2020.10.13 PZB Meeting Packet Community & Economic Development
1420 Miner Street, Des Plaines, IL 60016
P: 847.391.5392 | W: desplaines.org Planning and Zoning Board Agenda October 13, 2020 Room 102 – 7:00 P.M.
Call to Order:
Roll Call:
Approval of Minutes: September 22, 2020
Public Comment: For matters that are not on the Agenda
Public Hearing:
If you would like to participate in any public hearing on this agenda but do not feel comfortable
attending the meeting in-person, please send your comments to publiccomments@desplaines.org
by 5:00 pm on Tuesday, October 13, 2020. Please limit your comments to 400 words or less. All
emails received will be acknowledged at the hearing. Individuals with no access to email may
leave a message with the City Clerk’s Office at 847-391-5311.
Old Business: None
New Business:
1. Address: 460 Good Avenue Case Number: 20-033-TSUB The petitioner is requesting a Tentative Plat of Subdivision under 13-2 of the Subdivision Regulations to subdivide the existing lot into two lots at 460 Good Avenue, and approval of any other such variations, waivers, and zoning relief as may be necessary.
PINs: 09-15-300-009-0000
Petitioner: Samee Baig, 10051 Potter Road, Des Plaines, IL 60016
Owner: Mirza Baig, 10051 Potter Road, Des Plaines, IL 60016
Adjournment: Next Agenda – October 27, 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 20-031-PPUD-TSUB-CU-MAP 414 E Golf Various Requests
Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
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DES PLAINES PLANNING AND ZONING BOARD MEETING
September 22, 2020
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
September 22, 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 7:01 p.m. and read this evening’s cases. Roll call was
established.
PRESENT: Bader, Catalano, Fowler, Hofherr, Saletnik, Szabo, Veremis
ABSENT: None
ALSO PRESENT: Mike McMahon, Community & Economic Development Director
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 Fowler, to approve the
minutes of August 25 2020, as presented.
AYES: Bader, Catalano, Fowler, Hofherr, Saletnik, Szabo, Veremis
NAYES: None
ABSTAIN: None
***MOTION CARRIED UNANIMOUSLY***
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Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
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OLD BUSINESS
NEW BUSINESS
1. Address: 414 E. Golf Road Case Number: 20-031-PPUD-TSUB-CU-MAP
The petitioner is requesting the following items: (i) a Preliminary Planned Unit Development under
Section 12-3-5-1 of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for a construction of
a 449-unit multiple-family residential development with a free-standing commercial out lot; (ii) a
Tentative Plat of Subdivision under Section 13-2-2 of the Subdivision Regulations to resubdivide the
existing three lots into one consolidated lot; (iii) a Map Amendment under Section 12-3-7(E) of the 1998
Des Plaines Zoning Ordinance, as amended, to rezone the existing property from M-1, Limited
Manufacturing to C-3, General Commercial; (iv) a Conditional Use under Section 12-7-3(K) of the 1998
Des Plaines Zoning Ordinance, as amended, to allow a mixed use Planned Unit Development in the C-
3, General Commercial district at 414 E. Golf Road; and approval of any other such variations, waivers,
and zoning relief as may be necessary.
PINs: 09-07-316-001-0000; 09-18-200-008-000; -009
Petitioner: Cumberland Crossing, LLC, 1007 North Orange Street, Wilmington, DE
19801
Owner: Cumberland Crossing, LLC, 1007 North Orange Street, Wilmington, DE
19801
Chairman Szabo swore in the following individuals: Andrew Odenbach, 1730 Dormant Ln, Orlando, FL
representing Terra Carta; Mike Kritzman, 116 W Illinois St, Chicago, IL representing Lakota Group; and
John Ladhaa, 222 S Morgan St, Chicago, those that were representing the owner, Cumberland Crossing,
LLC.
Mr. Odenbach provided an overview of the Terra Carta firm and their roots in the Chicago area. Mr.
Kritzman presented a thorough overview of the Cumberland Crossing Development. Mr. Kritzman
represents the Lakota Group, a design and architectural firm. Mr. Kritzman stated that the site has been
studied for approximately 10 years for a transit-orientated development. The site was previously a
former feather factory and located in the M-1 zoning district with an active cellular tower.
The Petitioners provided a thorough presentation of the new Cumberland Crossing development and
the requested zoning relief (preliminary planned unit development, tentative plat of subdivision, map
amendment and conditional use).
Chairman Szabo asked if the Board had any questions, the following questions were asked:
Member Hofherr asked the following questions of the development team for the Petitioners:
Do you have a local office, and if so, what is the location?
The Lakota Group office is located in Chicago, the family office for Terra Carta is located in Wheaton.
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Do you have other projects in the Chicago area?
Madison, WI
What is the range of monthly rent that you expect to get for each type of unit? Will there be three
bedroom units?
Rent prices are unknown at this time. There will be studio, true one bedroom and two bedroom units,
there will be no three bedroom units in the apartment complex.
Example of a “quick service food establishment”. Will there by a “drive thru” service?
An example would be a modern coffee shop with a small footprint and a drive thru facility.
What will be done to prevent train passengers from parking in you lot?
Cannot answer specifically at this time, based on site capacity.
Will east bound Golf Rd traffic (including emergency vehicles) still be able to turn left into the drive aisle
to Metra Station or will they have to go further east to the stop light at Wolf Rd and proceed thru your
parking lot? If so, the west bound traffic on Golf Rd should have pavement markings on Golf Rd to
prevent blocking the drive aisle when trains are crossing Golf Rd.
The main access point is on the eastbound round. Mr. Hofherr had some concern over the left turn
access.
Are there plans to accommodate children? If so, have you advised local school districts?
Development staff is not at that planning stage. Currently, the units are not catered towards those with
children.
Have you considered a covered or enclosed walkway from the driveway to the main entrance of
building?
Most of the parking is covered, there is a drop off point at the front of the building.
Is there a reason why you are not making the building condos that people can purchase rather than
rent. I would prefer that resident owners have a vested interest in Des Plaines.
The development is being built with the intention of rentals, condos are not currently successful.
