11/24/2020Case 20-047-V 1535 Ellinwood St Major Variation
Case 20-025-FPUD-LASR-CU-V 10 E Golf Rd Preliminary/Final PUD, Conditional Use
November 24, 2020
Page 1
DES PLAINES PLANNING AND ZONING BOARD MEETING
November 24, 2020
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday,
November 24, 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 7:04 p.m. and read this evening’s cases. Roll call was
established.
PRESENT: Fowler (via phone), Hofherr, Saletnik, Veremis, Szabo
ABSENT: Bader, Catalano
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 Fowler, to approve the
minutes of November 10, 2020, as corrected.
AYES: Hofherr, Fowler, Saletnik, Veremis, Szabo
NAYES: None
ABSTAIN: None
***MOTION CARRIED UNANIMOUSLY***
Case 20-047-V 1535 Ellinwood St Major Variation
Case 20-025-FPUD-LASR-CU-V 10 E Golf Rd Preliminary/Final PUD, Conditional Use
November 24, 2020
Page 2
OLD BUSINESS
NEW BUSINESS
1. Address: 1535 Ellinwood Street Case Number: 20-047-V
The petitioner is requesting a Major Variation under Section 12-11-6(B) of the 1998 Des Plaines Zoning
Ordinance, as amended, to allow a total of 180 square feet of wall sign area on an existing building,
where the aggregate building sign area maximum is 125 square feet, and the approval of any other such
variations, waivers, and zoning relief as may be necessary.
PINs: 09-17-419-034-0000
Petitioner: Dan Bourbon, 5270 N. Lincoln Avenue, Skokie, IL 60077
Owner: 1460 Library Plaza, LLC, 15660 Midwest Road, Suite 300, Oakbrook Terrace, IL
60181
Chairman Szabo swore in Mike Kinsella, from Elevated Identity, 1 Partner Pl – Suite 301, Janesville, WI,
53541, representing the Petitioner. Mr. Kinsella provided a thorough overview of the property location
and proposed sign plan. The proposed signage includes the “Immediate Care and Orthopedics” copy
under the North Shore University Healthsystem. Mr. Kinsella stated that the sign is the smallest available
that would be able to be fabricating and illuminated. Mr. Kinsella also stated that the signage is a benefit
to the community, with the services of the medical facility clearly stated.
Chairman Szabo asked if the Board had any questions, there were no questions.
Chairman Szabo asked that the Staff Report entered into record. Planner Stytz provided a summary of
the following report:
Issue: The petitioner is requesting a Major Variation under Section 12-11-6(B) of the 1998 Des Plaines
Zoning Ordinance, as amended, to allow a total of 166-square feet of wall sign area on an existing building,
where the aggregate building sign area maximum allowed is 125-square feet.
Analysis:
Address: 1535 Ellinwood Street
Owner: 1460 Library Plaza, LLC, 15660 Midwest Road, Suite 300
Oakbrook Terrace, IL 60181
Petitioner: Dan Bourbon, 5270 North Lincoln Avenue, Skokie, IL 60077
Case Number: 19-024-V
PIN: 09-17-419-034-0000
Ward: #1, Alderman Mark A. Lysakowski
Existing Zoning: C-5, Central Business District
Existing Land Use: Medical Office (Northshore)
Surrounding Zoning: North: C-5, Central Business District
Case 20-047-V 1535 Ellinwood St Major Variation
Case 20-025-FPUD-LASR-CU-V 10 E Golf Rd Preliminary/Final PUD, Conditional Use
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South: C-5, Central Business District
East: C-5, Central Business District
West: C-5, Central Business District
Surrounding Land Use: North: Railroad; Commercial (Dotombori restaurant)
South: Multi-family Residential (Library Courte)
East: Commercial (Village Bank & Trust)
West: Commercial (Shopping center)
Street Classification: Ellinwood Street and Pearson Street are classified as local streets.
Comprehensive Plan: The Comprehensive Plan designates the site as Higher Density Urban Mix with
Residential.
