2020.08.25 PZ&B Meeting Packet Community & Economic Development
1420 Miner Street, Des Plaines, IL 60016
P: 847.391.5392 | W: desplaines.org Planning and Zoning Board Agenda August 25, 2020 Room 102 – 7:00 P.M.
Call to Order:
Roll Call:
Approval of Minutes: July 28, 2020
Public Comment: For matters that are not on the Agenda
Public Hearing:
Old Business:
1. Address: City-wide Case Number: 20-026-TA
The City of Des Plaines is requesting Text Amendments to the following sections of the 1998 Des Plaines Zoning Ordinance, as amended for: (i) Section 12-7-3.K to add “Body art establishments” under certain circumstances as a Conditional Use to the C-3 zoning district, (ii) Section 12-9-7 to add “Body art establishments” to the Off Street Parking Regulations, and (iii) Section 12-13-3, to add a definition for “Body art establishment” to the Definition Chapter, and approval of any zoning text amendments as may be necessary.
PIN: 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
New Business:
1. Address: 1375 E. Oakton Street Case Number: 20-028-CU The petitioner is requesting a Conditional Use under Section 12-7-3(K) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a Domestic Pet Service use in the R-1 zoning district at 1375 E. Oakton Street, and approval of any other such variations, waivers, and zoning relief as may be necessary.
PINs: 09-29-205-008-0000
Petitioner: Milan Milosevic, 2500 Biscayne Boulevard, Suite 1107, Miami, FL 33137
Owner: 1375 Oakton St, LLC, 1381 E. Oakton Street, Des Plaines, IL 60018
2. Address: 380 Northwest Highway Case Number: 20-029-MAP The petitioner is requesting a Map Amendment under Section 12-7-3(K) of the 1998 Des Plaines Zoning Ordinance, as amended, to rezone the property located at 380 Northwest Highway from C-1, Neighborhood Shopping District to C-3, General Commercial District, and approval of any other such variations, waivers, and zoning relief as may be necessary.
PINs: 09-07-303-047-0000
Petitioner: Arvind Patel, 4295 Eisenhower Circle, Hoffman Estates, IL 60192
Owner: Arvind Patel, 4295 Eisenhower Circle, Hoffman Estates, IL 60192
Adjournment: Next Agenda –September 8, 2020 City of Des Plaines, in compliance with the Americans With Disabilities Act, requests that persons with disabilities, who require certain accommodations to allow them to observe and/or participate in the meeting(s) or have questions about the meeting(s) or facilities, contact the ADA Coordinator at 847-391-5486 to allow the City to make reasonable accommodations for these persons. The public hearing may be continued to a further date, time and place without publication of a further published notice such as this notice.
Case 20-026-TA City-wide Text Amendments
July 28, 2020
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
JULY 28, 2020
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
July 28, 2020, at 7:00 p.m. in Room 101 of the Des Plaines Civic Center.
ZONING BOARD
Acting Chairman Saletnik called the meeting to order at 7:00 p.m. and read this evening’s cases. Roll call
was established.
PRESENT: Bader, Catalano, Fowler, Hoffer, Saletnik, Veremis
ABSENT: Szabo
ALSO PRESENT: Jonathan Stytz, Planner/Community & Economic Development
Wendy Bednarz/Recording Secretary
A quorum was present.
PUBLIC COMMENT
There was no Public Comment.
APPROVAL OF MINUTES
A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to approve the
minutes of July 14, 2020.
AYES: Bader, Catalano, Hofherr, Saletnik, Veremis
NAYES: None
ABSTAIN: Fowler
***MOTION CARRIED UNANIMOUSLY***
Case 20-026-TA City-wide Text Amendments
July 28, 2020
Page 2
NEW BUSINESS
1. Address: City-wide Case Number: 20-026-TA
The City of Des Plaines is requesting Text Amendments to the following sections of the 1998 Des Plaines
Zoning Ordinance, as amended for: (i) Section 12-7-3.K to add “Body art establishments” under certain
circumstances as a Conditional Use to the C-3 zoning district, (ii) Section 12-9-7 to add “Body art
establishments” to the Off Street Parking Regulations, and (iii) Section 12-13-3, to add a definition for
“Body art establishment” to the Definition Chapter, and approval of any zoning text amendments as may
be necessary.
PIN: 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
Acting Chairman Seletnik asked that the Staff Report be entered into record. Planner Stytz provided a
summary of the following report:
Issue: The City of Des Plaines is requesting Text Amendments to the following sections of the 1998 Des
Plaines Zoning Ordinance, as amended, (i) Section 12-7-3.K to add “Body art establishments” as a
Conditional Use to the C-3 zoning district under certain circumstances, (ii) Section 12-9-7 to add “Body art
establishments” to the Off Street Parking Regulations, and (iii) Section 12-13-3, to add a definition for
“Body art establishment” to the Definition Chapter, 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: #20-026-TA
Project Description: The City of Des Plaines is proposing several text amendments to the Des Plaines
Zoning Ordinance, which are as follows:
• Adding Body art establishments as a conditional use to the C-3 zoning district under certain
circumstances;
• Adding Body art establishments to the Off Street Parking Regulations; and
• Adding a definition for Body art establishments to the Definition Chapter of the Zoning
Ordinance.
The Des Plaines City Council discussed body art establishments at the July 6, 2020 meeting as there was a
general consensus to allow for tattoo parlors and body piercing establishments in Des Plaines under
certain restrictions. The City Council discussed the proposed text amendments below and made a motion
Case 20-026-TA City-wide Text Amendments
July 28, 2020
Page 3
to have the Planning and Zoning Board consider the proposed text in a public hearing and forward their
recommendation back to City Council for final consideration.
Text Amendment to the Zoning Ordinance Regarding Body Art Establishments
Add
12-7-3.K: - COMMERCIAL DISTRICTS USE MATRIX
Uses C-1 C-2 C-3 C-4 C-5 C-6 C-7
Body art establishments C22
Notes
22. Body art establishments shall be located at least one mile away from any other body art
establishment. The total size of such use/space cannot exceed 2,000 square feet.
The text amendment above suggests to add body art establishments as a conditional use in the C-3 zoning
district. Additionally, there would be a regulation that any such use must be located at least one mile
away from another body art establishment and the space that this use could occupy does not exceed
2,000 square feet in size. The intent of this text is to reduce any cluster effect and to ensure the proposed
use is in-keeping with the surrounding business sizes. Additionally, every such applicant who wants to
operate such a use has to go through the public hearing process and seek approval from the City Council
through the conditional use process. That results in every request being evaluated on a case-by-case
basis.