As of Saturday, 9/19/20, the MLS (Multiple Listing Service) list shows that that there are 474 apartments
available in Des Plaines and 280 Apartments in Mt Prospect. These numbers DO NOT include those that
are privately listed. It also does not include new buildings under construction and expected to open in
the next year or two.
The Petitioners believe that the economy is trending upward, by 2024 the demand for these types of
rentals should be high.
On Saturday, I checked with Apartment buildings in Des Plaines and they advised me of their current
occupancy level:
150 E River Rd, Monarch Apartments, 236 Apartments, 132 (56%) leased.
1555 Ellinwood St, Ellison Apartments, 113 Apartments, 93 Leased (6 units are listed in the MLS with
monthly rents from $2,142/month to $2,991/month).
The Petitioners state that this shows demand for luxury apartments.
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September 22, 2020
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With new condo and apartment buildings being built or recently completed in Mt. Prospect, including
one along the RR tracks that will include a grocery store and 87 units, another 73 units, another with 192
units and another with 65 units. There also is another development which has recently been approved
with 250 units. Do you feel that this will have a deleterious effect on development?
No, due to timing and the location of the development, not downtown and near easily accessible
transportation, makes an ideal location.
Questions for staff:
At what point do you feel Des Plaines will reach a saturation point with apartment buildings?
Director McMahon stated that staff has not done any analysis, apartment complexes are a market
driven product. The City has sought a transit-orientated development in that location since 2010. The
saturation point has not been met, there is a demand for transit-orientated development.
On page 5, it is mentioned that a top-priority goal in to reconfigure the Golf Rd/Wolf Rd/Seegers Rd
intersection. What, if any, changes will be made to Seegers Rd?
The complicated intersection, many issues will need to be ironed out prior to final Planned Unit
Development approval.
Member Saletnik provided background information on the Golf Rd/Wolf Rd/Seegers Rd intersection. He
expressed some concern about the traffic back-up on Golf Rd during rush hours times.
Chairman Szabo swore in Brendan Maye from KLOA who provided information on the enhancements to
the intersection. Mr. Maye stated that the left hand turn will allow 1-2 vehicles to turn per cycle.
Member Saletnik expressed additional concern about the limited numbers or cars per cycle and
pedestrian traffic. Mr. Kritzman stated that the enhancements should improve capacity and safety of the
intersection.
Director McMahon stated that the Petitioners included a traffic impact statement in the application
materials. A full traffic study will be needed as part of the final development. Director McMahon also
stated the Golf Road traffic circle is running quite efficiently, and that we most likely will not see the
same kind of back-up as in the past.
Member Catalano asked what the cycle length was for the eastbound left turn. The left turn light is
approximately 10 seconds.
Member Fowler asked that the Petitioner go over the flow of traffic. The Petitioner stated that the goal
is to regularize the intersection. Mr. Kritzman went over the proposed flow of traffic, the entrance is at
Golf Rd/Wolf Rd.
Member Saletnik stated that the majority of freight traffic is in the evening, 9:00 p.m. or later. Several
members of the public expressed displeasure in that statement. Chairman Szabo told the room that
everyone would have the opportunity to speak at a later time with their concerns.
Member Veremis inquired about the status of the previous building, the Feather Factory. Director
McMahon stated that they had several hundred people. According to Member Saletnik, the previous
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building occupant, Phantom Books, had several hundred employees that worked and traffic was not an
issue since the access road was along the railroad tracks.
Member Fowler stated that the development is very attractive but has some concern about
oversaturation of apartment in the surrounding area (not just Des Plaines). Member Fowler had two
questions: 1) What happens if this becomes a one phase project? Is the project still successful? 2) What
happens if there is no Phase 2? The Petitioner stated this is a build and hold project, the developer
would move onto to Phase 2 when the market was right and allowed for further development.
Member Fowler asked if the apartments could later be turned into condo units if the market changed.
The Petitioner stated that the move to condo units has not been contemplated at this point.
Member Fowler asked when the traffic study was completed. The Petitioner answered that it was
completed in February 2020.
Member Fowler asked about occupancy rates for the Buckingham development. Mr. Kritzman gave the
following vacancy rates: 26% Studio, 5% 1 Bedroom, 10% 2 Bedroom, Unleased 3 Bedrooms. There are
similar patterns elsewhere, the smaller units are renting quicker, with the lower price point and they
have access to all the amenities.
Member Veremis stated that she felt that people are moving out of the City [Chicago] and felt that
access to the Metra station would provide those working in the City access.
Member Veremis inquired about the green space, or lack thereof. Mr. Kritzman stated that the green
space also includes open space and amenities. Member Veremis also about stormwater management,
most of the storm water management concerns are addressed in the footprint of the building.
Member Hofherr asked about the building materials; the Petitioner stated that the podium and precast
would be made of steel, the remaining floors would be made of wood.
Member Veremis inquired about the loading dock area. Mr. Kritzman stated that there is only one
loading dock for move in/out, but multiple access points to enter the building for day to day activities,
such as brining in groceries.
Member Veremis asked about the height variance. Mr. Kritzman stated that they are asking for two
additional stories.
Member Fowler asked about scaling the development down to better match the space. The Petitioner
recognizes that this is a lot of units, but is looking at a long term efficient approach.
Member Fowler asked Mr. Stytz to compare this development to the 150 E River Rd. Director McMahon
stated that he believed the 150 E River Rd building has approximately 300 units, the proposed property
will have 449 new units. Member Fowler asked the Petitioners if they would reconsider the size of the
development, going taller and not having a Phase 2. The Petitioner stated that the height and phases
make the development a viable project. Director McMahon later clarified that the apartment building on
150 E River Rd has 236 units.
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September 22, 2020
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Member Fowler asked about the number of garage doors. The Petitioner stated that there are two
direct access garage doors.
