food processing establishment C P14
Specialty food stores P P P P P P P
Notes: 14. When the total space/use is up to 2,500 square feet. Any total space/use that is over 2,500 square
feet must obtain a conditional use permit.
Food Processing Establishments
Based on the Des Plaines Zoning Ordinance definition, food processing establishments include catering
companies. Given the City’s strategic location to O’Hare Airport and a large office population, several
catering companies exist in Des Plaines, but prospective catering companies are turned away from opening
up in Des Plaines due to the notion of this business being a conditional use in the C-3 zoning district.
Obtaining a conditional use may take up to three months from the date of turning in a conditional use
application to obtaining an ordinance. Most prospective catering businesses are small operations, less than
2,500 square feet in size. As such, staff is recommending making this use permitted in the C-3 zoning district
up to 2,500 square feet in size. Any use that is larger than 2,500 square feet in size has to obtain a conditional
use. This size regulation already exists for artisanal retail uses where any such use larger than 2,500 square
feet has to obtain a conditional use to ensure compatibility with the surrounding area.
Specialty Foods Stores
Specialty food stores is a use that includes coffee shops, bagel shops, ice cream shops, etc. Staff is
recommending adding this use as a permitted use in the C-6 as this use already exists within Rivers Casino.
This addition will help the existing business and other future use as part of Rivers Casino’s expansion plans.
Accessory Off Site Parking Lots
Accessory off site parking lots are a use that could assist with decreasing the intensity of auto-oriented uses
by allowing a parking lot as the primary use for one particular zoning lot of record, but the parking lot is used
solely for one entity such as medical centers, auto dealerships and office complexes. Such parking lots already
exist within Des Plaines including the accessory parking lot located on the 1000 block of Lee Street that serves
O’Hare Honda (the dealership is located on River Road). Staff is proposing to add this use to the matrix above
to set such land uses on a path to follow the Zoning Ordinance as there are no such regulations pertaining to
these off site parking lots. This use will be an allowable conditional use in the C-3 zoning district only, which
will require any future applicant to receive approval from City Council. With this proposed use now being
introduced to the Zoning Ordinance, there will need to be a definition added to help with differentiating this
use versus other parking lots as a primary use. The proposed definition is as follows:
Add
12-13-3: - DEFINITIONS:
ACCESSORY OFF SITE PARKING LOT: A lot of record used for off street vehicle parking or storage that
does not abut the lot of record on which the primary use is located. The accessory off site parking lot and
the lot on which the primary use is located must be under the same ownership. Such use shall only be
utilized for establishments located within the City of Des Plaines. “Accessory off-site parking lot” shall
not include any use that is otherwise listed specifically in a zoning district as an allowable conditional
use. No signage shall be allowed on an accessory off site parking lot except for a 24-square-foot ground
sign identifying the off site primary use. Such sign shall not exceed four feet in height and may be
internally illuminated.
Adding Off Street Parking Regulation for Special Food Stores
As mentioned in the sub-section above, the use of specialty food stores include coffee shops, bagel shops, ice
Page 5 of 11
cream parlors and other similar uses. However, there is no specific parking regulation for such a use in Zoning
Ordinance Sections 12-7-3.G.6 and 12-9-7. The text amendments below add this land use to the Zoning
Ordinance and closes the gap on uncertainty for off street parking for such new businesses.
Add
12-7-3.H.6:
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
Specialty Food Stores 1 space per 300 square feet of floor area
12-9-7: OFF STREET PARKING REGULATIONS
Commercial Uses
Specialty Food Stores 1 space per 200 square feet of floor area
Since coffee shops, bagel shops and ice cream parlors are not full service restaurants, but they contain
large amounts of customers within certain time frames, staff finds it necessary to require slightly more
parking for such a use than general retail uses (except in the C-5 district), but less parking required
compared to full service restaurants. However, if a specialty food store use is located within a shopping
center, then that use will take on the parking ratio of shopping centers, which is three spaces per 1,000
square feet. In essence, this text amendment will not impede on the ability to open up such a use within a
shopping center. This parking regulations will mostly come into play when a free-standing specialty food
store use opens or is constructed.