Add
12-9-7: OFF STREET PARKING REGULATIONS
Commercial Uses
Body art establishments 1 space per 250 square feet of floor area
Add
12-13-3 DEFINITIONS
Body Art Establishment: An establishment, licensed under the Illinois Department of Public Health,
which conducts physical body adornment activities, including, but not limited to, the following
techniques: body piercing, tattooing, cosmetic tattooing, branding and scarification. This definition
does not include practices that are considered medical procedures by the Illinois State Medical Board,
such as implants under the skin, which shall not be performed in a body art establishment. “Body art
establishment" shall not include any use that is otherwise listed specifically in a zoning district as a
permitted or conditional use.
Note, the definition above closely resembles the definition for such use under the Illinois Department of
Public Health as this government agency regulates this profession.
Case 20-026-TA City-wide Text Amendments
July 28, 2020
Page 4
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 generally consistent with the goals and objectives of the
comprehensive plan as the amendments includes an opportunity to allow a new business category to the
C-3 zoning district. Modernizing the Zoning Ordinance will advance the 2019 Des Plaines 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 the conversations that took place at recent Des
Plaines City Council meetings. The general consensus was to allow such a use in the C-3 zoning district as
a conditional use in order to evaluate each applicant on a case-by-case basis. The proposed text
amendment will limit the quantity of body art establishments within the City of Des Plaines through a one
mile buffer requirement.
3. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to this subject property;
The proposed amendments are appropriate when considering the adequacy of public facilities and
services throughout the City of Des Plaines. The proposed text amendments will help ensure that there
are no concerns with impeding public facilities and services as each text amendment is being introduced
in a responsible manner.
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 as there are several mechanisms introduced to allow for such uses in a careful manner.
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 regulate a proposed land use that is not covered in the Zoning Ordinance.
Recommendation: The Community and Economic Development Department recommends approval of
the proposed text amendments to the following sections of the 1998 Des Plaines Zoning Ordinance, as
amended, for the following portions: (i) Section 12-7-3.K to add “Body art establishments” as a Conditional
Use to the C-3 zoning district under certain circumstances, (ii) Section 12-9-7 to add “Body art
establishments” to the Off Street Parking Regulations, and (iii) Section 12-13-3, to add a definition for
“Body art establishment” to the Definition Chapter.
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.
Planner Stytz provided an overview of the staff report. The staff report provided definitions for “body
art establishments” and conditions for approval for of an establishment (including location). The City of
Case 20-026-TA City-wide Text Amendments
July 28, 2020
Page 5
Des Plaines currently does not allow body art establishments.
Acting Chairman Saletnik asked if the Board has any questions.
Member Fowler asked if there was any inquiries by the City Council or by establishments looking to come
to the City of Des Plaines. Planner Stytz stated that he was not aware of any inquiries.
Several Board Members inquired about what other local municipalities allow in terms of body art
establishments. Member Hofherr also stated he would like information on if municipalities allowed body
art establishment’s outright, though conditional use or if they are prohibited.
Several Board Members expressed concern over the maximum allowable limit of body art
establishments in Des Plaines. Planner Stytz reiterated that the businesses would only be allowed in the
C-3 zoning district and no less than a mile from each location.
Member Saletnik inquired about the legality regarding the number of body art establishments in town
as a conditional use. He followed up by suggesting we quantify the number of establishments allowed,
including a maximum allowable.
Member Veremis asked about vape shops; vape only shops are not allowed in the City of Des Plaines,
but tobacco/vape stores are considered retail and there is no limit on the number of shops allowed.
Member Veremis also stated that there are no restrictions for body art establishments near schools.
Member Saletnik stated that the C-3 zoning district should alleviate some of those concerns.
Member Fowler asked about the restrictions for a dispensary and cultivation of cannabis; she stated that
body art establishments should mirror those restrictions.
Member Hofherr suggested that adding an additional to the code regarding restrictions for locations
near schools.
Member Catalano stated that the one mile and C-3 designation already narrows the number of shops
able to apply for the conditional use.
Member Fowler asked if the locations of C-3 zoning areas could be shown on a map, to have a better
sense of the possible locations of the establishments.
Member Hofherr asked about the amount of tax dollars generated from body art establishments from
other suburbs.
Planner Stytz suggested that additional research can be provided prior to the Planning & Zoning Board
making a decision.
Acting Chairman Saletnik asked if there was anyone from the public that wanted to comment on the
case; there were no comments.
A motion was made by Board Member Hofherr seconded by Board Member Veremis to table the text
amendments until further information can be provided to the Planning and Zoning Board.
Case 20-026-TA City-wide Text Amendments
July 28, 2020
Page 6
AYES: Bader, Catalano, Fowler, Hoffer, Saletnik, Veremis
NAYES: None
***MOTION CARRIES UNANIMOUSLY ***
Case 20-026-TA City-wide Text Amendments
July 28, 2020
Page 7
ADJOURNMENT
The meeting scheduled for August 11, 2020 has been cancelled. The next meeting is scheduled for
August 25, 2020.
For the foreseeable future, the first Planning & Zoning Board meeting will be canceled, there will only be
one meeting per month, the second Tuesday of each month.
Acting Chairman Saletnik 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: August 20, 2020
To: Planning and Zoning Board
From: Michael McMahon, Director of Community and Economic Development
Subject: Text Amendments to the Des Plaines Zoning Ordinance
Issue: The City of Des Plaines is requesting Text Amendments to the following sections of the 1998 Des
Plaines Zoning Ordinance, as amended, (i) Section 12-7-3.K to add “Body art establishments” as a Conditional
Use to the C-3 zoning district under certain circumstances, (ii) Section 12-9-7 to add “Body art
establishments” to the Off Street Parking Regulations, and (iii) Section 12-13-3, to add a definition for “Body
art establishment” to the Definition Chapter, 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: #20-026-TA
Project Description: The City of Des Plaines is proposing several text amendments to the Des Plaines
Zoning Ordinance, which are as follows:
• Adding Body art establishments as a conditional use to the C-3 zoning
district under certain circumstances;
• Adding Body art establishments to the Off Street Parking Regulations; and
• Adding a definition for Body art establishments to the Definition Chapter
of the Zoning Ordinance.