Chairman Szabo asked that the Staff Report be entered into record. Planner Stytz provided a summary
of the following report:
Issue: The petitioner is requesting the following items: (i) a Preliminary Planned Unit Development under
Section 12-3-5-1 of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for a construction of a
449-unit multiple-family residential development with a free-standing commercial out-lot; (ii) a Tentative
Plat of Subdivision under Section 13-2-2 of the Subdivision Regulations to resubdivide the existing three
lots into one consolidated lot; (iii) a Map Amendment under Section 12-3-7(E) of the 1998 Des Plaines
Zoning Ordinance, as amended, to rezone the existing property from M-1, Limited Manufacturing to C-3,
General Commercial; and (iv) a Conditional Use under Section 12-7-3(K) of the 1998 Des Plaines Zoning
Ordinance, as amended, to allow a mixed use Planned Unit Development in the C-3, General Commercial
district at 414 E. Golf Road.
Analysis:
Owner: Cumberland Crossing, LLC, 1007 North Orange Street, Wilmington, DE
19801
Petitioner: Cumberland Crossing, LLC, 1007 North Orange Street, Wilmington, DE
19801
Case Number: 20-031-PPUD-TSUB-CU-MAP
Real Estate Index
Numbers: 09-07-316-001-0000; 09-18-200-008-000; -009
Ward: #4, Artur Zadrozny
Existing Zoning: M-1, Limited Manufacturing District
Existing Land Use: Manufacturing and Drive Aisle to Metra Station Parking Lot
Surrounding Zoning: North: C-1, Neighborhood Shopping, and C-3, General Commercial
South: C-3, General Commercial and R-1, Single-Family Residential
East: C-3, General Commercial, R-1, Single-Family Residential, and R-3,
Townhouse Residential
West: R-1, Single-Family Residential
Surrounding Land Use North: Metra Railroad, Multi-Tenant Office Building, Auto Service
Establishment, Cumberland Metra Station, Church and
Restaurant
South: Single Family Residences, Towing Business, and Roofing Business
East: Townhouses and Auto Service Establishment
West: Single Family Residences
Street Classification Golf Road and Wolf Road are classified as arterial streets.
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Comprehensive Plan
Designation The Comprehensive Plan designates this property as Higher Density
Urban Mix with Residential
Final Planned Unit Development
Project Description The petitioner is proposing a full redevelopment of the existing Feather
Factory manufacturing building property at 414 E. Golf Road with a 449-
unit apartment building with amenities and a commercial out-lot. The
petitioner also plans to relocate an existing commercial cell tower facility
to another portion of the subject property. The subject property currently
consists of three separate lots totaling 6.49-acres containing the 2-story,
106,846-square foot Feather Factory building, 78 space surface parking
area, commercial cell tower facility with enclosure, and public access
road to the Metra commuter parking lot. The existing public access road
to the Metra parking lot is located partially within the boundaries of the
subject property and partially on the Union Pacific Railroad right-of-way
pursuant to an existing easement agreement between the Union Pacific
Railroad and subject property owner. This easement agreement will be
renegotiated and presented at time of Final Planned Unit Development.
The proposed development will consist of:
- A six-story, 449-unit apartment building, 494 parking spaces (441
internal and 53 surface), and multiple activity areas for residents;
- A one-story, 2,000-square foot commercial building with patio
area, drive-through, and thirteen parking spaces; and
- A relocated cell tower area with an approximate 30-foot by 40-foot
enclosure.
The entire project will be broken into two phases:
- Phase 1, scheduled between May 2021 and December 2022,
includes a portion of the 6-story apartment building with 284
apartments, 292 internal parking spaces, ground floor lobby area,
second floor amenity areas totaling around 394,678-square feet,
approximately one acre of near term open space for use of residents
until the start of Phase 2, surface parking areas including the
separate 19-space main entry and 34 space surface parking lots, 0.5-
acre open space for residents, and the one-story commercial out-lot
area. Phase 1 also includes the relocation of the existing cell tower
and realignment of the Golf Road/Wolf Road intersection with new-
dedicated turn lanes into the site.
- Phase 2, scheduled between September 2022 and October 2024, will
include the rest of the 6-story apartment building totaling 165
apartment units with approximately sixteen studios, 114 one-
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September 22, 2020
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bedroom apartments, and 35 two-bedroom units.
At this time, the petitioner is requesting the following exceptions to the
current Zoning Ordinance for mixed-use Planned Unit Developments:
- A building height exception of 71’-4” where the maximum allowed is
45 feet for building within the C-3 zoning district.
- A minimum lot area exception of 996-square feet per unit for Phase
1 and 630-square foot per unit for Phase 2 where the minimum lot
area is 1,815-square feet per unit.
The complete proposal includes the installation of 494 total parking
spaces for the apartment building and thirteen parking spaces for the
stand-alone commercial out-lot proposed to be a quick service food
establishment. Pursuant to Section 12-9-7 of the Zoning Ordinance, a
quick service food establishment commercial use, classified as a Class B
restaurant, requires either one space for every 50-square feet of floor
area or one space for every four seats, whichever is greater, plus one
space for every three employees. Previously, all multiple-family dwellings
were required to have a minimum of two spaces per dwelling unit with
no delineation between dwelling unit type. However, in March 2020,
Ordinance Z-9-20 lowered the required off-street parking requirements
for efficiency, one-bedroom, one bedroom plus den, two-bedroom, and
three or more bedroom units on C-3 Mixed-Use Planned Unit
Development zoned lots that are within 2,500-feet of an operational
passenger rail train station. The new parking standards are summarized
below:
Revised Parking Regulations for C-3 PUD Zoned Lots
Residential Use Required Spaces
Efficiency and one-bedroom units in the R-4, C-5 and C-3 Mixed-
Use PUD lots
1 space per
dwelling unit
One-bedroom plus den and two-bedroom units in the R-4, C-5
and applicably zoned C-3 Mixed-Use PUD lots
1.5 spaces per
dwelling unit
Multi-Family dwelling units with three or more bedrooms in the
R-4 and C-3 Mixed-Use PUD lots
2.25 spaces per
dwelling unit
Dwellings, multiple-family in all districts approved for such use,
except the R-4, C-5, and C-3 Mixed-Use PUD lots
2 spaces per
dwelling unit
*The parking standards that apply to the proposed development are
bolded and italicized.