Updating Certain Elements to the Sign Chapter
City staff’s ongoing clean-up efforts results in a slight modernization and enhancement of the Sign Chapter,
Chapter 11. This modernization and clean up touches on clarifying language on electronic message board
signs, temporary signs, enhancing and/or amending the definitions of certain sign related terms and an
applicant’s choice to utilize either a monument sign or a pole sign. The proposed amendments are categorized
below to assist with each specific topic.
Exempt Signs
The current Sign Chapter does not cover “Now Hiring” signs which would be used for businesses that are
proposing to place a sign on private property advertising available jobs.
Add/Amend
12-11-3.G.: EXEMPT SIGNS
15. Employment Opportunity Signs. Signs advertising available positions for the business on the
subject property may erect one sign on private property, but it shall not exceed four feet in height
and 16 square feet in size.
Page 6 of 11
Electronic Message Board Signs
Electronic message board signs that staff reviews in building permits contains elaborate details for electronic
message panels (video panels) that are not accurately reflected in the current Sign Chapter. Essentially, the
changes below are to omit antiquated language from the portion of the Sign Chapter regulating electronic
message boards and provide clear, modern text to reflect the sign technology that property owners are
constructing on their properties. The proposed text amendments are as follows:
Add/Amend
12-11-5: SIGN STANDARDS BY SIGN TYPE:
G. Electronic Message Boards:
1. Electronic Message Board Requirements And Limitations: Electronic message boards shall be
permitted only when incorporated within a new or existing pole sign or monument sign (this shall not
include billboards except as permitted in accordance with subsection H of this section). The overall
sign must comply with all existing standards and regulations as set forth in this chapter regarding
pole signs and monument signs. Electronic message boards incorporated into an approved sign
shall be subject to the standards and regulations as set forth in section 12-11-6 of this chapter.
2. Electronic Message Board Standards: Monument or pole signs containing electronic message
boards shall be subject to the same standards as set forth in subsections A, "Pole Signs", and B,
"Monument Signs", of this section.
3. Permitted Types: Video display signs. The following types of electronic message boards shall be
allowed:
a. Flashing sign.
b. Illusionary movement sign.
4. Prohibited Types: The following types of electronic message boards shall be prohibited:
a. Animated sign.
b. Flashing sign.
12-11-6.B. REGULATIONS BY DISTRICT CLASSIFICATION
Sign Type Number, Area, Height,
And Other Limitations
Electronic
message
boards
Electronic message boards shall not exceed 50% of the total sign area.
Only 1 electronic message board will be permitted per lot. In the event that a single
business exists on multiple lots or in the case of a business park or retail center, only 1
electronic message board will be permitted overall. Location: The animated face of an electronic message board sign shall be a minimum of
250' away from a residence in the R-1, R-2, and R-3 Residential Districts and shall be
arranged to prevent direct glare onto any adjacent properties. 1.Institutional District is exempt from this standard. 2.LED illumination of the numerical pricing component of gasoline station signs are
exempt from this location standard. The changeable copy may not be animated, however graphics of stationary objects with
no movement or animation shall be allowed. The copy may be changed no more than
once every 10 seconds. Video display signs are permitted. The changeable copy shall be specific to the business in which the sign was intended. No sounds will be permitted.
Page 7 of 11
Automatic dimming: Electronic message board signs shall be equipped with light sensing
devices or a scheduled dimming timer which automatically dims the intensity of the light
emitted by the sign during ambient low light and nighttime (dusk to dawn) conditions. The
signs shall not exceed 500 nits of intensity as measured at the sign surface during
nighttime and low light conditions and 5,000 nits during daytime hours.
Add/Amend
12-13-3 DEFINITIONS
SIGN, ELECTRONIC MESSAGE BOARD:
A. Electronic Message Board: A sign whose informational content can be changed or altered by manual
or electric, electromechanical or electronic means.
B. Animated Sign: A sign, or display, manifesting either kinetic, or illusionary motion occasioned by
natural, manual, mechanical, electrical or other means. This sign type is prohibited.