Project Description: The petitioner, Dan Bourbon on behalf of Northshore University Health System,
is requesting a major variation to allow for 166-square feet of wall signage for the existing immediate care
and orthopedics clinic at 1535 Ellinwood Street. This address is located within a one-story, multi-unit
commercial building off the southwest corner of Pearson Street and Ellinwood Street with access to
shared surface parking lots located north and south of the building. The tenant space where Northshore
operates is located at the far east end of the shopping center and fronts both Ellinwood Street and Pearson
Street. The existing signage at this address includes window signage on the north and east elevations, a
61.36-square foot wall sign on the north and east elevations, and monument sign tenant panel. The
subject property is part of the “Library Plaza Redevelopment” Planned Unit Development approved July
6, 1999 pursuant to Ordinance Z-11-99 for a mixed use retail, residential, and public use development,
which included parking, a Plat of Subdivision, a Plat of Vacation, and multiple Variations. However,
Ordinance Z-11-99 does not allow for additional sign area in excess of the maximum sign area permitted
in Section 12-11-6(B) of the Des Plaines Zoning Ordinance.
Per Section 12-11-6(B), building facades that face a street are allowed two (2) wall signs and building
facades that do not face a street are allowed one (1) wall sign provided that the total aggregate sign area
for the entire building does not exceed 125-square feet. The total wall sign area at this address is currently
122.72-square feet. The petitioner’s request to allow a wall sign area of 180-square feet where only 125-
square feet is permitted constitutes the need for a major variation to Section 12-11-6(B) of the 1998 Des
Plaines Zoning Ordinance.
The petitioner is requesting an addition onto the existing wall signs to identify various services that
Northshore provides to the public, similar to the window signage installed on the building’s street facing
elevations. The proposed wall sign addition would be installed below the existing wall sign on a raceway
which matches the color of the building and illuminated like the existing sign, as shown in the Sign Plan.
The petitioner does not plan to alter or add any other signage to this address at this time.
Variation Findings: Variation requests are subject to the standards set forth in Section 12-3-6(H) of the
1998 City of Des Plaines Zoning Ordinance, as amended.
Case 20-047-V 1535 Ellinwood St Major Variation
Case 20-025-FPUD-LASR-CU-V 10 E Golf Rd Preliminary/Final PUD, Conditional Use
November 24, 2020
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1. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant
shall establish that carrying out the strict letter of the provisions of this title would create a
particular hardship or a practical difficulty:
Comment: Please see the Petitioner’s responses to Standards for Variations.
2. Unique Physical Condition: The subject lot is exceptional as compared to other lots subject to
the same provision by reason of a unique physical condition, including presence of an existing
use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape
or size; exceptional topographical features; or other extraordinary physical conditions peculiar
to and inherent in the subject lot that amount to more than a mere inconvenience to the
owner and that relate to or arise out of the lot rather than the personal situation of the
current owner of the lot:
Comment: Please see the Petitioner’s responses to Standards for Variations.
3. Not Self-Created: The aforesaid unique physical condition is not the result of any action or
inaction of the owner or its predecessors in title and existed at the time of the enactment of
the provisions from which a variance is sought or was created by natural forces or was the
result of governmental action, other than the adoption of this title:
Comment: Please see the Petitioner’s responses to Standards for Variations.
4. Denied Substantial Rights: The carrying out of the strict letter of the provision from which a
variance is sought would deprive the owner of the subject lot of substantial rights commonly
enjoyed by owners of other lots subject to the same provision:
Comment: Please see the Petitioner’s responses to Standards for Variations.
5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the inability
of the owner or occupant to enjoy some special privilege or additional right not available to
owners or occupants of other lots subject to the same provision, nor merely the inability of
the owner to make more money from the use of the subject lot:
Comment: Please see the Petitioner’s responses to Standards for Variations.