Moreover, the total number of parking spaces required for the proposed
development pursuant to Section 12-9-7 are 492 spaces for the multiple-
family apartment development. At this time, the total number of parking
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September 22, 2020
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spaces required for the proposed 2,000-square foot commercial building
are not available since the end user for this building has not been
finalized. However, the petitioner has proposed a total of thirteen spaces
for the out-lot at this time. The total proposed parking counts provided
by the petitioner are shown below:
Residential Use Number of Units Proposed Spaces
Dwelling, Efficiency (Studio) 65 units 65 (1 per unit)
Dwelling, One Bedroom 299 units 299 units (1 per unit)
Dwelling, Two Bedroom 85 units 128 spaces (1.5 per unit)
Commercial Building Class B Restaurant 13 spaces (6.5 per 1,000-
sq. ft. of gross floor area)
Map Amendment & Conditional Use
Project Description: The petitioner has requested a map amendment to rezone the subject
property from M-1, Limited Manufacturing to C-3, General Commercial
to accommodate the proposed apartment development and commercial
out-lot on the subject property. It is appropriate to rezone the subject
property from M-1 to C-3 to accommodate both uses since mixed-use
Planned Unit Developments are allowed as a conditional use in the C-3
zoning district pursuant to Section 12-3-5-1. The petitioner has requested
an exception to the bulk regulation for building height since the proposed
apartment building will exceed the 45-foot maximum height restriction
in the C-3 district. However, the proposed apartment building will meet
all other C-3 bulk regulations as conceptually shown in the table below:
Bulk Regulations for Proposed Restaurant Building
Yard Required Proposed
Front Yard (South) 5 Feet 10 – 25 Feet
Rear Yard (North) 25 Feet 30 Feet
Side Yard (East) 5 Feet 12 – 20 Feet
Side Yard (West) 5 Feet > 5 Feet
Building Height 45 Feet 71 Feet (six-stories)
*The petitioner has requested an exception to the building height
regulation for the C-3 zoning district.
Tentative Plat of Subdivision
Project Description: The petitioner has submitted a Tentative Plat of Subdivision request in
order to consolidate the existing three lots into one lot of record to reflect
the redevelopment proposal of this property. The new, single lot of
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record will encompass the entire proposed apartment development with
its amenities, commercial out-lot, cell tower enclosure, and retain the
existing public access road to the Metra parking lot as shown in the
Tentative Plat of Subdivision drawing.
There are existing easements in the subject property today that will need
to be addressed to accommodate this new development proposal. The
existing access easements under Document #T1997027 allowing public
access to the Cumberland Metra Station along Northwest Highway and
commuter parking lot will need to be altered to allow for the realignment
of this roadway in coordination with the proposed Golf Road/Wolf
Road/Seegers Road intersection reconstruction. There is also a sanitary
district easement under Document #T1427055 for a large combined
sewer line located along portions of the north/northwest property line.
The petitioner has noted that this easement will not be altered or
affected in any way from the proposed development. Additionally, there
is an unrecorded use and access easement for the existing cell tower
located on the northwest side of the Feather Factory building. The
proposal includes the relocation of this cell tower on site or in the
immediate vicinity with a revised easement agreement.
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 higher density urban mix with residential use. The proposed
development will take advantage of a well-located site next to Cumberland Metra Station,
abutting main arterial corridors in Des Plaines, and general proximity to established
residential neighborhoods.
o The proposal would satisfy the goal to expand mixed-use developments in the
Cumberland Metra Station and provide increased density and mixed uses within this area.
• Under Economic Development:
o The Comprehensive Plan recognizes the economic vitality of the surrounding area and its
importance to the broader region. The proposed redevelopment of this site would be in
keeping with prior development efforts and transform a currently vacant building into a
new development center for the surrounding area.
o This proposal would also provide additional housing options for residents, especially
those who utilize Metra to commute to and from work, and create a new Transit-Oriented
Development hub in a portion of the City where there currently is none.
Compliance with the Cumberland Station Area TOD Plan
There are several parts of the City of Des Plaines’ 2010 Cumberland Station Area TOD Plan that align with
the proposed project. Those portions are as follows:
• This proposal coincides with the top-priority goal to reconfigure the Golf Road/Wolf Road/Seegers
Road intersection, as this is a main component of the new development.
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• This proposal also transforms an existing property that is characterized of being more auto-
oriented into a transit-oriented development focused around high-density residential units and
an accessory commercial component.
• The proposal also facilitates a better environment for pedestrian access and circulation by
improving access to and from the Cumberland Metra Station and parking lot.
Conditional Use and PUD Findings
As required, the proposed development is reviewed below in terms of the findings contained in Section
3.5-5 of the Zoning Ordinance:
A. The extent to which the Proposed Plan is or is not consistent with the stated purpose of the PUD
regulations in Section 12-3.5-1 and is a stated Conditional Use in the subject zoning district:
Comment: A PUD is a listed conditional use in the C-3 zoning district. The proposed project meets the
stated purpose of the PUD. Additionally, the redevelopment of the subject parcels will enhance the
neighboring area, but also be cognizant of nearby land uses. Please also see the responses from the
applicant.
B. The extent to which the proposed plan meets the prerequisites and standards of the planned unit
development regulations:
Comment: The proposed development will be in keeping with the City’s prerequisites and standards
regarding planned unit development regulations. Please also see the responses from the applicant.
C. The extent to which the proposed plan departs from the applicable zoning and subdivision
regulations otherwise applicable to the subject property, including, but not limited to the density,
dimension, area, bulk, and use and the reasons why such departures are or are not deemed to be in the
public interest:
Comment: The proposed project is in-line with the intent of a PUD as there are exceptions being
requested to accommodate the scale of the proposed apartment building and the variety of uses planned
for this mixed-use development. Additionally, some of the proposed exceptions are being requested to
cover existing improvements such as the building height and the minimum lot areas for the variety of
dwelling unit types. Please also see the responses from the applicant.
D. The extent to which the physical design of the proposed development does or does not make
adequate provision for public services, provide adequate control of vehicular traffic, provide for, protect
open space, and further the amenities of light and air, recreation and visual enjoyment:
Comment: All provisions for public services, adequate traffic control and the protection of open space are
being accommodated in the proposed development. Moreover, the reconfigured Golf Road/Wolf
Road/Seegers Road intersection will help guide motorists and pedestrians onto the new development and
address many of the existing traffic concerns in this area. Please also see the responses from the applicant.
E. The extent to which the relationship and compatibility of the proposed development is beneficial or
adverse to adjacent properties and neighborhood:
Comment: The proposed development complements existing development to the north and extends the
commercial and residential development mix intended for the higher density urban mix with residential
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future land use, which is designated for this property. Additionally, considerations will be made to reduce
any impact on the nearby residential uses from light and noise pollution. Please also see the responses
from the applicant.
F. The extent to which the proposed plan is not desirable to physical development, tax base and
economic well-being of the entire community:
Comment: The proposed project will contribute to an improved physical appearance within the City by
constructing a new apartment building and commercial out-lot with several amenities and open space,
which will contribute positively to the tax base and economic well-being of the community. Please also
see the responses from the applicant.
G. The extent to which the proposed plan is in conformity with the recommendations of the 2019
Comprehensive Plan:
Comment: The proposed development meets the goals, objectives and recommendations of the 2019
Comprehensive Plan. Please also see the responses from the applicant.
Recommendations: Staff supports the Preliminary Planned Unit Development; Tentative Plat of
Subdivision, Map Amendment from M-1 to C-3, and Conditional Use for a mixed-use Planned Unit
Development in the C-3 zoning district subject to the following conditions:
1) That a full traffic study, including all site access points and required content approved by IDOT,
shall be provided at time of Final Planned Unit Development.
2) That a 10-foot wide side path should be constructed along the Golf Road and Wolf Road frontages
within the public right-of-way, tying into the Cumberland Metra parking lot at the north.
3) That the governing documents for the subject parcels be reviewed and approved by the City
Attorney prior to the recording of any Final PUD Plat or Final Plat of Subdivision.
4) A fire hydrant will be required within 100 feet of the fire department sprinkler connection at the
proposed restaurant building.
5) All proposed improvements and modifications shall be in full compliance with all applicable codes
and ordinances. Drawings may have to be modified to comply with current codes and ordinances.
Planning and Zoning Board Procedure:
The Planning and Zoning Board may vote to recommend approval, approval with modifications, or
disapproval. The City Council has final authority over the Preliminary Planned Unit Development, the
Tentative Plat of Subdivision, the Map Amendment, and the Conditional Use requests for 414 E. Golf Road.
Planner Stytz stated that the following written communiques were received and entered into record:
• Jerry Molepske <jpmolepske@gmail.com>, dated Monday, September 21, 2020 8:00 p.m. via
email.
To City of Des Plaines City Council,
Case 20-031-PPUD-TSUB-CU-MAP 414 E Golf Various Requests
Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
Page 13
My wife and I are residents of the 4th ward in the Northshire neighborhood. We live in the same
neighborhood she grew up in. We were pleased when the vacant bus lot was developed into a
Mariano’s. This was great for both the residents of Des Plaines and the city itself. My wife and I
are all for bringing revenue into the city and making Des Plaines a better place. With that being
said, we oppose the idea of the size and scale of apartments planned to go into the vacant
Pacific Feather and Down lot.
This is wrong for so many reasons for the neighborhoods around. Some of the reasons are
traffic, safety and privacy of the residents that live close to this location. We moved into this
house/neighborhood because of the proximity to work and the Cumberland Metra Station as my
wife was a commuter. The current traffic is manageable for the residents in these
neighborhoods during non-peak times but during rush hour times, the traffic and safety of that
intersection is freighting with the extra train traffic of commuters. If the size and scale of the
planned apartments are built in this location the traffic will increase and the safety of those who
walk to the train station will get worse. Those that live close by will lose their privacy with the
planned height of the apartments. The tenants will be able to look into our backyards. We
would like to see a smaller scale development of restaurants, cafés, or even townhomes which
Des Plaines own development plan calls for. With these types of storefronts both the residents
and the city will benefit. A place for neighborhood residents to go to and revenue for the
city. As an example, look at a pre-covid weekend night at Mariano’s. The bar would be packed
with neighbors.
There are new rowhouses and condos on Northwest Hwy that are vacant still. The train noise is
not going to be a selling point for anyone. If Des Plaines is set on building an apartment
building, use the YMCA lot. This is more of an ideal location for this size and type of structure
and a less congested intersection.
I hope you listen to all the residents and hear the majority of us do not want this development at
this location.
Jerry Molepske
• Steve Lindenmuth <Sjlindy19@Sbcglobal.net> dated Tuesday, September 22, 2020 8:49 a.m. via
email.
We're concerned about the traffic in this area!
We're concerned about the effect that this will have on the schools!
We're concerned about our property values continuing to drop vs. rise!
We're concerned that this city is already saturated with apartments and condos!
We're concerned that this city is already saturated with vacant apartments / condos and
townhomes!
We're concerned that this town can do nothing to attract anything other than apartment
buildings!
We're concerned that the leaders in this town are truly not thinking about making it better for
the families that already live here!
We're concerned that if families do move in to this complex there will be more train fatalities!
Case 20-031-PPUD-TSUB-CU-MAP 414 E Golf Various Requests
Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
Page 14
We're concerned that this in another wrong decision made by this city!
Other ideas for this area could be:
Animal Shelter
Retirement Community (ie: Brookdale - which would have a minimal effect traffic and non on our
schools)
Restaurants
Sports facility (ie: Heritage Park in Wheeling; Mt. Prospect Ice Rink in Mt. Prospect; Play Ball, Mt.
Prospect; The Ball Park, Mt. Prospect)
Religious Building
Another business (not condos/apartments)
Other surrounding communities are thriving by adding these types of businesses to their town,
which intern are attracting outsiders who then patronize their restaurants and other local
businesses.
Mt. Prospect is/has developed two residential facilities near their train station, which I guarantee
will be sold out considering they are in the downtown area with other numerous restaurants,
grocery store and other local establishments all within walking distance.
PLEASE PLEASE PLEASE - do not put another development like this in Des Plaines! You are ruining
this city!
PLEASE THINK OUTSIDE THE BOX!!
Thank you!
Steve and Jill Lindenmuth
464 Pinehurst Drive
Des Plaines
• Richard Tyler <rtylerrt@sbcglobal.net> dated Tuesday, September 22, 2020 10:25 a.m. via email.