The Des Plaines City Council discussed body art establishments at the July 6, 2020 meeting as there was a
general consensus to allow for tattoo parlors and body piercing establishments in Des Plaines under certain
restrictions. The City Council discussed the proposed text amendments below and made a motion to have the
Planning and Zoning Board consider the proposed text in a public hearing and forward their recommendation
back to City Council for final consideration.
MEMORANDUM
Page 1 of 6
Text Amendment to the Zoning Ordinance Regarding Body Art Establishments
Add
12-7-3.K: - COMMERCIAL DISTRICTS USE MATRIX
Uses C-1 C-2 C-3 C-4 C-5 C-6 C-7
Body art establishments C22
Notes
22. Body art establishments shall be located at least one mile away from any other body art
establishment. The total size of such use/space cannot exceed 2,000 square feet.
The text amendment above suggests to add body art establishments as a conditional use in the C-3 zoning
district. Additionally, there would be a regulation that any such use must be located at least one mile away
from another body art establishment and the space that this use could occupy does not exceed 2,000 square
feet in size. The intent of this text is to reduce any cluster effect and to ensure the proposed use is in-
keeping with the surrounding business sizes. Additionally, every such applicant who wants to operate such
a use has to go through the public hearing process and seek approval from the City Council through the
conditional use process. That results in every request being evaluated on a case-by-case basis.
Add
12-9-7: OFF STREET PARKING REGULATIONS
Commercial Uses
Body art establishments 1 space per 250 square feet of floor area
Add
12-13-3 DEFINITIONS
Body Art Establishment: An establishment, licensed under the Illinois Department of Public
Health, which conducts physical body adornment activities, including, but not limited to, the
following techniques: body piercing, tattooing, cosmetic tattooing, branding and
scarification. This definition does not include practices that are considered medical procedures
by the Illinois State Medical Board, such as implants under the skin, which shall not be performed
in a body art establishment. “Body art establishment" shall not include any use that is otherwise
listed specifically in a zoning district as a permitted or conditional use.
Note, the definition above closely resembles the definition for such use under the Illinois Department of
Public Health as this government agency regulates this profession.
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 generally consistent with the goals and objectives of the comprehensive
plan as the amendments includes an opportunity to allow a new business category to the C-3 zoning district.
Page 2 of 6
Modernizing the Zoning Ordinance will advance the 2019 Des Plaines 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 the conversations that took place at recent Des Plaines
City Council meetings. The general consensus was to allow such a use in the C-3 zoning district as a
conditional use in order to evaluate each applicant on a case-by-case basis. The proposed text amendment
will limit the quantity of body art establishments within the City of Des Plaines through a one mile buffer
requirement.
3. Whether the proposed amendment is appropriate considering the adequacy of public facilities and
services available to this subject property;
The proposed amendments are appropriate when considering the adequacy of public facilities and services
throughout the City of Des Plaines. The proposed text amendments will help ensure that there are no
concerns with impeding public facilities and services as each text amendment is being introduced in a
responsible manner.
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 as there are several mechanisms introduced to allow for such uses in a careful manner.
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 regulate a proposed land use that is not covered in the Zoning Ordinance.
Recommendation: The Community and Economic Development Department recommends approval of the
proposed text amendments to the following sections of the 1998 Des Plaines Zoning Ordinance, as amended,
for the following portions: (i) Section 12-7-3.K to add “Body art establishments” as a Conditional Use to the
C-3 zoning district under certain circumstances, (ii) Section 12-9-7 to add “Body art establishments” to the
Off Street Parking Regulations, and (iii) Section 12-13-3, to add a definition for “Body art establishment” to
the Definition Chapter.
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.
Attachment 1: C-3 Body Art Exhibit
Attachment 2: Community Survey
Page 3 of 6
09074180170000
08131020080000
09194160130000 0929208001000008243040060000
09163001140000
E
1:15,070
0 3,400 6,800
Feet
Body Art Exhibit - 1 Mile Buffer
Legend
1 Mile Buffer
C-3 Example Location
Des Plaines Zoning
ZONED
C-3
Attachment 1
Page 4 of 6
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c
e
s
.
)
No
t
p
e
r
m
i
t
t
e
d
.
C
o
s
m
e
t
i
c
Ta
t
t
o
o
r
e
q
u
i
r
e
s
a
S
p
e
c
i
a
l
Us
e
i
n
t
h
e
C
-
1
a
n
d
C
-
2
di
s
t
r
i
c
t
.
No
t
p
e
r
m
i
t
t
e
d
.
C
o
s
m
e
t
i
c
Ta
t
t
o
o
r
e
q
u
i
r
e
s
a
S
p
e
c
i
a
l
Us
e
.
No
t
p
e
r
m
i
t
t
e
d
.
Un
s
u
r
e
.
Pa
r
k
R
i
d
g
e
No
.
N/
A
.
N/
A
.
N/
A
.
No
.
T
a
t
t
o
o
p
a
r
l
o
r
s
a
r
e
l
i
s
t
e
d
a
s
"
B
o
d
y
Ar
t
E
s
t
a
b
l
i
s
h
m
e
n
t
"
w
h
i
c
h
a
r
e
n
o
t
l
i
s
t
e
d
as
a
p
e
r
m
i
t
t
e
d
,
n
o
r
a
S
p
e
c
i
a
l
U
s
e
i
n
an
y
o
f
t
h
e
B
u
s
i
n
e
s
s
/
C
o
m
m
e
r
c
i
a
l
Di
s
t
r
i
c
t
s
.
Ro
l
l
i
n
g
Me
a
d
o
w
s
Ye
s
.
M-
1
M
a
n
u
f
a
c
t
u
r
i
n
g
/
M
-
2
Mu
l
t
i
p
u
r
p
o
s
e
.
Sp
e
c
i
a
l
u
s
e
.
No
t
a
t
t
h
i
s
t
i
m
e
.
Sc
h
a
u
m
b
u
r
g
Ye
s
.
B-
2
G
e
n
e
r
a
l
B
u
s
i
n
e
s
s
e
s
,
B-
4
R
e
t
a
i
l
,
S
e
r
v
i
c
e,
Mo
t
o
r
V
e
h
i
c
l
e
,
M
-
1
Ma
n
u
f
a
c
t
u
r
i
n
g
,
M
-
P
Pl
a
n
n
e
d
M
a
n
u
f
a
c
t
u
r
i
n
g
.
S
p
e
c
i
a
l
U
s
e
.
1.