6. Title And Plan Purposes: The variation would not result in a use or development of the subject
lot that would be not in harmony with the general and specific purposes for which this title
and the provision from which a variation is sought were enacted or the general purpose and
intent of the comprehensive plan:
Comment: Please see the Petitioner’s responses to Standards for Variations.
7. No Other Remedy: There is no means other than the requested variation by which the alleged
hardship or difficulty can be avoided or remedied to a degree sufficient to permit a reasonable
use of the subject lot.
Comment: Please see the Petitioner’s responses to Standards for Variations.
8. Minimum Required: The requested variation is the minimum measure of relief necessary to
alleviate the alleged hardship or difficulty presented by the strict application of this title.
Comment: Please see the Petitioner’s responses to Standards for Variations.
Case 20-047-V 1535 Ellinwood St Major Variation
Case 20-025-FPUD-LASR-CU-V 10 E Golf Rd Preliminary/Final PUD, Conditional Use
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Recommendation: Staff does not recommend approval or disapproval of the requested aggregate wall
sign area variation based on review of the information presented by the applicant and the standards and
conditions met by Section 12-3-6(H) (Findings of Fact for Variations) as outlined within the City of Des
Plaines Zoning Ordinance, as amended.
Planning and Zoning Board Procedure: Under Section 12-3-6(F) of the Zoning Ordinance (Major
Variations), the Planning and Zoning Board has the authority to recommend that the City Council
approve, approve subject to conditions, or disapprove the above-mentioned variance for aggregate wall
sign area within the C-5 Zoning District at 1535 Ellinwood Street. The City Council has the final authority
on the proposal.
Member Hofherr commented that the signage explains what the Northshore Healthsystem is offering
and provides residents that information.
A motion was made by Board Member Hofherr, seconded by Board Member Veremis to recommend
approval requested aggregate wall sign area variation as presented.
AYES: Hofherr, Veremis, Fowler, Saletnik, Szabo
NAYES: None
***MOTION CARRIES ***
Case 20-047-V 1535 Ellinwood St Major Variation
Case 20-025-FPUD-LASR-CU-V 10 E Golf Rd Preliminary/Final PUD, Conditional Use
November 24, 2020
Page 6
2. Address: 10 E. Golf Road Case Number: 20-025-FPUD-LASR CU-V
The petitioner is requesting the following: (i) a Preliminary and Final Planned Unit Development under
Section 12-3-5-1 of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a new fuel station at
the existing Mariano’s grocery store; (ii) a Conditional Use for a Localized Alternative Sign Regulation
(LASR) under Section 12-3-4 to allow a modified monument sign and new canopy signs with price readers;
and (iii) approval of any other such variations, waivers, and zoning relief as may be necessary.
PINs: 09-18-100-004-0000
Petitioner: Tim Kratz, 3025 Highland Parkway, Suite 850, Downers Grove, IL 60015
Owner: Realty Income Illinois Properties 2, LLC, 11995 El Camino Real
San Diego, CA 92130
Chairman Szabo swore in Tim Kratz, 3025 Highland Parkway, Suite 850, Downers Grove, IL 60015,
representing the Petitioner.
Mr. Kratz began his presentation. Mariano’s is requesting a preliminary and final planned unit
development and a conditional use for a localized alternative sign regulation for a retail fuel center at
the Mariano’s located at 10 E Golf Rd. The fuel center is located on the current Mariano’s property.
Mariano’s is part of Kroger, the Kroger brand has approximately 1,600 fuel centers nation-wide and has
a very successful fuel savings program. The fuel center at the existing location on Golf Road is intended
to support the store investment and provide customers a convenient option for fuel. The fuel center
would be open to the Mariano’s customers and the public.
The fuel center will consist of dispensers, 10 fueling stations and a small kiosk. The sales kiosk is only
open and available to the attendant. There would be one gender-neutral restroom that would be open
to customers.
Mr. Kratz provided an overview of the Traffic Impact Study. Highlights include:
• Impact to intersection of Golf Road with Mt. Prospect Road is <2%
• Estimated ADT volume to be generated by the proposed fuel center is compared to the ADT
along Golf Road and Mt. Prospect Road, the proposed development ADT is <1% of existing.