Hi,
I live near the United Feather and Down property. I am against the building of such a large
apartment complex at Golf and Wolf.
The area on both sides of the Metra railroad tracks are overwhelmingly single family
homes. And the few apartments in a one-mile radius of Wolf and Golf are low-rise (about 2
stories and only about 20 units) such as the ones on Seegers Rd or the townhouses just east of
Mt. Prospect Rd on Northwest Hwy. It needs to remain as a single family home area.
Over 400 units is much too large for that property. Any large buildings would stand out (like a
sore thumb!) if built there. And a 449 unit building would be adding a minimum of 1000 people
Case 20-031-PPUD-TSUB-CU-MAP 414 E Golf Various Requests
Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
Page 15
(probably more) to that area. That is too many people in a quiet neighborhood. I can foresee
property values of the single family homes in the area decreasing dramatically.
A better use would be to keep it a commercial/light industrial use building or perhaps a better
use would be for a senior residents type of building. The building that was propose near the
railroad tracks north of downtown Des Plaines could work at Golf and Wolf. It, however, should
be as tall as the present building, about 2 stories.
It is interesting to note that the company proposing this building is from Delaware. The people
at this company do not live in our area and once built, they are gone. We who live in the area
will be stuck looking at this huge, out-of-place, complex and having many, many more people in
the area.
Keep the area single family homes!! Respect the wishes of the people in the area! Do not build
this huge complex.
Kris Tyler
4th Ward resident
• Debra Swanson <debswan@comcast.net>, dated Tuesday, September 22, 2020 2:52 p.m. via
email.
In regard to the proposed apartment building at Golf and Wolf:
1. I feel this building would be an eyesore as well as a traffic nightmare in this location. I am
definitely opposed to building such a large structure at that corner.
2. What is the current status of the Lattof YMCA property? Is the property for sale? If so, has
there been any interest in the site, and by whom?
Thanks,
Deb Swanson
255 Woodbridge
• Kenneth Burns <burns.kenneth.a@gmail.com>, dated Tuesday, September 22, 2020 3:05 p.m.
via email.
Very much against the proposed development of the old pillow factory.
- traffic at the circle will be horrendous
- increase in crime is certain
- no longer a quiet residential neighborhood
- property value will go down
Please, no development
Case 20-031-PPUD-TSUB-CU-MAP 414 E Golf Various Requests
Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
Page 16
Kenneth Burns
• Lawrence and Carrie Kellogg Garbarek <ckgarbarek@aol.com>, dated Tuesday, September 22,
2020 4:10 p.m. via email.
The proposed usage of this property seems extremely over-crowded and will add too many cars
to an already congested section of Golf Road.
We are astonished this project is being considered for such a small parcel of land. The back
section has the Cumberland Train Station's parking lot which adds congestion briefly after trains
in the evenings. Adding so many residents to a proposed multi-structured housing unit would
make the area unsafe.
How would they gain access to Golf Road, with a railroad crossing on one side and the Golf Road
curve on the other? How will pedestrians/children cross Golf Road safely? Drivers traveling
westbound cannot see the current exit to that property until they are immediately upon it, after
passing through the light at Wolf Road.
Another traffic light between Mt. Prospect Road and Wolf Road will congest Golf Road even
during these sparse traffic Pandemic Days when Rush Hours are relaxed.
There has to be a better use for this property with fewer complications.
Lawrence and Carrie Kellogg Garbarek
421 Wilkins Drive
Fourth Ward
847-803-8887
• The Rizzo Family <margaretrizzo17@gmail.com>, dated Tuesday, September 22, 2020 4:58 p.m.
via email.
We have lived in Des Plaines for 10 years now and have seen construction at that intersection in
at least 4 of those years. I'm not looking forward to another construction project, or sitting in
what is already a traffic nightmare at "The Circle." Imagine going southbound on Wolf Rd and
having to wait for a freight train after sitting in that traffic circle!
Additionally, the noise and traffic that would be produced by having such a large residential
complex is really not something that I feel would be in the best interest of our community.
From an environment perspective, I'm concerned about the carbon imprint that building would
leave behind.
I understand the need to generate revenue, but I think the disadvantages out way the short term
advantages of increasing the number of residential buildings.
This is not a good idea and it would make us reconsider staying in Des Plaines.
The Rizzo family,
Case 20-031-PPUD-TSUB-CU-MAP 414 E Golf Various Requests
Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
Page 17
Oxford Rd.
Des Plaines, IL
Chairman Szabo asked if there was anyone from the public that wanted to comment on the case; the
following members from the public came forward:
• Katie Peterson, 591 Columbia, Des Plaines
Ms. Peterson stated that she has been living in Des Plaines for32 years, near the proposed site.
Ms. Peterson expressed concern that the site does need improvements, but stated that Des
Plaines was the number one suburb for Covid-19 fatalities, the lack of cars in the Metra parking
lot, and the lack of the number of jobs available in Des Plaines. Ms. Peterson did not understand
why someone would want to move here which the lack of availability in jobs and restaurants.
She stated Des Plaines needs businesses, not another apartment complex.
• Hannah Listopad, 238 S Cumberland Pkwy, Des Plaines
Ms. Listopad stated that the traffic pattern study was conducted when the Chippewa and
Cumberland students were being bussed in due to the construction of the circle. Students
attending the pool were also bussed to the location. Ms. Listopad also made the comment that
Des Plaines is a “big little city” and has such pride in the community; she suggested that the
developers work on a plan to meld the ideals of the city with the proposed development.
• Miranda Griff, 221 Washington St, Des Plaines
Ms. Griff expressed concern over the traffic, she currently lives in the subdivision that is used as
a cut-through to Mt. Prospect Road. The subdivision has expressed this complaint to her
alderman. Ms. Griff also expressed flooding concerns. Ms. Griff has also expressed concern
about the freight train traffic. Ms. Griff stated that she was not opposed to development at the
location, but had logistical concerns about the size and scale of the development.
• Sally Murphy, 45 N Warrington Rd, Des Plaines
Ms. Murphy stated that she lives right behind the proposed development and was a commuter
for several years, and agreed with Member Saletnik about the train turn signal. Ms. Murphy
also expressed concern about the height and size of the proposed building, she suggested that a
business move into the location and generate tax revenue.
• Sue Dia, 11 S Meyer Ct, Des Plaines
Ms. Dia lives in the Northshore subdivision and had concerns about traffic and walkability of the
area. Ms. Dia stated that she moved to her current home because of the location and not in a
“downtown” area. Ms. Dia expressed a concern over the maintenance of the property. Director
McMahon stated that he was near the area the other day and it was maintained accordingly.
Director McMahon stated that the property has been vacant for over a year and has been some
storage and vehicle maintenance tenants.
• Judy Sells, 491 Harvey Ave, Des Plaines
Ms. Sells stated that the intersection of Golf/Road Rd is always a nightmare. Ms. Sells did a
quick map of the area, the total area has approximately 1000 homes and the new development
would bring over 400 units. Ms. Sells also expressed concerns over the proposed location of the
Case 20-031-PPUD-TSUB-CU-MAP 414 E Golf Various Requests
Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
Page 18
new cell tower and displacement of the ducks.
Chairman Szabo asked that the record reflect that 12 people were in opposition of the development.
Mr. Kritzman responded to the comments. The development is a big change to the area, but it a goal of
the compressive plan and will follow good design and planning practices.
Member Catalano inquired about the maximum height in the M-1 District. Planner Stytz stated that the
maximum height is 50 feet.
Member Catalano also asked what the projected engineers construction estimate? The Petitioner stated
that this project is just shy of $100 million dollars.
Member Saletnik asked for the philosophical reason for spending $100 million dollars in Des Plaines. Mr.
Odenbach stated that it is about striking a balance between the high rise in the city and a cul-de-sac in
the suburbs, essentially creating convenience of lifestyle, which includes amenities of high rise facilities
but life in the suburbs. Member Saletnik inquired about the “luxury rental”, Mr. Odenbach stated that
the luxury features will include amenities and finishes (appliances). Mr. Odenbach provided ballpark
rental prices of $200/$235 feet, the smaller units would range from $1,500-1,600 and the larger 2
bedroom units at approximately $3,000/month. The Petitioners stated that when they come back for
final approval, a cost breakdown by unit and leasing strategy study will be provided.
Member Fowler expressed concern over the size of the project and if this was an “all of nothing”
project. The Petitioner stated that they are seeking approval for both phases, but understands if it takes
several years to get Phase 2 based on market demands. Member Fowler further expressed concern over
the accessibility and safety of the area.
Chairman Szabo clarified that the Board can make a motion with modifications and recommend to City
Council. The City Council is the final decision making body.
A motion was made by Board Member Catalano, seconded by Board Member Saletnik to approve as
presented.
AYES: Catalano, Saletnik, Bader, Veremis and Szabo
NAYES: Fowler and Hofherr
***MOTION CARRIES ***
This case will be on the October 19, 2020 City Council meeting.
Case 20-031-PPUD-TSUB-CU-MAP 414 E Golf Various Requests
Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
Page 19
Note, the agenda order was changed at the Planning & Zoning Board meeting. The following case was
heard first.
2. Address: 290 Cornell Ave Case Number: 20-036-FPLAT
The petitioner is requesting a Final Plat of Subdivision under 13-2-5 of the Subdivision Regulations to
allow for a consolidation of three separate lots into two lots at 290 Cornell Avenue, 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
Chairman Szabo swore in Gary M. Rizzo of 1537 Ammer Road, Glenview, IL 60025 and William Heffner
from the civil engineering firm, Bono Consulting Inc, 1018 Busse Highway, Park Ridge, IL 60068.
The Petitioner, Mr. Rizzo, provided an overview of the request for the final plat of subdivision. The
Petitioner is requesting to subdivide the three parcels into two conforming lots that which will stay in
character of the current development of the neighborhood. The existing home will be rehabilitated and
the second lot be out up for sale by the developer.
Chairman Szabo asked the Board if there any questions, the following questions were asked:
Member Fowler had a questions regarding flooding and drainage issues. The Petitioner stated that
Engineering Plans have been submitted to address storm water issues. Chairman Szabo asked if a copy
of the Engineering Plans were available to review, Director McMahon stated that the plans are available
in the packet that was circulated to Board Members. Mr. Heffner, on behalf of the Petitioner, stated that
some changes to the original plans were enlargements to the catch basins.
Member Fowler inquired if anyone was interested in purchasing the second lot; the Petitioner stated
that there is no potential buyer for the vacant lot.
Chairman Szabo asked about the square footage of the new proposed lots; Planner Stytz responded that
the total lot square footage is 19,256 square feet, which the second “new” lot having 8,520 square feet,
leaving the remaining lot 10,736 square feet.
Chairman Szabo asked that the Staff Report be given which Planner Stytz provided:
Issue: The petitioner is requesting a Final 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 in the R-1 zoning
district at 290 Cornell Avenue.
Analysis:
Address: 290 Cornell Avenue
Owner: Lisa Burman, 606 Rambler Lane, Highland Park, IL 60035
Case 20-031-PPUD-TSUB-CU-MAP 414 E Golf Various Requests
Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
Page 20
Petitioner: Gary M. Rizzo, 1537 Ammer Road, Glenview, IL 60025
Case Number: 20-036-FPLAT
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
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
Final Plat of Subdivision 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.
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. 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 Final Plat of Subdivision.
Final Plat of Subdivision Report
Name of Subdivision: Jay and Beverly Burman Subdivision
Address: 290 Cornell Avenue
Requests: Approval of Final Plat of Subdivision
Case 20-031-PPUD-TSUB-CU-MAP 414 E Golf Various Requests
Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
Page 21
Total Acreage of
Subdivision: 0.440 acres
Lot Descriptions and
Construction Plans: The petitioner’s Final 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 Final 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 building line in the front of
each proposed lot.
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 newer housing options. The proposal
matches the existing character of the neighborhood and provides modern 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 Final Plat of Subdivision pursuant to 13-2 of the Des
Plaines Subdivision Ordinance to allow for the consolidation of three lots into two lots of record in the R-
1 zoning district at 290 Cornell Avenue.
Planning and Zoning Board Procedure: Under Section 13-2-5 (Approval of Final Plat By Planning and
Zoning Board) of the Subdivision Ordinance, the Planning and Zoning Board has the authority to
Case 20-031-PPUD-TSUB-CU-MAP 414 E Golf Various Requests
Case 20-036-FPLAT 290 Cornell Ave Final Plat of Subdivision
September 22, 2020
Page 22
recommend approval, approval subject to conditions, or denial of the above-mentioned Final Plat of
Subdivision request for the property at 290 Cornell Avenue.
Chairman Szabo asked if there was anyone from the public that wanted to comment on the case:
• Barb Grooms, 311 Cornell Ave, Des Plaines, IL: Ms. Grooms inquired how lot sizes were determined.
The Petitioner stated that the existing lots do not conform to the existing zoning of the
neighborhood, the zoning requirements are dictated by the City of Des Plaines zoning code. Ms.
Grooms also asked about access points, the Petitioner stated that the existing home will be off
Cornell Ave and the new property off Stone Ave.
A motion was made by Board Member Hofherr seconded by Board Member Catalano to approve as
presented.
AYES: Bader, Catalano, Hofherr, Saletnik, Veremis and Szabo
NAYES: Fowler
***MOTION CARRIES ***
This case will be on the October 19, 2020 City Council meeting.
ADJOURNMENT
The next meeting is scheduled for October 13, 2020.
Chairman Szabo adjourned the meeting by voice vote at 9:31 p.m.
Sincerely,
Wendy Bednarz, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners
8 COMMUNITY AND ECONOMIC
DEVELOPMENT DEPARTMENT
1420 Miner Street
Des Plaines, IL 60016
P: 847.391.5380
desplaines.org
Date: October 5, 2020
To: Planning and Zoning Board
From: Jonathan Stytz, Planner
Cc: Michael McMahon, Community & Economic Development Director
Subject: Consideration of Tentative Plat of Subdivision at 460 Good Avenue, Case #20-033-TSUB
(1st Ward)
Issue: The petitioner is requesting a Tentative Plat of Subdivision under Section 13-2 of the Des Plaines
Subdivision Regulations to subdivide one existing lot into two lots of record in the R-1 zoning district at 460
Good Avenue.
Analysis:
Address: 460 Good Avenue
Owner: Mirza Baig, 10051 Potter Road, Des Plaines, IL 60016
Petitioner: Samee Baig, 10051 Potter Road, Des Plaines, IL 60016
Case Number: 20-033-TSUB
Real Estate Index
Number: 09-15-300-009-0000
Ward: #1, Alderman Mark A. Lysakowski
Existing Zoning: R-1, Single Family Residential District
Existing Land Use: Vacant Lot
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
MEMORANDUM
Page 1 of 9
Surrounding Land Use: North: Single Family Residence
South: Single Family Residence
East: Single Family Residence
West: Single Family Residence
Street Classification: Good Avenue and Edward Court are local roads.
Comprehensive Plan: The Comprehensive Plan designates the site as Single Family Residential.
Project Description: The petitioner Samee Baig, on behalf of Mirza Baig, is requesting a Tentative
Plat of Subdivision for the existing vacant property at 460 Good Avenue. The
subject property is 25,961-square feet (0.600 acres) in size and is comprised of
one undeveloped lot, which spans between Good Avenue on the east side to
Edward Court on the west side, as shown in the Plat of Survey (Attachment 3).
The petitioner proposes to subdivide the existing lot into two lots of record, one
accessed from Good Avenue and one accessed from Edward Court, and
construct a new single-family home on both lots as detailed in the Project
Narrative (Attachment 1). Both of the new lots will be the same in area, width,
and depth in accordance with the R-1, Single Family Residential bulk
regulations at 90.00-feet wide and 144.86-feet deep with a total area of 13,020-
square feet. Lot 1 is the western lot that will be accessed from Edward Court
and Lot 2 is the eastern lot that will be accessed from Good Avenue as shown
on the Tentative Plat of Subdivision (Attachment 4).
Tentative Plat of Subdivision Report
Name of Subdivision: Baig Estates Subdivision
Address: 460 Good Avenue
Request: Approval of Tentative Plat of Subdivision
Total Acreage of
Subdivision: 0.600 acres
Lot Descriptions and
Construction Plans: The petitioner’s Tentative Plat of Subdivision shows the existing 25,961-square
foot property being split into two lots. The western and eastern lots will both
have 13,020-square feet in area, 90.00-feet in width, and 144.86-feet in depth.
The Tentative Plat of Subdivision shows a 5-foot public utility easement and
drainage easement at the rear and a five-foot public utility easement and
drainage easement on the sides for both lots. However, the western lot off
Edward Court has a 10-foot public utility and drainage easement in the front of
the lot. Note that the Preliminary Engineering Drawings (Attachment 5) 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.
Page 2 of 9
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 to promote additional residential development in the area that aligns with the
character of the surrounding established neighborhood.
• 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 lot and provide additional 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 0.600-acre vacant
parcel and add two new single-family residences for the community.
Recommendation: I recommend approval of the Tentative Plat of Subdivision pursuant to 13-2 of the Des
Plaines Subdivision Regulations to subdivide one existing lot into two lots of record in the R-1 zoning district
at 460 Good Avenue.
Planning and Zoning Board Procedure: Under Section 13-2-7 (Approval of Tentative Plat By Planning and
Zoning Board) of the Subdivision Ordinance, the Planning and Zoning Board has the authority to approve,
approve subject to conditions, or deny the above-mentioned Tentative Plat of Subdivision request for the
property at 460 Good Avenue.
Attachments:
Attachment 1: Project Narrative
Attachment 2: Location Map
Attachment 3: Plat of Survey
Attachment 4: Tentative Plat of Subdivision
Attachment 5: Preliminary Engineering Drawings
Attachment 6: Site and Context Photos
Page 3 of 9
Attachment 1 Page 4 of 9
Attachment 2 Page 5 of 9
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At
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Page 8 of 9
460 Good Ave – Public Notice
460 Good Ave – Looking West at Property
460 Good Ave – Looking South at Front of Site
460 Good Ave – Looking North at Rear Yard
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