A
l
l
t
a
t
t
o
o
e
s
t
a
b
l
i
s
h
m
e
n
t
s
m
u
s
t
c
o
m
p
l
y
w
i
t
h
T
i
t
l
e
7
7
:
P
u
b
l
i
c
H
e
a
l
t
h
,
P
a
r
t
7
0
7
Bo
d
y
A
r
t
C
o
d
e
.
2.
H
o
u
r
s
o
f
o
p
e
r
a
t
i
o
n
s
h
a
l
l
b
e
l
i
m
i
t
e
d
f
r
o
m
1
0
:
0
0
a
.
m
.
t
o
1
0
:
0
0
p
.
m
.
3.
T
h
e
m
a
i
n
e
n
t
r
a
n
c
e
s
h
a
l
l
b
e
v
i
s
i
b
l
e
f
r
o
m
t
h
e
p
u
b
l
i
c
s
t
r
e
e
t
a
n
d
s
h
a
l
l
r
e
m
a
i
n
un
l
o
c
k
e
d
a
t
a
l
l
t
i
m
e
s
d
u
r
i
n
g
h
o
u
r
s
o
f
b
u
s
i
n
e
s
s
.
4.
A
n
y
w
i
n
d
o
w
s
o
r
d
o
o
r
s
i
n
t
o
t
h
e
l
o
b
b
y
o
r
w
a
i
t
i
n
g
a
r
e
a
s
h
a
l
l
n
o
t
b
e
c
o
v
e
r
e
d
.
Th
e
l
o
b
b
y
o
r
w
a
i
t
i
n
g
a
r
e
a
m
u
s
t
b
e
c
l
e
a
r
l
y
v
i
s
i
b
l
e
.
an
d
n
o
t
o
b
s
t
r
u
c
t
e
d
u
n
l
es
s
d
e
s
i
g
n
e
d
o
t
h
e
r
w
i
s
e
a
n
d
ap
p
r
o
v
e
d
b
y
t
h
e
V
i
l
l
a
g
e
o
f
Sc
h
a
u
m
b
u
r
g
.
5.
N
o
p
e
r
s
o
n
,
w
h
i
l
e
o
n
t
h
e
p
r
e
m
i
s
e
s
o
f
a
n
y
t
a
t
t
o
o
e
s
t
a
b
l
i
s
h
m
e
n
t
s
h
a
l
l
p
o
s
s
e
s
s
,
se
l
l
,
d
i
s
p
e
n
s
e
,
p
r
o
v
i
d
e
,
g
i
v
e
,
k
e
e
p
o
r
m
a
i
n
t
a
i
n
a
n
y
a
l
c
o
h
o
l
i
c
b
e
v
e
r
a
g
e
.
N
/
A
.
1
Attachment 2
Page 5 of 6
BO
D
Y
P
I
E
R
C
I
N
G
B
U
S
I
N
E
S
S
E
S
Mu
n
i
c
i
p
a
l
i
t
y
6.
D
o
e
s
y
o
u
r
mu
n
i
c
i
p
a
l
i
t
y
a
l
l
o
w
bo
d
y
p
i
e
r
c
i
n
g
bu
s
i
n
e
s
s
e
s
?
7.
I
f
y
e
s
,
i
n
w
h
a
t
z
o
n
i
n
g
di
s
t
r
i
c
t
a
r
e
t
h
e
y
a
l
l
o
w
e
d
?
8.
A
r
e
b
o
d
y
p
i
e
r
c
i
n
g
b
u
s
i
n
e
s
s
e
s
t
r
e
a
t
e
d
a
s
a
p
e
r
m
i
t
t
e
d
u
s
e
o
r
a
s
a
s
p
e
c
i
a
l
/
c
o
n
d
i
t
i
o
n
a
l
us
e
?
9.
A
r
e
t
h
e
r
e
a
n
y
s
p
e
c
i
a
l
re
s
t
r
i
c
t
i
o
n
s
a
s
s
i
g
n
e
d
t
o
bo
d
y
p
i
e
r
c
i
n
g
bu
s
i
n
e
s
s
e
s
(
e
.
g
.
l
i
m
i
t
e
d
ho
u
r
s
,
s
i
g
n
a
g
e
re
s
t
r
i
c
t
i
o
n
s
,
e
t
c
.
)
?
10
.
I
f
y
o
u
r
m
u
n
i
c
i
p
a
l
i
t
y
d
o
e
s
n
o
t
cu
r
r
e
n
t
l
y
a
l
l
o
w
b
o
d
y
p
i
e
r
c
i
n
g
bu
s
i
n
e
s
s
e
s
,
h
a
s
y
o
u
r
el
e
c
t
e
d
/
a
p
p
o
i
n
t
e
d
o
f
f
i
c
i
a
l
s
h
a
d
a
n
y
re
c
e
n
t
d
i
s
c
u
s
s
i
o
n
o
n
s
u
c
h
u
s
e
?
I
f
ye
s
,
p
l
e
a
s
e
p
r
o
v
i
d
e
t
h
e
m
i
n
u
t
e
s
o
f
th
a
t
m
e
e
t
i
n
g
w
h
e
r
e
d
i
s
c
u
s
s
e
d
.
11
.
A
r
e
t
h
e
r
e
a
n
y
ad
d
i
t
i
o
n
a
l
r
e
g
u
l
a
t
i
o
n
s
fo
u
n
d
w
i
t
h
i
n
y
o
u
r
mu
n
i
c
i
p
a
l
c
o
d
e
re
g
a
r
d
i
n
g
t
a
t
t
o
o
p
a
r
l
o
r
s
or
b
o
d
y
p
i
e
r
c
i
n
g
bu
s
i
n
e
s
s
e
s
?
De
e
r
f
i
e
l
d
Pr
o
h
i
b
i
t
e
d
i
n
D
e
e
r
f
i
e
l
d
.
Pr
o
h
i
b
i
t
e
d
i
n
a
l
l
z
o
n
i
n
g
di
s
t
r
i
c
t
s
.
N/
A
.
N/
A
.
No
d
i
s
c
u
s
s
i
o
n
r
e
c
e
n
t
l
y
.
No
.
El
k
G
r
o
v
e
V
i
l
l
a
g
e
We
h
a
v
e
n
e
v
e
r
b
e
e
n
ap
p
r
o
a
c
h
e
d
w
i
t
h
a
pr
i
m
a
r
y
u
s
e
o
f
s
o
l
e
l
y
bo
d
y
p
i
e
r
c
i
n
g
Ye
s
,
f
o
r
t
a
t
t
o
o
p
a
r
l
o
r
s
.
Gr
a
y
s
l
a
k
e
N/
A
.