• Existing Access points are adequate
• Conclusion from Traffic Engineer: Overall, the minimal increases in traffic along Golf Road and
Mt. Prospect Road indicate that the traffic generated by the proposed fuel center will not have a
significant impact on the operations of Golf Road with Mt. Prospect Road or on the overall
operations of each roadway.
The fuel center will generate very little “new” trips, much of the traffic will be existing from Mariano’s
shoppers.
Mr. Kratz provided an overview of the landscape and elevation plan. The intent is that the structures are
cohesive and meet the original intent of the site.
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Mr. Kratz also went over the sign plan, including the monument sign with the price signs and the canopy
mounted signs. The Applicant also proposes a price sign facing the store giving customers the
information about that day’s fuel pricing.
Chairman Szabo asked if the Board had any questions, the following questions were asked:
Member Hofherr inquired about the owner of the property, Realty Income Illinois Properties 2 LLC. Mr.
Dan Ferrel, Real Estate Manager for Roundy’s dba Mariano’s, stated that Mariano’s leases their
properties. The lease gives Mariano’s the option to development the properties.
Member Hofherr inquired about the height of the sign and if it would be visible after a snowstorm. Mr.
Kratz was confident in the location of the sign, and low grow plants would be planted and the sign would
be maintained appropriately in the snow.
Chairman Szabo inquired about the hours of operation. Mr. Kratz stated that they are proposing that the
fuel center would be open 24 hours, with an employee specifically trained for fuel center operation
during store hours (the employee would be managed by the store). After hours, the station would be
un-manned fueling with credit card.
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: (i) a Preliminary and Final Planned Unit Development
under Section 12-3-5 of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a new fuel station
at the existing Mariano’s grocery store; (ii) a Conditional Use for a Localized Alternative Sign Regulation
(LASR) under Section 12-3-4 to allow a modified monument sign and new canopy signs with price
readers; and (iii) approval of any other such variations, waivers, and zoning relief as may be necessary.
Analysis:
Address: 10 E. Golf Road
Owner: Realty Income Illinois Properties 2, LLC, 11995 El Camino Real
San Diego, CA 92130
Petitioner: Tim Kratz, 3025 Highland Parkway, Suite 850, Downers Grove, IL 60018
Case Number: 20-025-PUD-LASR
PIN: 09-18-100-004-0000
Ward: #4, Alderman Artur Zadrozny
Existing Zoning: C-3, General Commercial Business District
Existing Land Use: Grocery Store (Mariano’s)
Surrounding Zoning: North: R-1, Single Family Residential District
South: C-3, General Commercial / R-1, Single Family Residential District
East: R-1, Single Family Residential District
West: R-1, Single Family Residential District
Case 20-047-V 1535 Ellinwood St Major Variation
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Surrounding Land Use: North: Single Family Residences
South: Commercial (Animal Hospital) / Single Family Residences
East: Blackhawk Park
West: Single Family Residences
Street Classification: Golf Road and Mount Prospect Road are classified as arterial roads.
Comprehensive Plan: The Comprehensive Plan designates the site as Commercial.
Project Description: The petitioner, Tim Kratz on behalf of Roundy’s Supermarkets, is requesting a
Preliminary and Final Planned Unit Development (PUD) to allow the construction of a fueling station on
the existing Mariano’s property and a conditional use for a Localized Alternative Sign Regulation (LASR) to
allow a modified monument sign and new canopy signs with price readers at 10 E. Golf Road. The existing
8.62-acre property consists of a 73,680-square foot building, 407-space surface parking lot, and the
following signs listed below totaling 384.12-square feet and shown in the Sign Plan:
• Three wall signs, one on the south, east, and west building
elevations;
• One monument sign along Mount Prospect Road;
• One monument sign along Golf Road in front of Blackhawk Park;
and
• One monument sign located at the corner of the Golf
Road/Mount Prospect Road intersection.