C. Flashing Sign: An illuminated sign exhibiting a preprogrammed repetitious cyclical interruption of
illumination from one or more sources in which the duration of the period of illumination (on phase) is either
the same as, or less than, the duration of the period of darkness (off phase), and which the intensity of
illumination varies from zero (off) to one hundred percent (100%) (on during the programmed cycle). This
sign type is prohibited.
D. Illusionary Movement Sign: An illuminated sign exhibiting the illusion of movement by means of a
preprogrammed repetitious sequential switching action in which illuminated elements of the sign are turned
on or off to visually simulate the impression of motion characteristic of chasing, running, blinking,
oscillating, twinkling, scintillating or expanding and contracting light patterns. Video Display Sign: A sign,
or display that utilizes full motion video technology or other electronic means to create the illusion
of movement.
Properties Eligible for a Pole Sign and a Monument Sign
Add
12-11-6: REGULATION BY DISTRICT CLASSIFICATION:
B. Commercial, Manufacturing And Institutional Districts: It shall be unlawful for any person to construct or
maintain a sign in any commercial district, manufacturing district, or the I-1 Institutional District, except as follows.
For the purposes of providing sign uniformity A property may incorporate both wall and monument signs or wall
and pole signs however, the use of monument signs in conjunction with pole signs is prohibited. The use of
monument signs in conjunction with pole signs is prohibited; provided, however, if a property is eligible to
contain two pole signs or two monument signs, then the property may construct a combination of a pole
sign and a monument sign as long as each sign is at least 200 feet apart.
Monument or pole signs containing electronic message boards shall be subject to the same standards as set forth
in this subsection, except that only one electronic message board will be permitted per lot. In the event that a
single business exists on multiple lots or in the case of a business park or retail center, only one electronic
message board will be permitted overall.
Distinguishing Between a Monument Sign and a Pole Sign
CED staff is taking this opportunity to provide some clarity in the Sign Chapter regarding the difference
between a pole sign and a monument sign. Despite the common knowledge between a monument sign and
pole sign, there is no difference between a pole sign and monument with regards to the base in the Zoning
Ordinance. If an applicant wants a 28’ tall pole sign (which is allowed by code in certain situations) and they
want the base of the pole to be as wide as the side, then the applicant would be allowed to construct such a
Page 8 of 11
sign. This may present a traffic safety concern as large sign bases can obstruct vision sight triangles for
vehicles even if it meets our sign setback requirements. As such, the two definitions amendments below
address the lack of regulation on the sign base for each type of signage.
Add
12-13-3 DEFINITIONS:
SIGN, MONUMENT: Any sign, other than a pole sign placed upon or supported by the ground independently
of any other structure. The width of the base of a monument sign shall be at least 75% of the width of
the sign face to which it is attached.
SIGN, POLE: A sign erected and maintained on a freestanding mast or pole and not attached to any building, but
not including monument signs. The pole or mast supporting such sign shall not exceed two feet in width
per pole or mast unless otherwise directed by a licensed structural engineer.
Amending Duration for Temporary Signage
Given the unprecedented amount of time that certain businesses had to close for the COVID-19 pandemic,
staff is proposed to amend the amount of time a temporary sign can be maintained for a prolonged time period.
The current regulation is to allow temporary signage for 30 days. Staff is recommending to allow businesses
to keep temporary signs up for 60 days. Additionally, such business would only need to keep their temporary
sign down for a 30-day period before they would be allowed to apply for a new permit. The proposed
amendment is as follows:
Add
12-11-5.F. TEMPORARY SIGNS
1. Duration: No temporary sign shall be erected and maintained for a period in excess of thirty (30) 60 days. At the
expiration of said thirty (30) 60 days, no sign shall be erected or maintained on the premises for a period of sixty
(60) 30 days.
Providing a Path of Lawful Establishment for Single Family Detached Homes
City staff’s ongoing clean-up efforts results in assisting dozens of lawfully constructed single family homes
that are now in zoning districts that do not allow for such use. Currently, single family detached houses are
only permitted in the R-1, Single Family Residential District. Homes constructed in the early 1900s through
1950 were lawfully established, but are now in a zoning district that does not allow for such use. This creates
a unique situation for the property owners of these homes as they would not allowed to expand their house or
may even experience issues with insuring the property due to the non-conforming status. With this situation
identified, staff is proposing to add single family dwelling detached dwelling units as a conditional use, but
only under circumstances of protecting existing lawfully constructed houses. The Planning and Zoning Board
as well as the City Council will have to evaluate each request through the conditional use process. This is a
more ideal path to assist these properties coming into compliance with the Zoning Ordinance as compared to
rezoning back to R-1 as such a rezoning may conflict with the Future Land Use Map found in the 2019
Comprehensive Plan. The proposed amendments are as follows:
Add/Amend
12-7-2.I.
TABLE 1
RESIDENTIAL DISTRICTS USE MATRIX
Uses R-1 R-2 R-3 R-4
Dwellings, single-family P C2 C2 C2
Page 9 of 11
detached
Notes 2. Only single-family detached dwellings that were lawfully constructed prior to August 17, 2020
and are located in a zoning district other than R-1 are eligible to apply for a conditional use.
Add/Amend
12-7-3.K.
TABLE 3
COMMERCIAL DISTRICTS USE MATRIX
Uses C-1 C-2 C-3 C-4 C-5 C-6 C-7
Dwellings, single-family detached C21 C21
Notes 21. Only single-family detached dwellings that were lawfully established prior to August 17, 2020
and are located in a zoning district other than R-1 are eligible to apply for a conditional use.
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 proposed text amendments are consistent with the goals and objectives of the comprehensive plan as
the amendments include creating opportunities for lawfully constructed houses to come back into
conformity through the conditional use process, tents that are used to serve businesses will now have
enhanced capabilities to maintain such semi-permanent structures in a safe manner, correcting the way that
minimum lot areas are calculated in the R-4 zoning district and ensuring that the uses in the commercial
district matrix has a matching off street parking regulation and definition and several regulations in the
Sign Chapter have now been clarified and enhance. Modernizing the Zoning Ordinance will advance the
2019 Comprehensive Plan to ensure that development trends and existing conditions coincide in a logical
manner.
2. Whether the proposed amendment is compatible with current conditions and the overall character
of existing development;
The proposed text amendments are mainly based off of the conditions and overall character of existing
development. There are single family detached houses that were lawfully constructed several decades ago,
but now they are in a zoning district where such use is not permitted, allowing them to remain lawful
through the conditional use process will help the overall character of existing development. The signage
and tent text amendments are all in an effort to assist current conditions and clarify the Zoning Ordinance
in comparison to existing conditions. All of the proposed text amendments are in an effort to modernize the
22-year old Zoning Ordinance and make it easier to use for existing and future users.
3. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to this subject property;
Page 10 of 11
The proposed amendments are appropriate when considering the adequacy of public facilities and services
throughout the City of Des Plaines. The Des Plaines Fire Department Prevention Division was consulted
with on this text amendment.
4. Whether the proposed amendment will have an adverse effect on the value of properties throughout
the jurisdiction; and
The proposed text amendments will not have a negative adverse effect on property values throughout the
City. Opposite, the regulations proposed should assist with enhancing opportunities to improve one’s
property which in turn may assist with raising property values.
5. Whether the proposed amendment reflects responsible standards for development and growth.
The proposed amendments reflect responsible standards for development and growth as all text
amendments aim to either regulate aspects in development that are not covered in the Zoning Ordinance or
to adjust a regulation to ensure that there are fair requirements for the users and property owners.
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 12-7-2.J, to
update the note section of the Residential District Bulk Matrix, (ii) Sections 12-7-3.K, and 12-7-4.G to add
Semi-Permanent Tent Structures as a Conditional Use in the C-3, C-4, M-1 and M-2 zoning districts, adding
Specialty Foods Stores as a permitted use in the C-6 zoning district, and adding Food Processing
Establishments as a permitted use in the C-3 zoning district under certain circumstances; (iii) Section 12-8-
11.C.10 to add and amend regulations regarding tents; (iv) Section 12-11, to amend various regulations to the
Sign Chapter regarding electronic message board signs, pole signs, monument signs and temporary signs; (v)
Sections 12-7-2.I. and 12-7-3.K to add the use of “Single-family detached dwellings” as a Conditional Use in
the R-2, R-3, R-4, C-2 and C-3 zoning districts (for existing lawfully established structures only); (vi) Sections
12-7-3.H.6, and 12-9-7, adding Specialty Foods Stores to the Off Street Parking Regulations and the
Supplemental Off Street Parking Regulations for the C-5 Zoning District; (vii) Section 12-7-3.K to add
Accessory Off-Site Parking Lots as a conditional use in the C-3 zoning district; and (viii) Section 12-13-3 to
add the definition of “Tent”, and “Accessory Off-Site Parking Lot” and amend the definitions of “Sign,
Electronic Message Board”, “Sign, Monument” and “Sign, Pole”; and approval of any zoning text
amendments as may be necessary.
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.
Page 11 of 11
6/15/2020
1
150 N. East River Road
Localized Alternative Sign Regulation
Location Map
6/15/2020
2
Sign Plan
Sign 1: Wall Sign
6/15/2020
3
Sign 2: Entrance Monument Sign
Sign 3: Shared Monument Sign
6/15/2020
4
Sign 4: Garage/Leasing Directional
Qty: 2
Sign 5: Leasing Office Window Signs
6/15/2020
5
Site Photos
1714 S. River Road
Conditional Use
6/15/2020
6
Location Map
Site Plan
6/15/2020
7
Floor Plan
Site Photos
6/15/2020
8
290 Cornell Avenue
Tentative Plat of Subdivision
& Minor Variation
Location Map
6/15/2020
9
Site Plan
Final Plat of Subdivision
6/15/2020
10
Site Photos
Text Amendment
20-018-TA
6/15/2020
11
Proposed Text Amendments
Cleaning and Modernizing the Zoning Ordinance:
•Clearing Up R-4 Lot Size Regulation
•Addressing Semi-Permanent Tents
•Adding certain uses to the Commercial Districts and updated certain parking regulations
•Adding and clarifying certain types of signage
•Creating a path to bring certain single family houses into conformity
Proposed Text Amendments
Determining Lot Size for R-4
Zoning District
•Minimum lot size is 10,000
square feet OR based on the
number of total units and their
corresponding bedroom count
•The amendment fixes the error
Semi-Permanent Tents
•Updating zoning code Section for
Tents
•Semi-Permanent Tents will be a
conditional use for restaurants
and commercially zoned
assembly uses only
•Size of tent cannot exceed 25%
of the building
6/15/2020
12
Proposed Text Amendments
Specialty Food Stores
•This use includes coffee shops
and CED staff is taking this
opportunity to add this use to
the C-6 Casino District as there is
already a coffee shop within the
casino
•Parking regulations were also
added for this use
Accessory Off Site Parking Lots
•This will help auto heavy uses
such as auto dealerships to have
axillary parking lots to park
vehicles (O’Hare Honda has one
off of Lee Street)
•Conditional use in the C-3 zoning
district
•New definition proposed
Proposed Text Amendments
Food Processing Establishments
•This use represents catering
companies
•CED staff is proposing to allow
such uses, up to 2,500 square
feet in size, as a permitted use in
the C-3 zoning district
•Any such use bigger in size has
to obtain a conditional use
Sign Chapter Updates
•“Now Hiring” Signs added as an
exempt sign
•Electronic message board sign
language has been updated and
old zoning language has been
removed
•Monument vs pole sign
regulations have been clarified
6/15/2020
13
Proposed Text Amendments
Existing Single Family Houses
•Homes previously constructed
under R-1 zoning that are now in
a different zoning district are
considered legal non-conforming
•New option to allow existing
single family homes as a
conditional use in several
districts to bring them back into
conformity