Li
n
c
o
l
n
s
h
i
r
e
No
t
a
d
d
r
e
s
s
e
d
i
n
t
h
e
co
d
e
.
No
.
Mo
r
t
o
n
G
r
o
v
e
No
.
N/
A
.
N/
A
.
N/
A
.
No
.
No
,
t
h
e
C
o
d
e
i
s
s
i
l
e
n
t
o
n
th
e
s
e
u
s
e
s
.
A
s
s
u
c
h
,
th
e
y
a
r
e
i
n
t
e
r
p
r
e
t
e
d
t
o
b
e
pr
o
h
i
b
i
t
e
d
u
s
e
s
.
Ni
l
e
s
No
(
b
o
t
h
t
a
t
t
o
o
s
a
n
d
bo
d
y
p
i
e
r
c
i
n
g
f
a
l
l
u
n
d
e
r
"b
o
d
y
m
o
d
i
f
i
c
a
t
i
o
n
es
t
a
b
l
i
s
h
m
e
n
t
"
u
s
e
de
f
i
n
i
t
i
o
n
)
No
t
p
e
r
m
i
t
t
e
d
.
No
t
p
e
r
m
i
t
t
e
d
.
No
t
p
e
r
m
i
t
t
e
d
.
Un
s
u
r
e
.
No
.
Pa
r
k
R
i
d
g
e
Ye
s
,
b
u
t
l
i
m
i
t
e
d
t
o
ea
r
l
o
b
e
p
i
e
r
c
i
n
g
.
(
L
i
k
e
l
y
as
s
o
c
i
a
t
e
d
w
i
t
h
a
"P
e
r
s
o
n
a
l
S
e
r
v
i
c
e
s
Es
t
a
b
l
i
s
h
m
e
n
t
"
)
Up
t
o
w
n
C
o
r
e
,
U
p
t
o
w
n
Co
m
m
e
r
c
i
a
l
,
U
p
t
o
w
n
Tr
a
n
s
i
t
i
o
n
,
a
n
d
B
u
s
i
n
e
s
s
1
/
2
/
3
(R
e
t
a
i
l
,
O
f
f
i
c
e
,
a
n
d
G
e
n
e
r
a
l
Co
m
m
e
r
c
i
a
l
/
W
h
o
l
e
s
a
l
e
a
n
d
Se
r
v
i
c
e
D
i
s
t
r
i
c
t
s
)
Th
e
r
e
s
t
r
i
c
t
i
o
n
t
o
e
a
r
l
o
b
e
p
i
e
r
c
i
n
g
m
a
k
e
s
a
n
ex
c
l
u
s
i
v
e
l
y
b
o
d
y
p
i
e
r
c
i
n
g
b
u
s
i
n
e
s
s
u
n
l
i
k
e
l
y
.
Pi
e
r
c
i
n
g
w
o
u
l
d
b
e
p
o
s
s
i
b
l
e
a
s
p
a
r
t
o
f
a
"P
e
r
s
o
n
a
l
S
e
r
v
i
c
e
s
E
s
t
a
b
l
i
s
h
m
e
n
t
"
w
h
i
c
h
i
s
a
Pe
r
m
i
t
t
e
d
U
s
e
-
e
x
c
e
p
t
f
o
r
a
G
r
o
u
n
d
F
l
o
o
r
lo
c
a
t
i
o
n
i
n
t
h
e
U
p
t
o
w
n
C
o
r
e
s
u
b
d
i
s
t
r
i
c
t
w
h
e
r
e
it
i
s
a
S
p
e
c
i
a
l
U
s
e
.
N/
A
.
No
.
No
.
R
e
f
e
r
t
o
d
e
f
i
n
i
t
i
o
n
s
(S
e
c
t
i
o
n
1
6
.
3
-
Z
o
n
i
n
g
Or
d
i
n
a
n
c
e
o
f
P
a
r
k
R
i
d
g
e
)
fo
r
d
e
t
a
i
l
s
/
s
p
e
c
i
f
i
c
i
t
y
.
Ro
l
l
i
n
g
M
e
a
d
o
w
s
No
t
a
t
t
h
i
s
t
i
m
e
.
No
t
c
u
r
r
e
n
t
l
y
.
No
.
Sc
h
a
u
m
b
u
r
g
No
.
N/
A
.
On
l
y
p
e
r
m
i
t
t
e
d
a
s
a
n
a
c
c
e
s
s
o
r
y
u
s
e
t
o
a
n
ex
i
s
t
i
n
g
b
u
s
i
n
e
s
s
.
N/
A
.
No
.
No
.
Attachment 2
Page 6 of 6
COMMUNITY AND ECONOMIC
DEVELOPMENT DEPARTMENT
1420 Miner Street
Des Plaines, IL 60016
P: 847.391.5380
desplaines.org
Date: August 18, 2020
To: Planning and Zoning Board
From: Jonathan Stytz, Planner
Cc: Michael McMahon, Community and Economic Development Director
Subject: Consideration of Conditional Use for a Domestic Pet Service at 1375 E. Oakton Street to
allow for a pet grooming and boarding facility in the C-3 zoning district (6th Ward).
Issue: The petitioner is requesting a Conditional Use under Section 12-7-3(K) of the 1998 Des Plaines Zoning
Ordinance, as amended, to allow a Domestic Pet Service use in the C-3 zoning district at 1375 E. Oakton
Street, and approval of any other such variations, waivers, and zoning relief as may be necessary.
Analysis:
Address: 1375 E. Oakton Street
Owners: 1375 Oakton Street, LLC, 1381 E. Oakton Street, Des Plaines, IL 60018
Petitioner: Milan Milosevic, Waggy Paradise, Inc., 2500 Biscayne Boulevard, Unit #1107,
Miami, FL 33137
Case Number: 20-028-CU
Real Estate Index
Number: 09-29-205-007-0000; -008
Ward: #6, Alderman Malcolm Chester
Existing Zoning: C-3, General Commercial District
Existing Land Use: Go Doggie Home Doggie / Kotur Mechanical Group (Commercial)
Surrounding Zoning: North: C-3, General Commercial District
South: R-1, Single-Family Residential District
East: C-3, General Commercial District
West: R-1, Single-Family Residential District
MEMORANDUM
Page 1 of 16
Surrounding Land Use: North: Commercial (vacant land)
South: Residential (single-family)
East: Commercial (shopping center)
West: Residential (single-family) & Railroad
Street Classification: Oakton Street is an arterial street and Chestnut Street is a local street.
Comprehensive Plan: The Comprehensive Plan designates the site as Higher Density Urban Mix
with Residential.
Project Description: The petitioner, Milan Milosevic on behalf of Waggy Paradise, Inc., has
requested a Conditional Use Permit for a Domestic Pet Service use at 1375 E.
Oakton Street for a pet grooming and boarding business, Waggy Hotel, in the
C-3 zoning district. The property contains a one-story, 12,081-square foot
multi-unit building with a 19 space surface parking lot. The existing building is
divided into two main portions: the western portion of the building consists of
two larger units, which extend the entire depth of the building, and the eastern
portion of the building, which is broken up into three smaller units. There is
currently a pet grooming/boarding business on the subject property located in
Unit #1 on the eastern side of the building, which has been operating in the
space since 2017. Go Doggie Home Doggie received a conditional use for a Pet
Domestic Service use back in 2010 for Unit 1 of the building. While this
business plans to move out of the building, the petitioner is proposing to locate
the proposed pet grooming/boarding business in the larger unit on the western
portion of the building and install a dog run in the back of the property. Thus, a
new conditional use for a Domestic Pet Service is required for the proposed pet
grooming/boarding business, Waggy Hotel.
The petitioner plans to combine the two larger units on the western portion of
the building into a single, 5,000-square foot space for the pet grooming,
boarding, and daycare business. The space will be divided into separate sections
to accommodate the grooming salon, cat and dog lounges, pet washing area,
retail area/lobby, employee break room, and storage/mechanical rooms as
shown in the Floor Plans (Attachment 6). On the outside of the building, the
petitioner plans to utilize much of the existing building materials and
improvements, including the stone façade, metal clad canopy, and stone planter
boxes. However, the petitioner plans to add a new aluminum storefront for the
business entrance, a new signage for the front of the building, new landscaping
in the existing planter boxes, and install a new dog run at the rear of building
with a 6-foot tall wood fence and gate as shown in the Building Elevations
(Attachment 7). Waggy Hotel would operate every day of the week between 7
am and 7 pm with initially three full time employees along with up to four pet
groomers. The petitioner plans to have rotating staff to care for all pets staying
overnight at their location. Waggy Hotel will utilize pet pads and Urine Zero
solutions to trap and disinfect all surfaces both inside building and outside in
the dog run area to ensure that all waste is cleaned and disposed of daily.
Of the existing 5,000-square foot space on the western portion of the building,
4,054-square feet of combined space will be devoted to the lobby/retail area,
office, pet bathing area, cat and dog lounges, dog play areas, and pet grooming
salon. The rest of the building is used for storage, mechanical equipment,
Page 2 of 16
restrooms, and employee break room. Pursuant to Section 12-9-7, the amount
of parking spaces required for customer and employee parking is at least one
parking space per 250-square feet of gross floor area. Based on the information
obtained from the petitioner, including a Floor Plan of the existing building unit,
staff finds that at least 16 parking spaces, and at least one handicap parking
space, are required on site for customer and employee parking. The petitioner
is proposing to utilize the existing 19 parking spaces, including one handicap
parking space, located on site as shown in the Site Plan (Attachment 5).
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 Higher Density Urban Mix with 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. While the current use is commercial, the petitioner
will work to partially enhance the property with additional landscaping, new aluminum
storefront, and new dog run.
o The subject property is located along Oakton Street, a defined commercial corridor, with
single-family residential to the south and west. The request would assist in the development of
a 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 foundation landscaping in the existing planting beds along the front
of the western portion of the building to provide a more pronounced buffer between the
building and north parking area.
o The proposal also includes the addition of a 6-foot tall wood fence to enclose the new dog run
area located behind the building to adequately screen its view from the single-family residences
located south of the subject property.
While the aforementioned aspects represent a small portion of the goals and strategies of the Comprehensive
Plan, there is a large emphasis on improving existing commercial developments and enhancing commercial
corridors throughout Des Plaines.
Conditional Use Findings: As required, the proposed amendment is reviewed below in terms of the standards
contained in Section 12-3-4(E) of the Zoning Ordinance:
A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning
district involved:
Comment: A Domestic Pet Service use is a Conditional Uses in the C-3 General Commercial District,
as specified in Section 12-7-3(K) of the 1998 City of Des Plaines Zoning Ordinance, as amended.
Page 3 of 16
B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive
Plan:
Comment: The Comprehensive Plan seeks to promote additional land uses in the area through
development and/or redevelopment opportunities in its commercial districts. The proposed
Conditional Use for a Domestic Pet Service would allow for a new business to fill a vacant space,
provide additional services to Des Plaines residents, and may, in turn, promote future development or
redevelopment opportunities with multi-use concepts for the surrounding properties.
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 Domestic Pet Service is harmonious with the
surrounding commercial development as there are other service-oriented uses located along Oakton
Street. In addition, there is currently a similar pet boarding, grooming, and daycare business located
on the subject property.
D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: The existing Conditional Use for a Domestic Pet Service is not hazardous or disturbing to
existing neighboring uses as it more so blends in with surrounding commercial development. While
the petitioner plans to make some aesthetic improvements to the front exterior of the building and add
a fenced dog run in the rear of the building, staff finds that the changes will not be hazardous or
distributing to surrounding development. Enhancements will be made to the property such as increased
landscaping and fencing to reduce any potential impact to neighboring properties.
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 subject property is located west of the intersection of Oakton Street and Chestnut Street
and currently has three access points: two along Oakton Street and one along Chestnut Street. The
Conditional Use for a Domestic Pet Service will not affect the service of the property by public
facilities and services or agencies responsible for establishing the Conditional Use.
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 Conditional Use for a Domestic Pet Service does not create excessive
additional requirements at the public’s expense or detract from the economic well-being of the
community as all operations will take place inside the building aside from the dog run area located
outside behind the building.
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 existing pet grooming, boarding, and daycare business on site does not produce
excessive production of traffic, noise, smoke fumes, glare or odors. The proposed Conditional Use for
a Domestic Pet Service will operate in a larger space than the existing pet grooming, boarding, and
daycare business, but will not have a detrimental effect on any individual, property, or general welfare
of the community.
Page 4 of 16
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 subject property contains three access points onto the subject property that negate any
interference with traffic on surrounding thoroughfares and the existing Domestic Pet Service use has
not affected the use of these access points. The proposed Conditional Use for a Domestic Pet Service
will not cause traffic interference on the surrounding public thoroughfares.
I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural,
scenic, or historic features of major importance:
Comment: The existing Conditional Use for a Domestic Pet Service has not resulted in any destruction,
loss, damage, or change to the natural, scenic, or historic features of major importance since the subject
property has already been developed for commercial use. The proposed Conditional Use for a
Domestic Pet Service will not cause in any destruction, loss, or damage of natural scenic, or historic
features as it will utilize the existing space within the building and the existing parking available on
the property.
J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance
specific to the Conditional Use requested:
Comment: The existing Conditional Use for a Domestic Pet Service complies with all additional
regulations in Section 12-3-4 in the City of Des Plaines Zoning Ordinance. The proposed Conditional
Use for a Domestic Pet Service will also comply with all applicable regulations for Conditional Uses.
Recommendation: Staff recommends approval of the Conditional Use Permit for a Domestic Pet Service
based on a review of the information presented by the applicant as specified in Section 12-3-4(E) (Standards
for Conditional Uses) of the City of Des Plaines Zoning Ordinance, subject to the following conditions:
1. That the parallel parking spaces between the building and the front property line shall be designated
as loading or short-term parking.
2. That the building space and outdoor dog run areas are cleaned daily to remove pet waste and that pet
waste is collected from the site on a weekly basis.
3. That a sign permit application is submitted and obtained for any proposed exterior signage on the
property.
Planning and Zoning Board Procedure: Under Sections 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 motor vehicle sales in the C-3 General Commercial District. The City Council has final authority
on the proposal.
Attachments:
Attachment 1: Project Narrative
Attachment 2: Standards for Conditional Use
Attachment 3: Location Map
Attachment 4: Plat of Survey
Attachment 5: Site Plan/Landscape Plan
Attachment 6: Floor Plan
Attachment 7: Building Elevations
Attachment 8: Site Photos
Page 5 of 16
Attachment 1 Page 6 of 16
Attachment 1 Page 7 of 16
Attachment 1 Page 8 of 16
Attachment 1 Page 9 of 16
Responses
to
Standards for Conditional Uses
8/03/20
Revised 8/03/20
1. Yes, C-3 zoning allows for conditional use of the proposed domestic pet service business.
2. Yes, we believe it is. Waggy Paradise will provide convenient, quality pet grooming & boarding
services that will benefit the residents in the immediate area, as well as attract residents from
surrounding communities to the Des Plaines area. It is also a located across the street from the newly
proposed Oakton St Metra stop which would further benefit the area.
3. Yes, there will be no exterior changes, other than new storefront glass, new fenced dog runon the
side of the building (located between the building & the railroad tracks), & signage that would be any
different than current uses at & around the property.
4. Correct, the building exterior walls are 2 layers of brick/block, solid masonry construction, & the roof
is constructed with flexicore concrete. The location of the proposed fenced dog run is located on the
west side of the building which faces only the rail road tracks, no other residences or businesses, & is
also recessed from the front of the building & not very visible from the street.
5. The proposed conditional use will not interfere with any of the already adequate above services.
6. The proposed conditional use will not require any of the already adequate above services, & will have
no impact on the economic welfare of the community.
7. Other than the outdoor dog run, all activities will be indoors. The dog run will be enclosed with a solid
wood, 6ft high fence to provide the pets a safe & private outdoor area to get some fresh air. There will
be no outdoor kennels.
8. Correct, if fact, the existing location of the drive-way on premises is optimal & designed for a pick-up /
drop-off type of operation, as it was originally a dry cleaning business.
9. Correct, the proposed use does not result in the destruction, loss, or damage of any natural, scenic, or
historic features of major importance as there will be no exterior modifications, other than new
storefront glass, signage, & a fenced dog run at the rear of the property. Landscaping was recently
enhanced & will remain unchanged. The property exterior will remain consistent with its current original
mid-century modern design.
10. Correct, there are no other activities we are seeking approval for that would require special
permission outside of the proposed scope. We are also not aware of any compliance conflicts with any
other regulations in this title.
Attachment 2 Page 10 of 16
Attachment 3 Page 11 of 16
Attachment 4 Page 12 of 16
O A K T O N A V E N U E
EXISTING PARKING
E XI
S T IN
G P A R KI
NG
1 SCALE: nts
SITE PLAN
05'5'10'
W A G G Y H O T E L - 1 3 7 5 O A K T O N A V E N U E , D E S P L A I N E S , I L L I N O I S 6 0 0 1 6
NORTH
AREA OF WORK
1381 #3
1381 #2
1381 #1
1375
ISSUED FOR REVIEW 07.06.2020
ISSUED FOR REVISION 08.03.2020
GARAGE DOOR
DOORDOOR
D OO
R
D OO
R
D OO
R
DOOR
DOOR
D
O
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D
O
O
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DOG RUN
C H E S T N U T
S T R E E T
EXISTINGUTILITY & TRAINEASEMENT
Attachment 5 Page 13 of 16
PLAY AREA PLAY AREA
LOUNGE
DOG
LOUNGE
M W REC'N
LOBBY PET GROOMING
BREAK ROOM
DOG WASH
MECH
DOG DOG
DOG
LARGE SMALL
LARGE
SMALLCAT
LOUNGE
DOG RUN
SALON
EXISTING ASPHALT DRIVEWAY
ADJACENT UNIT
ADJACENT UNIT
EXISTING ASPHALT DRIVEWAYEXISTINGPARKINGO A K T O N A V E N U E
EXISTING
UTILITY &
TRAIN EASEMENT
ADJACENT UNIT
NORTH
1 SCALE: nts
PROPOSED 1ST FLOOR PLAN
05'5'10'
W A G G Y H O T E L - 1 3 7 5 O A K T O N A V E N U E , D E S P L A I N E S , I L L I N O I S 6 0 0 1 6
1381 #3
1381 #2
1381 #1
ISSUED FOR REVIEW 07.06.2020
ISSUED FOR REVISION 08.03.2020
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HOTEL
1367
HOTEL HOTEL
2 SCALE: nts
BUILDING ELEVATION - NORTH - OAKTON AVENUE
3 SCALE: nts
BUILDING ELEVATION - WEST
W A G G Y H O T E L - 1 3 7 5 O A K T O N A V E N U E , D E S P L A I N E S , I L L I N O I S 6 0 0 1 6
HOTEL
1367
HOTEL HOTEL
1 SCALE: nts
PARTIAL BUILDING ELEVATION - OAKTON AVENUE
4 SCALE: nts
BUILDING ELEVATION - SOUTH
ISSUED FOR REVIEW 07.06.2020
ISSUED FOR REVISION 08.03.2020
Attachment 7 Page 15 of 16
1375 E. Oakton Street – Public Notice
1375 E. Oakton Street – Looking Northwest at Side of Building
1375 E. Oakton Street – Looking Southeast at Front of Building
1375 E. Oakton Street – Looking Southwest at Side of Building
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COMMUNITY AND ECONOMIC
DEVELOPMENT DEPARTMENT
1420 Miner Street
Des Plaines, IL 60016
P: 847.391.5380
desplaines.org
Date: August 18, 2020
To: Planning and Zoning Board
From: Jonathan Stytz, Planner
Cc: Michael McMahon, Community and Economic Development Director
Subject: Consideration of a Rezoning from C-1 to C-3 at 380 Northwest Highway, Case 20-029-MAP
(7th Ward)
Issue: The petitioner is requesting a Map Amendment under Section 12-3-7 of the 1998 Des Plaines Zoning
Ordinance as amended to rezone the subject property from C-1, Neighborhood Shopping District to C-3,
General Commercial Use.
Analysis:
Address: 380 Northwest Highway
Owners: Dr. Arvind Patel, 4295 Eisenhower Circle, Hoffman Estates, IL 60192
Petitioner: Dr. Arvind Patel, 4295 Eisenhower Circle, Hoffman Estates, IL 60192
Case Number: 20-029-MAP
Real Estate Index
Number(s): 09-07-303-047-0000
Ward: #7, Alderman Don Smith
Existing Zoning: C-1, Neighborhood Shopping
Existing Land Use: Multi-Unit Office Building
Surrounding Zoning: North: R-1, Single-family Residential
South: M-1, Limited Manufacturing
East: C-3, General Commercial / R-1 Single-family Residential
West: C-3, General Commercial
MEMORANDUM
Page 1 of 10
Surrounding Land Use: North: Single-family Residences
South: Railroad / Metra Parking Lot
East: Commercial / Single-family Residences
West: Commercial
Street Classification: Northwest Highway is an arterial street, Cambridge Road is a local street, and
Cornell Avenue is a local street.
Comprehensive Plan: The Comprehensive Plan designates the site as Commercial.
Project Description: The petitioner, Dr. Arvind Patel, is requesting a Map Amendment to rezone the
subject property from C-1, Neighborhood Shopping District to C-3, General
Commercial District to allow for additional businesses within the existing
building. The property contains a three-story, multi-use building with a 124-
space off-street surface/covered parking lot on the ground level and two upper
office floors. The existing building was built in 1966 and contains medical
offices, home health care offices, pharmacy, wound care and medical spa, and
similar office uses. The petitioner purchased this building in 2017 and
remodeled a majority of the units.
At this time, the petitioner is attempting to fill vacant units with new office uses.
However, the subject property is currently zoned C-1, Neighborhood Shopping
where office uses are a conditional use. Thus, any new office use would
currently have to obtain a conditional use prior to locating within the existing
building. The petitioner is requesting the map amendment from C-1 to C-3 to
allow future office uses on the property as a permitted use and to match the
property zoning with the existing commercial development along Northwest
Highway. Aside from the map amendment, the petitioner does not have any
plans to make changes to the building or property itself at this time.
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 Commercial land use. 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 a multi-unit office building, the petitioner has remodeled the building
to attract new businesses and services to Des Plaines.
o The subject property is located at the corner of the major intersection along a defined
commercial corridor with a mixture of single-family residential, commercial, and
manufacturing uses and serves as a prominently-positioned development along Northwest
Highway. The request would assist in the retention and growth of an existing multi-unit office
building as well as allow room for new services within close proximity to Des Plaines residents.
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.
Amendment Findings: Map Amendment requests are subject to the standards set forth in Section 12-3-7(E)
of the 1998 City of Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has the
following comments:
Page 2 of 10
A. 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:
Comment: The Comprehensive Plan strives to foster both retention and growth of retail, office, and service-
oriented uses that primarily serve day-to-day needs of local residents. The subject property is located along
the Northwest Highway corridor and contains commercial office uses in close proximity to Des Plaines
residents, contributing to a more pedestrian friendly environment. The rezoning will bring the entire property
under a zoning district tailored towards the existing uses present on the subject property and that is consistent
with surrounding development.
B. The proposed amendment is compatible with current conditions and the overall character of
existing development in the immediate vicinity of the subject property:
Comment: The subject property is surrounded by a mix of commercial, manufacturing, and residentially-
zoned properties. However, the properties directly east and west of the subject property are zoned C-3,
General Commercial, which are compatible with the proposed map amendment for the subject property.
C. The proposed amendment is appropriate considering the adequacy of public facilities and services
available to this subject property:
Comment: There are currently adequate public facilities for the existing C-1, Neighborhood Shopping
District zoned property to enable it to be rezoned to the C-3 General Commercial District.
D. The proposed amendment will have an adverse effect on the value of properties throughout the
jurisdiction:
Comment: The proposal would better address the existing uses operating on the subject property and make
the subject property zoning consistent with similar C-3 zoned development in the area. This request would
also allow for additional uses to be located on site thus promoting new business growth in the existing
building.
E. The proposed amendment reflects responsible standards for development and growth:
Comment: The proposal strives to meet and exceed the responsible standards required for development and
growth as it would allow for additional uses to locate on site. The request will lessen the barriers to entry for
new retail, office, and service-oriented businesses to locate in Des Plaines at this site.
Recommendation: Staff recommends approval of a map amendment to rezone the subject property from C-
1, Neighborhood Shopping District to C-3, General Commercial District under Section 12-3-7 of the 1998
Des Plaines Zoning Ordinance as amended.
Planning and Zoning Board Procedure: Under Section 12-3-7(D) (Procedure for Review and Decision for
Amendments) 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 requests for a Map
Amendment for the property at 380 Northwest Highway. The City Council has final authority on the proposal.
Attachments:
Attachment 1: Petitioner’s Project Narrative
Attachment 2: Petitioner’s Standards
Attachment 3: Location Map
Attachment 4: Plat of Survey
Attachment 5: Site Photos
Page 3 of 10
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Attachment 3 Page 8 of 10
Attachment 4 Page 9 of 10
380 Northwest Highway – Public Notice
380 Northwest Highway – Looking West at Side of Building
380 Northwest Highway – Looking East at Side of Building
380 Northwest Highway – Looking West at Front of Building
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