The Mariano’s building consists of a 60,100-square foot grocery store, 1,680-square foot restaurant, and
265-square foot food preparation and storage area.
The petitioner is requesting the Preliminary and Final PUD in order to allow the proposed fueling station
kiosk on the same lot as the existing Mariano’s grocery store building without a Plat of Subdivision.
Pursuant to Section 12-7-1 of the Zoning Ordinance, a PUD allows for more than one principle building to
be located on a zoning lot. The subject property meets the location, ownership, and size prerequisites
required for PUDs as specified in Section 12-3-5 as it: (i) is located within the C-3, General Commercial
District, which allows PUDs through a conditional use permit; (ii) is under single ownership; and (iii) meets
the minimum lot size requirement of two acres as required for PUDs located in the C-3 zoning district. The
conditional use for the Preliminary and Final PUD is one of the two conditional uses included in this
project.
Mariano’s is a brand of Roundy’s Supermarkets, Inc., which is a subsidiary of The Kroger Co. The Kroger
Co. currently owns and operates approximately 1,500 retail fuel locations nationwide to provide
Mariano’s customers with loyalty discounts and one-stop conveniences as noted in the Project Narrative.
The proposal includes the addition of a new passenger vehicle fueling station with a kiosk on the
southwest portion of the property near the Golf Road/Mount Prospect Road intersection as shown on the
Site Plan & Truck Turning Analysis Diagram. The proposed five pump fueling station will be an extension
of the existing Mariano’s grocery store and will be staffed by one grocery store employee at all times. The
proposal will utilize the existing access points, approaches, and parking areas to access the proposed
Case 20-047-V 1535 Ellinwood St Major Variation
Case 20-025-FPUD-LASR-CU-V 10 E Golf Rd Preliminary/Final PUD, Conditional Use
November 24, 2020
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fueling center. In addition, the site will be modified accordingly to accommodate ingress/egress
movements surrounding the fuel station for users and the fuel tanker truck, which will access the site
from Mount Prospect Road.
The petitioner is also requesting a LASR to install six new signs to advertise the new fueling station. The
petitioner is requesting the following exceptions to Section 12-11-6(B) of the Zoning Ordinance with the
LASR request:
• For the three wall signs on the existing building totaling 299.37-
square feet, which currently exceed the maximum sign area of
125-square feet permitted on an entire building (including all
elevations).
• For the new 2.31-foot tall canopy signs to exceed 12-inches in
height.
• To allow two electronic message board signs on the subject
property where only one is permitted.
*Existing sign replaced by new monument sign with LED Price Reader
Existing Sign Area
Sign Type Qty Location(s) Area
Non-Illuminated Wall
Sign
3 South, East, and West Store
Elevations
99.79 each
(299.37 total)
External Illuminated
Monument sign
1 Corner of Golf Road/Mount
Prospect Road
40.00
External Illuminated
Monument sign
1 Along Golf Road in front of
Blackhawk Park
30.75
External Illuminated
Monument sign
1 Along Mount Prospect Road at
west parking lot entrance
15.00
Total Area of Existing Signage on Site 384.12
Proposed Sign Area
Sign Type Qty Location Area
Non-Illuminated Wall
Sign
3 One on South, East, and West
Store Elevations
99.79 each
(299.37 total)
External Illuminated
Monument sign
1 Along Golf Road in front of
Blackhawk Park
30.75
External Illuminated
Monument sign
1 Along Mount Prospect Road at
west parking lot entrance
15.00
New Monument with
LED Price Reader*
1
Corner of Golf Road/Mount
Prospect Road
66.60
New Wall LED Price
Reader
1
Fuel station canopy 43.70
New “Mariano’s” Wall 4 Fuel station canopy 14.8 each
(59.2 total)
Total Area of New Signage Proposed 514.62
Case 20-047-V 1535 Ellinwood St Major Variation
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LASRs generally allow more signage and flexibility as compared to the Zoning Ordinance due to the size of
the property, the configuration of buildings and the variety of uses. In this case, the existing Mariano’s
building is setback roughly 392-feet from Golf Road and 97-feet from Mount Prospect Road so any signage
added to the building for the proposed fueling station would not be clearly visible to the street. Given the
subject property’s size and unique location near the Golf Road/Mount Prospect Road intersection, staff
finds the request necessary to provide visibility for users coming from multiple directions. LASRs are
permitted as a conditional use when the subject property is within a PUD. While this property is currently
not in a PUD, the petitioner is requesting a PUD for this property as part of this project. The breakdown
of the existing and proposed signage is shown below:
The design of the proposed fueling station is intended to utilize the existing impervious surfaces, add
supplemental landscaping to address displaced landscaping on site, and utilize the general layout of the
existing parking area as indicated on the Landscape Plan. The building materials for the proposed fuel
station kiosk and canopy will be vintagewood cedar and ACM fascia to match the existing Mariano’s
Grocery Store. The addition of the proposed fueling station will decrease the available parking spaces on
the subject property from 407 to 337 spaces, totaling a net loss of 70 parking spaces. The existing
Mariano’s grocery store and proposed fueling station kiosk are 73,680-square feet and 265-square feet,
respectively according to the Architectural Plans. The following parking requirements apply pursuant to
Section 12-9-7 of the Zoning Ordinance:
• For grocery stores, one space is required for every 300 square
feet of gross floor area for grocery stores.
• For restaurants, one space is required for every 50-square feet
of net floor area, or one space for every four seats, whichever is
greater, plus one space for every three employees.
• For automotive fuel stations, two spaces required per pump,
plus one space for every 200 square feet of accessory retail.
Furthermore, the grocery store portion of the Mariano’s building will require 201 parking spaces
(60,100-square feet / 300-square feet = 201), the restaurant area will require 37 parking spaces (1,680-
square feet / 50-square feet plus three employees = 37), the food preparation and storage area is not
counted, and the proposed fueling station will require 12 parking spaces (265-square feet / 200-square
feet plus two spaces per pump = 12). Thus, staff concludes that a total of 250 parking spaces, including
seven handicap accessible parking spaces, are required for the subject property as a whole. The
proposal includes 337 parking spaces, which meets and exceeds this requirement.
Compliance with the Comprehensive Plan
There are several parts of the City of Des Plaines’ 2019 Comprehensive Plan that align with the proposed
project. Those portions are as follows:
• Under Future Land Use Map:
o The property is marked for commercial. The proposed fueling center will take advantage
of a well-located site at the corner of the Golf Road/Mount Prospect Road intersection
and general proximity to established residential neighborhoods to improve the existing
property and provide an additional service to the community.
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o The proposal would satisfy the goal to expand retail uses that primarily serve the day-to-
day needs of local residents along major corridors in Des Plaines.
• Under Economic Development:
o The Comprehensive Plan recognizes the economic vitality of the surrounding area and
its importance to the broader region. The proposed fueling station would be in keeping
with prior development efforts and further transform a standalone grocery store
building with a restaurant into a multi-use commercial center.
o This proposal would also further establish this property as a commercial hub for the City
of Des Plaines and provide additional retail options for residents that are currently not
available in the immediate vicinity of the area.
Conditional Use and PUD Findings: As required, the proposed development is reviewed below in terms
of the findings contained in Section 12-3-5(E) of the 1998 City of Des Plaines Zoning Ordinance, as
amended.
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 property 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 is an exception being
requested to accommodate a second principle structure on the subject property where the existing
Mariano’s grocery store and separate restaurant use currently exist. Additionally, the proposed
exception would provide additional services and conveniences for Mariano’s patrons. 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. The proposed fueling station will be located
within the existing paved parking area and will utilize the existing access points and approaches to the
site. Please also see the responses from the applicant.
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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 west and extends the
commercial 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 fueling station, 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.
Recommendation: Staff recommends approval of the requested Preliminary and Final Planned Unit
Development and Conditional Use for a Localized Alternative Sign Regulation in the C-3 zoning district at
10 E. Golf Road.
Planning and Zoning Board Procedure: Under Section 12-3-5-1 of the Zoning Ordinance (Mixed-Use
Planned Unit Developments) and Section 12-3-4(G) of the Zoning Ordinance (Conditional Uses), the
Planning and Zoning Board has the authority to recommend that the City Council approve, approve subject
to conditions, or disapprove the above-mentioned Preliminary & Final Planned Unit Development (PUD)
and Conditional Use for a Localized Alternative Sign Regulation (LASR) within the C-3 Zoning District at 10
E. Golf Road. The City Council has the final authority on the proposal.
Chairman Szabo asked for clarification of the reduction of 70 parking spaces for the building of the fuel
center. Planner Stytz stated that the parking requirements will still be met.
Chairman Szabo asked if anyone present was for or against the case.
Chairman Szabo swore in Mr. Ken Lewis of 120 Harvey. Mr. Lewis stated the following:
• Mr. Lewis had an objection to the building of the gas station. Mr. Harvey stated that he received
a letter via certified mail last week and had learned at the meeting that the proposal is for a 24-
hour gas station. Mr. Lewis believes that the building of the gas station will affect their property
values and daily lives.
• Mr. Lewis stated that he agrees that the Mariano’s is an asset to the community, but he will do
everything possible to stop the building of the gas station.
• Mr. Lewis inquired whom he should address his concerns regarding this case.
• Mr. Lewis suggested that the vacant Marathon across the street would be a better option for
the fuel center.
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• Mr. Lewis also raised concerns about the park and safety concerns involving the storage tanks
and general environmental concerns.
Chairman Szabo stated that by attending the Planning & Zoning Board meeting was a good first start.
Chairman Szabo stated that specific questions may be addressed to the Director of Community
Development, Mike McMahon.
Mr. Lewis stated that he spoke with his Alderman Zadrozny, who did not receive a certified letter and was
not in favor of the building of a gas station. Mr. Kratz stated that he received a public notice list from staff,
Mariano’s stated that approximately 70 letters were sent to property owners. Staff responded that
letters are mailed to those within a 300-foot radius.
Mr. Lewis stated that he would like this case delayed for additional input from residents.
Chairman Szabo stated that the Planning & Zoning Board recommends an action to City Council. City
Council makes the final decision. This case will be on the December 21st City Council meeting agenda.
Member Saletnik asked Mr. Lewis to point out his home on the map. Mr. Lewis pointed out his home
adjacent to the animal hospital, with the back of the home facing Golf Road. Member Saletnik asked Mr.
Lewis to address the specific issues of why he does not want the fuel center built. Mr. Lewis stated the
following points: the gas station is 24 hours and will have an increase of lights, traffic and noise, concern
over having a gas station and gas station odors and that the gas station is in his direct line of sight.
Member Saletnik asked if Mr. Lewis knew of any previous gasoline spills at the Marathon that had
adversely affected his property values. Mr. Lewis had no knowledge of any information about the
Marathon.
Member Saletnik inquired to staff about the concerns about noise and light due to the nature of the 24
hour operation. Planner Stytz stated that there are codes that need to be met, Member Saletnik reiterated
that there are provisions on the code that limit adverse restrictions.
Mr. Lewis stated that his main concern over his property value, he questioned who would compensate
him for the reduction in property value. Member Saletnik asked Mr. Lewis what year he purchased the
home, he responded that he moved in at 1992. Member Saletnik stated that Golf Road is a major arterial
street and that is pre-existing condition. Member Saletnik stated that the fuel station will be very well
designed and landscaped and have better curb appeal then several of the surrounding businesses. Mr.
Lewis did not have a problem with the design but the use and is objecting to the gas station.
Member Veremis inquired about the Marathon gas station and if homes backed up to that property. Mr.
Lewis stated that yes, homes are behind the gas station. Member Veremis asked if it were more
acceptable if it was not 24 hours. Mr. Lewis stated that the gas station is not acceptable period. Mr. Lewis
stated that applicant, Mariano’s, never presented this use at prior meetings.
Member Fowler asked Mr. Ferrel about overnight usage of the fuel center during the overnight hours. Mr.
Ferrel responded that approximately a few dozen people use the station during the overnight hours and
is mainly for customer convenience and to remain competitive with other fuel centers. The fuel center
will not be manned 24-hours, after store hours it will only be on a card payment basis.
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Member Veremis asked that since there is a minimal amount of traffic, would they consider changing the
hours of operation. Mr. Ferrel stated that they would be open minded based on the recommendation of
the board.
Member Hofherr stated that the gas station on the west side of Golf Road has been vacant, and if
Mariano’s has looked at using that location as the location (Golf & Mt Prospect Rd) of their fuel center.
Mr. Ferrel stated that they have been evaluating the current site, as that is the preference, due to the
overlapping customer. Mr. Ferrel stated that there is a financial benefit to staying on the current property
as well.
Member Hofherr commented on the former Jewel gas station at Thacker and Elmhurst Road, which has
gone out of business and has since been torn down. Member Hofherr also mentioned Sam’s Club at
Oakton as a major competitor, which is always packed. Member Hofherr also had safety concerns over
the pedestrian traffic in the parking lot.
Mr. Ferrel responded that the reason the fuel station is in the corner is to utilize the outside drive aisles
and provides good separation of vehicle and pedestrian traffic. He also stated that they looked at the
remainder of parking spots and they are comfortable with the remainder of parking spots and that it still
meets the standard.
Member Hofherr also expressed concern over the gas station being opened 24/7, he suggested that a
reasonable approach would have the gas station have similar hours to the grocery store.
Chairman Szabo asked about the number of parking spots as compared to the store in Arlington Heights.
Mr. Ferrel stated that the number of spots would be comparable. Mr. Ferrel stated that the number of
stalls they have today was based on the utilization of the site.
Member Veremis has a question about the delivery from the fuel trucks, Mr. Ferrel stated that the delivery
can be scheduled for a specific period of time. At the store, you may see several delivery trucks
throughout the day, fuel deliveries may happen one or two times per day.
Mr. Saletnik asked about the noise levels in relation to the current noise levels. Also, he asked about the
volume of traffic, specifically about the gas price point. Mr. Fennel stated that the gas is not discounting,
the discount rate is due to the rewards program. The benefit of the fuel station is having total control of
the customer experience and rewarding the Mariano’s customers.
Mr. Kratz addressed the noise comments and environmental issues. He stated that gas stations are not
normally a noisy operation and not different from the parking lot. Generally, the sound coming from
streets is louder than the gas station operation. There will be no gas station TV, music or a PA system;
communication is available through a call button with the attendant.
Mr. Kratz also responded to the light concern, all the lights in the fuel center are in the canopy and
downward facing which prevents light shining straight ahead. Also, the addition of landscaping provides
some light shield as well.
As far as tanks/underground fuel system, Mariano’s strictly follows the State and EPA regulations. Kroger
does not want any environmental issues and are very cautious when moving forward with a fuel center.
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Mr. Lewis asked if the information would be available on the website. Planner Stytz stated that the plans
are available on the City’s website.
A motion was made by Board Member Saletnik , seconded by Board Member Veremis to approve with
the additional condition that the fuel center is open no more than one hour prior to the opening of the
store and closes no later than one hour after the store closing;
AYES: Saletnik, Veremis, Fowler, Hofherr, Szabo
NAYES: None
***MOTION CARRIES ***
This item will be heard on the December 21, 2020 City Council meeting.
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ADJOURNMENT
The next meeting is scheduled for December 8, 2020.
Chairman Szabo adjourned the meeting by voice vote at 8:22 p.m.
Sincerely,
Wendy Bednarz, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners