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06/08/2021 PZB Full Packet Community & Economic Development 1420 Miner Street, Des Plaines, IL 60016 P: 847.391.5392 | W: desplaines.org Planning and Zoning Board Agenda June 8, 2021 Room 102 – 7:00 P.M. Call to Order: Roll Call: Approval of Minutes: May 11, 2021 Public Comment: For matters that are not on the Agenda Old Business: None New Business: 1. Address: 69-79 Broadway Street Case Number: 21-009-CU The petitioner is requesting a Conditional Use under Section 12-7-3(K) of the 1998 Des Plaines Zoning Ordinance, as amended, to locate a Commercially Zoned Assembly Use at 69-79 Broadway Street in the C-3 zoning district, and approval of any other such variations, waivers, and zoning relief as may be necessary. PINs: 09-07-418-016-0000; -017; -018; -019 Petitioner: Steven Bonica, 732 W. Algonquin Road, Arlington Heights, IL 60005 Owner: Gerald J. Meyer, 108 W. Sunset Road, Mount Prospect, IL 60056 2. Address: 1418-1424 Wedgewood Avenue Case Number: 21-014-TPLAT-V The petitioner is requesting the following items: (i) a Tentative Plat of Subdivision under Section 13-2-2 of the Subdivision Regulations to split an existing lot into two new lots of record; (ii) a Standard Variation under Section 12-7-2(J) of the Des Plaines Zoning Ordinance, as amended, to allow a lot width of 50-feet where a minimum lot width of 55-feet is required in the R-1 zoning district; and the approval of any other such variations, waivers, and zoning relief as may be necessary. PIN: 09-19-405-009-0000 Petitioner: Daniel Beniek, Skycrest Homes, 26303 W. Merton Road, Barrington, IL 60010 Owner: Daniel Beniek, Skycrest Homes, 26303 W. Merton Road, Barrington, IL 60010 3. Addresses: 1316 Webford Avenue Case Number: 21-016-V The petitioner is requesting a Major Variation under Section 12-8-1(C) of the Des Plaines Zoning Ordinance, as amended, to allow for the installation of an 897-square foot detached garage where the maximum detached garage area is 720-square feet in the R-1 zoning district, and the approval of any other such variations, waivers, and zoning relief as may be necessary. PIN: 09-17-306-028-0000 Petitioner: Chris Colldock, 1316 Webford Avenue, Des Plaines, IL 60018 Owner: Chris Colldock, 1316 Webford Avenue, Des Plaines, IL 60018 Next Agenda –June 22, 2021 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 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 1 DES PLAINES PLANNING AND ZONING BOARD MEETING May 11, 2021 MINUTES As the City of Des Plaines continues to follow social distancing requirements and Governor Pritzker’s Restore Illinois Order, the Planning and Zoning Board Meeting on Tuesday, May 11, 2021 was held virtually, via Zoom, and in person in Room 101 of the Des Plaines Civic Center beginning at 7:00 p.m. ZONING BOARD Chairman Szabo called the meeting to order at 7:02 p.m. and read this evening’s cases. Roll call was established. PRESENT: Fowler, Hofherr, Saletnik, Veremis, Szabo ABSENT: Bader, Catalano ALSO PRESENT: Michael McMahon/Director/Community & Economic Development 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 Saletnik, to approve the minutes of March 23, 2021, as presented. AYES: Hofherr, Saletnik, Fowler, Veremis, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIED UNANIMOUSLY*** Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 2 OLD BUSINESS NEW BUSINESS 1. Address: 1011 E Touhy Ave Case Number: 21-007-CU Public Hearing The petitioner is requesting a Conditional Use Amendment under Section 12-8-5(G) of the 1998 Des Plaines Zoning Ordinance, as amended, to expand the existing commercial mobile radio service facility at the subject property in the C-2 zoning district, and approval of any other such variations, waivers, and zoning relief as may be necessary. PIN: 09-32-101-022-0000 Petitioner: Sheronica Chase, 10700 W. Higgins Road, Suite 240, Rosemont, IL 60018 Owner: Larry Goodman, ADM2, LLC, 999 E. Touhy Avenue, Suite 510, Des Plaines, IL 60018 Chairman Szabo swore in Sheronica Chase, petitioner for the case, via Zoom. Ms. Chase provided an overview of the request and explained that T-Mobile has existing equipment on the property, and the request is for a conditional use amendment to upgrade the current equipment. Ms. Chase stated that the new antennas are shorter than the current ones, and will not be visible from the street by the current screening. Chairman Szabo asked if the Board had any questions. Member Saletnik clarified that the antennas will be on the roof of the building at 1011 E Touhy, and not adding any additional height. Ms. Chase responded that the new equipment is in the same range, and there will be no change to visibility. Chairman Szabo asked if there were any questions or comments from the audience. There were no comments or questions. 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 a Conditional Use under Section 12-7-3(F)(3) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for an expansion of an existing Commercial Mobile Radio Service Facility Use in the C-2 zoning district. Analysis: Address: 1011 E. Touhy Avenue Owners: Larry Goodman, ADM, LLC, 999 E. Touhy Avenue, Suite 510, Des Plaines, IL 60018 Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 3 Petitioner: Sheronica Chase, T-Mobile, 10700 W. Higgins Road, Des Plaines, IL 60018 Case Number: 21-007-CU Real Estate Index Number: 09-32-101-022-0000; -023 Ward: #5, Alderman Carla Brookman Existing Zoning: C-2, Limited Office Commercial District Existing Land Use: Multi-Tenant Commercial Building Surrounding Zoning: North: C-2, Limited Office Commercial District South: M1, Limited Manufacturing/Business Park District (City of Chicago) East: C-2, Limited Office Commercial District West: M1, Limited Manufacturing/Business Park District (City of Chicago) Surrounding Land Use: North: Multi-tenant Office Building (Commercial) South: Business Park (Industrial) East: Hotel (Commercial) West: Business Park (Industrial) Street Classification: East Touhy Avenue is classified as a Principal Arterial and Lee Street is classified as a Minor Arterial. Comprehensive Plan: The Comprehensive Plan designates this site as Commercial. Project Description: __ The petitioner, Sheronica Chase on behalf of T-Mobile, has requested a Conditional Use Permit to expand an existing Commercial Mobile Radio Service Facility located on the roof of a multi-tenant office building at 1011 E. Touhy Avenue. The subject property is located within the C-2, Limited Office Commercial district and a roof-mounted Commercial Mobile Radio Service Facility is a conditional use with the C-2 zoning district. The subject property consists of two lots with a multi-tenant office building and a surface parking area as shown in the Plat of Survey. The subject property is located along East Touhy Avenue and Lee Street just north of the I-90 tollway. It is currently accessed by a service road off Lee Street with six curb cuts. Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 4 The existing Commercial Mobile Radio Service Facility was originally approved through Ordinance Z-9-99 for AT&T Wireless Services, Inc. to install three sectors, one on the northeast, southeast, and southwest corners of the roof, totaling twelve antennas on the roof of the existing office building. On December 6, 2000, a Conditional Use Amendment was approved through Ordinance Z-26-00 for Sprint PCS to allow for the installation of three sectors, one on the southeast corner and two on the northwest corners of the roof, totaling twelve new antennas. The current Commercial Mobile Radio Service Facilities are identified on the Site Plan (Attachment 5). The petitioner wishes to modify the existing Commercial Mobile Radio Service Facility by upgrading existing antennas and adding new equipment on the northwest and southeast antenna sectors roof of the office building based on the Antenna Details. Please see the Project Narrative for more details. The modification of the existing Commercial Mobile Radio Service Facility requires an amendment to the current Conditional Use for the property located in the C-2 zoning district pursuant to Section 12-8-5(G) of the Des Plaines Zoning Ordinance. Compliance with the Comprehensive Plan The proposed project, including the proposed the site improvements, address various goals and objectives of the 2019 Comprehensive Plan including the following aspects: • Future Land Use Plan: o This property is designated as Commercial on the Future Land Use Plan. The Future Land Use Plan strives to create a well-balanced development area with a healthy mixture of commercial uses. While the current use is commercial and the existing building contains multiple tenant spaces, the petitioner will work to enhance the coverage of the existing Commercial Mobile Radio Service Facility for the region and provide adequate screening of all antennas and related equipment to reduce any negative impacts. o The subject property is located along the defined Touhy Avenue commercial corridor with a multi-tenant office building to the north, commercial hotel to the east, and industrial business park and O’Hare Airport to the south. The subject property contains a multi- tenant building with a variety of different commercial uses and is located in between large, established commercial and industrial developments along Touhy Avenue and Lee Street. The request would assist in the improvement of existing communication facilities on site to improve coverage for users in the area. While the aforementioned aspects represent a small portion of the goals and strategies of the Comprehensive Plan, there is a large emphasis on improving existing utility and communication facilities throughout Des Plaines. Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 5 Conditional Use Findings: Conditional Use requests are subject to the standards set forth in Section 12-3- 4(E) of the 1998 City of Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has the following comments: A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning district involved: Comment: A roof-mounted Commercial Mobile Radio Service Facility is a Conditional Use in the C-2, Limited Office Commercial District. Please see the petitioner’s responses to Standards for Conditional Uses. B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan: Comment: The Comprehensive Plan strives to support the installation and improvement of communication, transportation, and utility facilities throughout the region. The proposal would provide necessary improvements to the existing Commercial Mobile Radio Service Facility to enhance coverage in the area and services to residents in the area. Please see the petitioner’s responses to Standards for Conditional Uses. C. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity: Comment: The existing Commercial Mobile Radio Service Facilities on the roof of the office building have been designed, constructed, operated, and maintained to be harmonious and appropriate in appearance with buildings on neighboring properties, as these types of facilities are located on buildings of similar size and appearance in Des Plaines. Additionally, these facilities have been screened to reduce the negative impact of the antennas and related equipment pursuant to design regulations in Section 12-8-5 of the Des Plaines Zoning Ordinance. Please see the petitioner’s responses to Standards for Conditional Uses. D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: The existing Commercial Mobile Radio Service Facility is not hazardous and does not currently disturb neighboring properties since the facilities are located on top of the building, are screened from view from the street, and are operated without personnel. Since these facilities are typically accessed only for regular maintenance, repairs, and upgrades of equipment, the operation of the facilities do not have adverse effects on neighboring uses. Please see the petitioner’s responses to Standards for Conditional Uses. E. The proposed Conditional Use is to be served adequately by essential public facilities and services, such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide adequately any such services: Comment: The existing Commercial Mobile Radio Service Facility is currently served by adequate public facilities and services as there are currently six entrances to the subject property off Lee Street. The proposal would not change the existing public facilities and services. Please see the petitioner’s responses Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 6 to Standards for Conditional Uses. F. The proposed Conditional Use does not create excessive additional requirements at public expense for public facilities and services and will not be detrimental to the economic well-being of the entire community: Comment: The existing Commercial Mobile Radio Service Facility does not create excessive additional requirements at the public’s expense, as it is installed on the existing building on the subject property and utilizes the same utilities and services already present on site. Please see the petitioner’s responses to Standards for Conditional Uses. G. The proposed Conditional Use does not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare by reason of excessive production of traffic, noise, smoke fumes, glare or odors: Comment: The existing Commercial Mobile Radio Service Facility is located on the roof of the existing multi-tenant office building and self-contained to minimize any excessive production of noise, smoke fumes, glare, and odors. These existing facilities do not have any impact on traffic of the existing site. Please see the petitioner’s responses to Standards for Conditional Uses. H. The proposed Conditional Use provides vehicular access to the property designed so that it does not create an interference with traffic on surrounding public thoroughfares: Comment: The existing Commercial Mobile Radio Service Facility does not have any impact of vehicular access to the subject property since the facilities are installed on the roof of the building. The proposal will not affect any existing vehicular access to the site. Please see the petitioner’s responses to Standards for Conditional Uses. I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance: Comment: The subject property is already developed with a multi-tenant office building and the existing Commercial Mobile Radio Service Facilities. Thus, the proposal will not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance. Please see the petitioner’s responses to Standards for Conditional Uses. J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: The existing Commercial Mobile Radio Service Facility complies with all additional regulations of the Zoning Ordinance. The proposal will also meet all other regulations in the Zoning Ordinance. Please see the petitioner’s responses to Standards for Conditional Uses. Recommendation: Staff recommends approval of the Conditional Use Permit for the modification of an existing Commercial Mobile Radio Service Facility at 1011 E. Touhy Avenue based on a review of the information presented by the applicant and the findings made above, as specified in Section 12-3-4(E) Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 7 (Standards for Conditional Uses) of the City of Des Plaines Zoning Ordinance with the condition that drawings may have to be amended to comply with all applicable codes and regulations. Planning and Zoning Board Procedure: Under Section 12-3-4(D) (Procedure for Review and Decision for Conditional Uses) of the Zoning Ordinance, the Planning and Zoning Board has the authority to recommend that the City Council approve, approve subject to conditions, or deny the above-mentioned conditional use amendment for the modification of an existing Commercial Mobile Radio Service Facility at 1011 E. Touhy Avenue. The City Council has final authority on the proposal. A motion was made by Board Member Hofherr, seconded by Board Member Saletnik, to recommend approval of the a Conditional Use Amendment under Section 12-8-5(G) of the 1998 Des Plaines Zoning Ordinance, as amended, to expand the existing commercial mobile radio service facility at the subject property in the C-2 zoning district, with the one condition, as presented: AYES: Hofherr, Saletnik, Fowler, Vermis, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIED UNANIMOUSLY*** Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 8 2. Address: 1628 Rand Rd Case Number: 21-008-CU Public Hearing T The petitioner is requesting a Conditional Use under Section 12-7-3(K) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a trade contractor use in the C-3 zoning district, and approval of any other such variations, waivers, and zoning relief as may be necessary. PIN: 09-16-104-022-0000 Petitioner: Art Investment, 2020 Berry Lane, Des Plaines, IL 60018 Owner: Elliott Kratz, 2401 North Janssen Avenue, Unit 301, Chicago, IL 60614 Chairman Szabo swore in Urszula Topolewick of 2020 Berry Lane, Des Plaines, IL 60018, representing the Petitioner. Ms. Topolewick provided an overview of the request; she stated the request is for a granite sales establishment, with a showroom, a warehouse, and a shop, which includes a space for cutting and polishing the granite. Ms. Topolewick stated that all of these actions would take place inside, on site. Chairman Szabo asked if there were any questions or concerns from neighbors. The Petitioner did not have any questions from neighbors and staff did not receive and comments from the Public Notice. Chairman Szabo asked if the Board had any questions. Member Veremis stated the location seems ideal for her type of business, Ms. Veremis asked about the status of the current parking lot. The Petitioner stated that the parking lot would be repaired, once the conditional use was approved. The Petitioner has a question regarding a fence that will be addressed at the building permit level. Chairman Szabo went over the conditions of the request. The conditions are as follows: 1. The petitioner shall revise the Site Plan/Floor Plan to include landscape details in conformance with Section 12-10 of the Zoning Ordinance within 60 days of City Council approval. 2. That an eight foot tall wood privacy fence is installed along the north property line in conformance with Section 12-8-2 of the Zoning Ordinance within 60 days of City Council approval. 3. No vehicles or materials shall be stored within the required drive aisles or customer parking spaces at any time. 4. No outside storage of raw materials or fabricated goods permitted on site. Chairman Szabo asked if were any questions or concerns form the public. There were no questions. Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 9 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 a Conditional Use under Section 12-7-3(K)(3) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a Trade Contractor use in the C-3 zoning district at 1628 Rand Road. Analysis: Address: 1628 Rand Road Owners: Elliott Katz, 2401 N. Janssen Avenue, Unit 301, Chicago, IL 60018 Petitioner: Peter Topolewick, 2020 Berry Lane, Des Plaines, IL 60018 Case Number: 21-008-CU Real Estate Index Number: 09-16-104-022-0000 Ward: #1, Alderman Mark A. Lysakowski Existing Zoning: C-3, General Commercial District Existing Land Use: Vacant Building Surrounding Zoning: North: R-1, Single Family Residential District South: C-3, General Commercial District East: C-1, Neighborhood Shopping District West: C-3, General Commercial District Surrounding Land Use: North: Single Family Residences South: Columbus Foods & Liquors (Commercial) East: Apartment Building (Residential) West: Our Lady of Fatima Center (Commercial) Street Classification: Rand Road is classified as a Minor Arterial road and Grove Avenue is classified as a Local street. Comprehensive Plan: The Comprehensive Plan designates this site as Commercial. Project Description: The petitioner, Peter Topolewick, owner and operator of House of Granite and Marble Co., has requested a Conditional Use Permit to for a Trade Contractor use, at 1628 Rand Road. The subject property is located within the C-3, General Commercial district and a Trade Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 10 Contractor is a conditional use in the C-3 zoning district. The subject property contains a single-tenant building with an off-street surface parking area on the west side of the property and on-street parking area along Grove Avenue on the east side of the property as shown in the Plat of Survey. The subject property is located along Rand Road at the northwest corner of the Rand Road/Grove Lane intersection. The subject property is currently accessed by three curb cuts, two off Rand Road and one off Grove Lane. The existing one-story, 14,604-square foot building consists with a front customer entrance in the front and a separate shop area in the rear. The petitioner wishes to utilize the front portion of the building as an office/showroom area and the rear portions of the building as a material warehouse and fabrication room based on the Site Plan/Floor Plan. The petitioner’s proposal does not include any changes to the building. However, the petitioner does plan to add landscaping in front of the building and along Rand Road. Staff has added a condition that the Landscape Plan will be updated to provide landscape details proposed for the subject property. The dumpster for this suite will be stored in the northwest corner of the site in compliance with Section 12-10-11 of the Des Plaines Zoning Ordinance. The proposed Floor Plan includes a 2,000-square foot office/showroom space and 12,604-square foot warehouse space. The following parking regulations apply to this request pursuant to Section 12-9-7 of the Des Plaines zoning Ordinance: • One parking space for every 250 square feet of gross floor area for office spaces; and • One parking space for every 1,500 square feet of gross floor area for warehouse space. Thus, a total of 17 off-street parking spaces are required including one handicap accessible parking space (2,000-square feet of office space / 2500-square feet; and 12,604-square feet / 1,500-square feet = 17 parking spaces). The Site Plan/floor Plan proposes 17 total parking spaces on the property, including a handicap accessible space, which meets this requirement. House of Granite and Marble Co will be open on Monday through Saturday from 8:30 pm to 6:00 pm. The warehouse portion of the building will be open Monday through Saturday from 7:15 am to 6 pm. Their services will include the sale, fabrication, and installation of stone, granite, quartz, kitchen cabinets, sinks, faucets, counter tops, vanities, and shower glass. A maximum of twelve employees will be on site at a given time. Please see the Project Narrative (Attachment 1) for more details. Compliance with the Comprehensive Plan The proposed project, including the proposed the site improvements, address various goals and objectives of the 2019 Comprehensive Plan including the following aspects: Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 11 Future Land Use Plan: o This property is designated as Commercial on the Future Land Use Plan. The Future Land Use Plan strives to create a well-balanced development area with a healthy mixture of commercial uses. While the current use is commercial, the petitioner will work to enhance the subject property by renovating the existing building and installing landscaping along Rand Road and the front of the building. All activities and items stored will be inside to reduce any negative impacts. o The subject property is located along the defined Rand Road commercial corridor with single-family residences to the north, multi-family residences to the east, and commercial development to the south and the west. The subject property contains a single-tenant building located in between established commercial developments along Rand Road. The request would assist in the retention of a new commercial business at this location and provide additional retail goods and services for the residents of Des Plaines. • Landscaping and Screening: o The Comprehensive Plan seeks to encourage and actively pursue beautification opportunities and efforts, including the installation of landscaping, street furniture, lighting, and other amenities, to establish a more attractive shopping environment and achieve stronger corridor identity in Des Plaines. o The existing site does not contain landscaping. However, the proposal seeks to add perimeter parking lot landscaping along Rand Road and foundation landscaping along the building where applicable to improve the aesthetics of the site. While the aforementioned aspects represent a small portion of the goals and strategies of the Comprehensive Plan, there is a large emphasis on improving existing commercial developments and enhancing commercial corridors throughout Des Plaines. Conditional Use Findings: Conditional Use requests are subject to the standards set forth in Section 12- 3-4(E) of the 1998 City of Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has the following comments: A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning district involved: Comment: The proposed use is classified as a Trade Contractor use. A Trade Contractor is a Conditional Use in the C-3 zoning district. Please see the petitioner’s responses to Standards for Conditional Uses. B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan: Comment: The proposed Trade Contractor use assists in providing a service-oriented use that primarily serve day-to-day needs of local residents by increasing commercial opportunities for residents in Des Plaines. Additionally, the subject property is located near the Mannheim Road commercial corridor, Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 12 which is identified as a major corridor in Des Plaines. Please see the petitioner’s responses to Standards for Conditional Uses. C. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity: Comment: The proposed Trade Contractor use is designed, constructed, operated, and maintained to be harmonious and appropriate in appearance to surrounding commercial uses as the new business will transform the existing vacant building into a new commercial use. The proposal includes enhancements to the site as a whole including an interior building remodel, the addition of landscaping, and improvements to the parking area. Please see the petitioner’s responses to Standards for Conditional Uses. D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: The proposed Trade Contractor use will be not hazardous or distributing to neighboring uses as all activities, including the fabrication of materials, will take place inside the building. The proposal will include landscaping and screening to minimize the impact of the proposed use on neighboring residences to the north and east. Please see the petitioner’s responses to Standards for Conditional Uses. E. The proposed Conditional Use is to be served adequately by essential public facilities and services, such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide adequately any such services: Comment: The subject property is served adequately by essential public facilities and services since it is currently accessible by two streets and three total curb cuts as well as necessary public utilities. The proposed Trade Contractor use will not affect the existing public facilities and services for this property. Please see the petitioner’s responses to Standards for Conditional Uses. H. The proposed Conditional Use does not create excessive additional requirements at public expense for public facilities and services and will not be detrimental to the economic well-being of the entire community: Comment: The proposed Trade Contractor use will not create excessive additional requirements at the public expense and will not be detrimental to economic well-being of the community as it will transform a vacant building into a new asset for the City of Des Plaines and can help improve the local economy. Please see the petitioner’s responses to Standards for Conditional Uses. I. The proposed Conditional Use does not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare by reason of excessive production of traffic, noise, smoke fumes, glare or odors: Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 13 Comment: The proposed Trade Contractor use will include the fabrication of materials on site. However, all activities will take place inside the building and appropriate screening will be provided to minimize any excessive production of noise, smoke fumes, glare, or odors. The site will be enhanced to avoid any negative impacts to traffic in the area and ingress/egress of the site. Please see the petitioner’s responses to Standards for Conditional Uses. H. The proposed Conditional Use provides vehicular access to the property designed so that it does not create an interference with traffic on surrounding public thoroughfares: Comment: The subject property does not create interference with traffic in the area with the existing access points and configuration. The proposed Trade Contractor use does not intend to alter these access points or the overall configuration of the site. Please see the petitioner’s responses to Standards for Conditional Uses. J. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance: Comment: The subject property is currently developed and improved with a building and surface parking area. The proposed Trade Contractor use will not lead to the loss or damage of natural, scenic, or historic features of major importance on this property. Please see the petitioner’s responses to Standards for Conditional Uses. K. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: The proposed Trade Contractor use will comply with all additional regulations of the zoning Ordinance. Please see the petitioner’s responses to Standards for Conditional Uses. Recommendation: Staff recommends approval of the Conditional Use Permit for a Trade Contractor use at 1628 Rand Road based on a review of the information presented by the applicant and the findings made above, as specified in Section 12-3-4(E) (Standards for Conditional Uses) of the City of Des Plaines Zoning Ordinance with the following conditions: 1. The petitioner shall revise the Site Plan/Floor Plan to include landscape details in conformance with Section 12-10 of the Zoning Ordinance within 60 days of City Council approval. 2. That an eight foot tall wood privacy fence is installed along the north property line in conformance with Section 12-8-2 of the Zoning Ordinance within 60 days of City Council approval. 3. No vehicles or materials shall be stored within the required drive aisles or customer parking spaces at any time. 4. No outside storage of raw materials or fabricated goods permitted on site. Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 14 Planning and Zoning Board Procedure: Under Section 12-3-4(D) (Procedure for Review and Decision for Conditional Uses) of the Zoning Ordinance, the Planning and Zoning Board has the authority to recommend that the City Council approve, approve subject to conditions, or deny the above-mentioned conditional use for a Trade Contractor use at 1628 Rand Road. The City Council has final authority on the proposal. A motion was made by Board Member Fowler, seconded by Board Member Hofherr, to recommend approval of a Conditional Use under Section 12-7-3(K)(3) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a Trade Contractor use in the C-3 zoning district at 1628 Rand Road, with the four conditions, as presented: AYES: Fowler, Hofherr, Saletnik, Veremis, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIED UNANIMOUSLY*** Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 15 3. Address: 510 & 518 Metropolitan Way, 1440-1472 Market Street, and 1506-1524 Market Street Case Number: 21-012-FPLAT-PUD-A Public Hearing The petitioner is requesting the following items: (i) a Final Plat of Subdivision under Section 13-2-5 of the Subdivision Regulations to resubdivide a portion of the existing Metropolitan Square Planned Unit Development (PUD) into three lots; and (ii) an amendment to an existing PUD pursuant to Section 12-3-5 of the Des Plaines Zoning Ordinance, as amended, and the approval of any other such variations, waivers, and zoning relief as may be necessary. PINs: 09-17-411-015-0000; 09-17-411-016-0000; 09-17-414-021-0000 Petitioner: T Metro Square IL, LLC, 16600 Dallas Parkway, Suite 300, Dallas, TX 75248 Owner: T Metro Square IL, LLC, 16600 Dallas Parkway, Suite 300, Dallas, TX 75248 Chairman Szabo swore in the following individuals via Zoom: Steve Bauer, attorney for applicant of 300 S. Wacker Dr. Suite 3500, Chicago, IL and Dan Joyce, property manager for Metropolitan Square, via Zoom. Mr. Bauer stated this item is a housekeeping matter for the final plat of subdivision and final plat. Mr. Bauer went over the plat and the plan to subdivide the property into three lots. Mr. Bauer stated that the shopping center will act and maintain the same; nothing changes to the property besides creating lots. Mr. Bauer stated that he reviewed the staff report with the one condition that revisions may be required based on additional review, Mr. McMahon stated that any changes needed to the plat typically happen when the plat is to be recorded, the ordinance will a provision for any adjustments to the plat needed for technical matters. Chairman Szabo asked if there were any questions from the Board. Member Fowler inquired about 636 River and if it was included in the subdivision. Mr. Bauer stated that the building is not owner by T Metro Square IL LLC and not part of the property. Member Veremis asked if the subdivision would help to populate the empty storefronts, Mr. Bauer stated that this change is net neutral and would not harm or help the property. 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 a Planned Unit Development Amendment under Section 12-3-5(G) of the Des Plaines Zoning Ordinance, and a Final Plat of Subdivision under Section 13-2 of Subdivision Regulations of the City of Des Plaines Municipal Code, to re-subdivide the Metropolitan Square Planned Unit Development. Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 16 Analysis: Address: 510 & 518 Metropolitan Way, 1440-1472 Market Street, and 1506-1524 Market Street Owners: T Metro Square IL, LLC, 16600 Dallas Parkway, Suite 300, Dallas, TX 75248 Petitioner: T Metro Square IL, LLC, 16600 Dallas Parkway, Suite 300, Dallas, TX 75248 Case Number: 21-012-FPLAT-PUD-A Real Estate Index Numbers: 09-17-411-015-0000; 09-17-411-016-0000; 09-17-414-021-0000 Ward: #1, Alderman Mark Lysakowski Existing Zoning: C-5, Central Business District Existing Land Use: Commercial Surrounding Zoning: North: C-3, General Commercial District South: C-5, Central Business District East: R-4, Central Core Residential District/C-5, Central Business District West: R-4, Central Core Residential District/C-3 General Commercial District Surrounding Land Use: North: Commercial South: Commercial East: Commercial; Multi-Family Residential West: Commercial; Multi-Family Residential Street Classification: Lee Street is classified as an Other Principal Arterial, River Road is classified as a Minor Arterial, and Perry Street is classified as a Local Street. Comprehensive Plan: The Comprehensive Plan designates the site as Higher Density Urban Mix with Residential. Final Planned Unit Development Project Description: The petitioner, T-Metro Square IL, LLC, has requested the following items: (i) a Final Plat of Subdivision to consolidate Lot A in Metropolitan Square Phase 1 with a portion of Lot E in Metropolitan Square Phase 1A, resubdivide Lot A into Lots 1 and 3, and designate a portion of said Lot E as Lot 2; and (ii) amend the existing Planned Unit Development (PUD) for Metropolitan Square to depict the new lot lines. The addresses included in this request are 510 and 518 Metropolitan Way, 1440-1472 Market Street, and 1506-1524 Market Street, which are all located within the C-5, Central Business district. Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 17 The Metropolitan Square development began on July 21, 2003 through the approval of Resolution R-89- 03, which authorized the execution of the “Redevelopment Agreement” between TDC & JFA Des Plaines, LLC and the City of Des Plaines for the Downtown Redevelopment Project. On April 21, 2004, Ordinances Z-14-04 and Z-15-04 were passed allowing a map amendment from C-3 to C-5 and final approval for a Planned Unit Development for the Downtown Redevelopment Project—referred to as the Metropolitan Square Downtown Redevelopment—respectively (Case #03-42-PUD-A). On July 12, 2004, Ordinance Z- 30-04 was passed granting a conditional use for a Localized Alternative Sign Regulation (LASR) within a C-3 and C-5 zoning district at 551 Lee Street (Case #04-10-CU-LASR). The Jefferson Street right-of-way, Park Place right-of-way, and certain portions of alleys were vacated through the approval of Ordinance M-21-05 on May 2, 2005. Resolution R-13-06 was approved on February 6, 2006 authorizing the execution of the first amendment to the “Redevelopment Agreement” and granting the map amendment request from C-3 to C-5 zoning. The proposed requests constitute a major change to the existing PUD pursuant to Section 12-3-5(G) requiring a PUD amendment. The subject properties included in this request consist of 3.46 acres in size, which are currently improved with a grocery store, two multi-unit shopping center buildings, a bank, and a multiple surface parking areas as shown in the Plat of Survey (Attachment 4). The subject properties abut Lee Street, Perry Street, River Road, and Market Street and are currently accessed by multiple curb- cuts on Perry Street and River Road. The proposal intends to provide a separate lot for the bank property and designate a portion of Lot E, which includes the existing Metropolitan Square multi-tenant pole sign, as Lot A. However, the petitioner does not propose to change the size of the existing PUD. Final Plat of Subdivision Project Description The petitioner has submitted a revised Final Plat of Subdivision in order to re-subdivide the existing lots into three lots to reflect the change in scope for the redevelopment of this property. The proposed new lot configuration is below: Final Plat of Subdivision - Lot Matrix Proposed Lot Number Proposed/Existing Use Proposed Land Area Proposed Acreage Lot 1 Existing Shopping Center & Grocery Store 140,239 SF 3.219 Lot 2 Multi-tenant Pole Sign 177 SF 0.004 Lot 3 Existing Bank 13,115 SF 0.301 A description of each proposed lot is as follows: Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 18 Lot 1 – The existing Lot A including the existing shopping center buildings and grocery store will be extended into include a portion of Lot E, which contains an existing multi-tenant pole sign. Lot 2 – This lot encompasses the existing multi-tenant pole sign. Lot 3 – This lot encompasses the existing bank building. Compliance with the Comprehensive Plan There are several parts of the newly adopted 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 land uses. The Future Land Use Plan strives to create a well-balanced development area with a healthy mixture of commercial and residential uses in the Downtown area. The current use is commercial and the petitioner proposes to retain the existing high density commercial development located on the subject properties. The proposed resubdivision will help clean-up the existing PUD by creating specific lots for the bank building and multi-tenant pole sign. o The subject property is located in downtown Des Plaines along the defined Lee Street and River Road commercial corridors with high density commercial and residential development. The request would assist in better defining different uses within the existing PUD and retention of existing commercial businesses and residences at this location. While the aforementioned bullet points are only a small portion of the Comprehensive Plan, there is a large emphasis on developing and enhancing our commercial corridors and mixed use developments. The applicant is proposing to resubdivide the existing PUD to improve the design and function of the existing uses in downtown Des Plaines. Planned Unit Development (PUD) Findings As required, the proposed development is reviewed in terms of the findings contained in Section 3-5-5 of the Zoning Ordinance. In reviewing these standards, staff has the following comments: 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-5 zoning district. The existing PUD meets the stated purpose of the PUD. Additionally, the proposed resubdivision 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: Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 19 Comment: The existing PUD 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 existing PUD is in-line with the intent of a PUD as it contains higher density development and a Localized Alternative Sign Regulation for multiple building and freestanding signage. Aside from this, all other aspects of the revised development proposal comply with the Zoning Ordinance. 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 development. The petitioner is not proposing any changes to existing access points or circulation of the subject properties. 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 existing PUD complements existing development to the east, west and south as all surrounding properties, are built up with higher density commercial and residential development. Additionally, the existing PUD includes aspects that reduce any impact on the nearby properties as all elements will have to comply with the Des Plaines Subdivision and Zoning Ordinances, which will not change with the proposed resubdivision and PUD amendment request. 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 existing PUD contributes to an improved physical appearance within the City by providing several commercial services and residential uses for residents in Des Plaines, which contributes positively to the tax base and economic well-being of the community. The proposed resubdivision and PUD amendment request will not change the impact that the Metropolitan Square PUD has on the Downtown area and the City of Des Plaines as a whole. 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. Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 20 Recommendation: I recommend approval of Final Plat of Subdivision pursuant to 13-2 of the Des Plaines Subdivision Ordinance to resubdivide the existing PUD into three lots of record and amend the existing PUD in the C-5 zoning district at 510 & 518 Metropolitan Way, 1440-1472 Market Street, and 1506-1524 Market Street with the condition that drawings may have to be amended to comply with all applicable codes and regulations. Planning and Zoning Board Procedure: Under Section 13-2-7 (Approval of Final Plat By Planning and Zoning Board) of the Subdivision Ordinance and Section 12-3-5(D)(5) (Approval of Final Plat for Planned Unit Developments), the Planning and Zoning Board has the authority to recommend that the City Council approve, approve subject to conditions, or deny the above-mentioned Final Plat of Subdivision and PUD amendment requests for the Metropolitan Square PUD. The City Council has final authority over the proposal. A motion was made by Board Member Saletnik, seconded by Board Member Veremis to approve the (i) a Final Plat of Subdivision under Section 13-2-5 of the Subdivision Regulations to resubdivide a portion of the existing Metropolitan Square Planned Unit Development (PUD) into three lots; and (ii) an amendment to an existing PUD pursuant to Section 12-3-5 of the Des Plaines Zoning Ordinance, with the one condition, as presented. AYES: Saletnik, Veremis, Fowler, Hofherr, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIES *** Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 21 4. Addresses: 1470-1476 Miner Street Case Number: 21-013-CU Public Hearing The petitioner is requesting a Conditional Use under Section 12-7-3(K) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a commercially-zoned assembly use for a theatre in the C-5 zoning district, and approval of any other such variations, waivers, and zoning relief as may be necessary. PIN: 09-17-415-010-0000 Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016 Owner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016 Chairman Szabo swore in Director Michael McMahon, City of Des Plaines, who provided an overview of the request and staff report. Mr. McMahon stated that the request was for an assembly use (theater) in a commercially zone property. Mr. McMahon stated that the theater has been dark for approximately ten years and the City has been working throughout the past few years to get the theater up and running. City work on the theater should be completed in June, the property will then be turned over to Mr. Ron Onesti for additional buildout. Optimistically, the theater should receive occupancy in August along with the state of Illinois entering Phase 5 of the Restoration Plan. Mr. McMahon stated that the theater would meet the parking requirements with a mix of off-street parking, the Metropolitan Square parking garage and the new Municipal parking garage. Member Hofherr inquired about the number of employees, Mr. McMahon stated that Mr. Onesti expects as many as 50 employees, including kitchen staff, front of house, valet, theater employees, etc. Member Hofherr inquired about the showing of movies, Mr. McMahon stated that the original plan was to install a roll down screen to view films, however, he was unsure if that was still part of the current construction plans. Member Fowler asked about elevators. Mr. McMahon stated that elevators were installed from the kitchen (basement) to the second floor, an additional dumbwaiter was also installed for the ease of food transport. Chairman Szabo inquired about the Municipal parking garage, Mr. McMahon stated the garage will have public parking after a certain time of day (5:00 pm or 6:00 pm). Police vehicles will have secured access and underground parking. Member Veremis asked if booking for the theater has started. Mr. McMahon stated that booking for the theater has not begun and will be handled by Mr. Onesti. Mr. Onesti was originally a consultant for the City, but will also be managing the theater and booking through his contacts. Member Saletnik wanted to congratulate the City on a job well done. Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 22 Issue: The petitioner is requesting a Conditional Use under Section 12-7-3(K)(3) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a Commercially Zoned Assembly use in the C-5 zoning district at 1470-1476 Miner Street. Analysis: Address: 1470-1476 Miner Street Owners: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60018 Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60018 Case Number: 21-013-CU Real Estate Index Number: 09-17-415-010-0000 Ward: #1, Alderman Mark A. Lysakowski Existing Zoning: C-5, Central Business District Existing Land Use: Des Plaines Theater Surrounding Zoning: North: C-5, Central Business District South: C-5, Central Business District East: C-5, Central Business District West: C-5, Central Business District Surrounding Land Use: North: Metropolitan Square (Commercial) South: Retail Store/Cleaners/Physical Therapy Office (Commercial) East: Law Office (Commercial) West: Bakery/Insurance Agency/Salon (Commercial) Street Classification: Miner Street is classified as a Minor Arterial and Lee Street is classified as an Other Principal Arterial. Comprehensive Plan: The Comprehensive Plan designates this site as Higher Density Urban Mix with Residential. Project Description: __ The petitioner, City of Des Plaines, has requested a Conditional Use Permit to operate a Commercially Zoned Assembly use, Des Plaines Theater, at 1470-1476 Miner Street. The subject property is located within the C-5, Central Business district and a Commercially Zoned Assembly use is a conditional use in the C-5 zoning district. The subject Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 23 property contains a two-story building with on-street parking in the front, accessory parking area at the rear, and access to additional off-street covered parking in the Metropolitan Square garage located north of the subject property as shown in the Plat of Survey. The subject property is located along Miner Street at the northeast corner of the Miner Street/Lee Street intersection. The subject property is located in Downtown Des Plaines and is currently accessed via on-street parking along Miner Street and via the alley located behind the subject property. The existing two-story, 14,214-square foot building consists of a front entry area, multi-level theater seating area, and multiple restrooms. The petitioner has completely remodeled the interior of the existing building to renovate the multi-level theater area, add a restaurant, and add a bar area on the second story based on the Floor Plan. The petitioner’s proposal does not include any changes to the outside of the building with the exception of tuck-pointing and the refurbishment of the existing marquee sign. The dumpster for this suite will be stored inside the building except trash collection days. The Des Plaines Theater will be open on Monday through Sunday from 11 am to 2 am. A maximum of 50 employees will be on site at a given time. Please see the Project Narrative for more details. The proposed Floor Plan for the two-story building is as follows: • First Floor includes the 712–seat main theater area, an 814- square foot, 62-seat dining area with bar, a 560-square foot lobby area, 488-square foot lounge/waiting area, and restrooms; and • Second floor includes a 1,682-square foot, 112-seat dining area with bar, upper level theater seating area, and restrooms. The following parking regulations apply to this request pursuant to Section 12-9-7 of the Des Plaines zoning Ordinance: • One parking space for every five seats in the main auditorium, sanctuary, nave, or similar place of assembly and other rooms which are to be occupied simultaneously; and • One parking space for every 100-square feet of net floor area, or one space for every four seats, whichever is greater, plus space for every three employees for restaurants. Thus, a total of 199 off-street parking spaces are required including six handicap accessible parking spaces. The existing building will utilize the available public parking in the Metropolitan Square Garage to meet all parking requirements. Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 24 Compliance with the Comprehensive Plan The proposed project, including the proposed the site improvements, address various goals and objectives of the 2019 Comprehensive Plan including the following aspects: • Future Land Use Plan: o This property is designated as Higher Density Urban Mix with Residential on the Future Land Use Plan. The Future Land Use Plan strives to create a well-balanced development area with a healthy mixture of commercial and residential uses. While the current use is commercial, the petitioner has enhanced the subject property by renovating the existing building to make it an asset in the Downtown Area and City of Des Plaines as a whole. o The subject property is located along the defined Miner Street corridor in downtown Des Plaines surrounded by higher density commercial and residential development. The request would transform the existing Des Plaines Theater into a prime destination and assist in promoting a vibrant entertainment and restaurant district in the Downtown area. While the aforementioned aspects represent a small portion of the goals and strategies of the Comprehensive Plan, there is a large emphasis on improving existing commercial developments and enhancing commercial corridors throughout Des Plaines. Conditional Use Findings: Conditional Use requests are subject to the standards set forth in Section 12-3- 4(E) of the 1998 City of Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has the following comments: A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning district involved: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. C. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. E. The proposed Conditional Use is to be served adequately by essential public facilities and services, such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 25 adequately any such services: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. L. The proposed Conditional Use does not create excessive additional requirements at public expense for public facilities and services and will not be detrimental to the economic well-being of the entire community: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. M. The proposed Conditional Use does not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare by reason of excessive production of traffic, noise, smoke fumes, glare or odors: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. H. The proposed Conditional Use provides vehicular access to the property designed so that it does not create an interference with traffic on surrounding public thoroughfares: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. Recommendation: Staff recommends approval of the Conditional Use Permit for a Commercially Zoned Assembly use at 1470-1476 Miner Street based on a review of the information presented by the applicant and the findings made above, as specified in Section 12-3-4(E) (Standards for Conditional Uses) of the City of Des Plaines Zoning Ordinance. Planning and Zoning Board Procedure: Under Section 12-3-4(D) (Procedure for Review and Decision for Conditional Uses) of the Zoning Ordinance, the Planning and Zoning Board has the authority to recommend that the City Council approve, approve subject to conditions, or deny the above-mentioned conditional use for a Commercially Zoned Assembly use at 1470-1476 Miner Street. The City Council has final authority on the proposal. Case 21-007-CU 1011 E Touhy Ave Conditional Use Case 21-008-CU 1628 Rand Rd Conditional Use Case 21-012-FPLAT-PUD-A Various Addresses Final Plat of Subdivision/PUD Amendment Case 21-013-CU 1470-1476 Miner St Conditional Use May 11, 2021 Page 26 A motion was made by Board Member Veremis, seconded by Board Member Fowler, to approve a Conditional Use under Section 12-7-3(K) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a commercially-zoned assembly use for a theatre in the C-5 zoning district, as presented. AYES: Veremis, Fowler, Hofherr, Saletnik, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIES *** ADJOURNMENT The next scheduled Planning & Zoning Board meeting is Tuesday, May 25, 2021. Chairman Szabo adjourned the meeting by voice vote at 7:51 p.m. Sincerely, Wendy Bednarz, Recording Secretary cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: May 27, 2021 To: Planning and Zoning Board From: Jonathan Stytz, Planner Cc: Michael McMahon, Community & Economic Development Director Subject: Consideration of Conditional Use for a Commercially Zoned Assembly Use at 69-79 Broadway Street, Case #21-009-CU (7th Ward) Issue: The petitioner is requesting a Conditional Use under Section 12-7-3(K)(3) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a Commercially Zoned Assembly use in the C-3 zoning district at 69-79 Broadway Street. Analysis: Address: 69-79 Broadway Street Owners: Steven Bonica, 732 W. Algonquin Road, Arlington Heights, IL 60005 Petitioner: Harriet Denisewicz, Chicago Title Land Trust Company, 10 S. LaSalle Street, Suite 2750, Chicago, IL 60604 Case Number: 21-009-CU Real Estate Index Numbers: 09-07-418-016-0000; -017; -018; -019 Ward: #7, Alderman Patsy Smith Existing Zoning: C-3, General Commercial District Existing Land Use: Vacant Building Surrounding Zoning: North: C-3, General Commercial District South: C-3, General Commercial District East: R-1, Single Family Residential District West: C-3, General Commercial District MEMORANDUM Page 1 of 22 Surrounding Land Use: North: Vacant Building South: Multi-Unit Residential Building East: Single Family Residences West: Electrician (Commercial)/Vacant Building Street Classification: Broadway Street is classified as a Local Street. Comprehensive Plan: The Comprehensive Plan designates this site as Higher Density Urban Mix with Residential. Project Description: The petitioner, Steven Bonica, has requested a Conditional Use Permit to operate a Community Center, Romanian Heritage Center NFP, at 69-79 Broadway Street. A community center is classified as a Commercially Zoned Assembly use, which is a conditional use in the C-3, General Commercial District. The subject properties are located within the C-3 zoning district, along Broadway Street between Cumberland Circle and the Cumberland Metra Station. The four subject properties contain a multi-unit, one-story building spanning all four lots, each with a separate PIN, with on-street parking in the front and a small accessory parking area at the rear as shown in the Plat of Survey for 69-73 Broadway Street (Attachment 4), the Plat of Survey for 75-79 Broadway Street (Attachment 5), and the following table. Address PIN Zoning District 69 Broadway Street 09-07-418-019-0000 C-3, General Commercial 73 Broadway Street 09-07-418-018-0000 C-3, General Commercial 75 Broadway Street 09-07-418-017-0000 C-3, General Commercial 79 Broadway Street 09-07-418-016-0000 C-3, General Commercial The petitioner plans to completely remodel the interior of the existing building to locate a library/multi-purpose room, office areas, inaccessible Romanian heritage exhibit areas, conference room, kitchen area, restrooms, and storage areas based on the Floor Plan (Attachment 7). The petitioner’s proposal does not include any changes to the outside of the building with the exception of new landscaping and signage at the front of the building. The dumpster for this suite will be stored inside the building except on trash collection days. The Romanian Heritage Center NFP will be open on Monday through Friday from 8 am to 7 pm as a research and tutoring center, as denoted in the Proposed Activities, Programs, and Parking Plan (Attachment 8) and the Proposed Schedule of Activities (Attachment 9). A maximum of two to three employees will be on site at a given time hosting a maximum of eight to ten sessions throughout the week with up to twelve students per session. This location will host evening meetings for the Board of Directors and Leadership Advisory Council with up to 20 people and various events once or twice a month. The proposed events include fellowship groups, commemorative and cultural events, exhibitions, concerts, community meetings, conferences, and seminars that are coordinated with the nearby Romanian Baptist Church of Chicago located at 484 E. Northwest Highway. See the Project Narrative (Attachment 1) for more details. Page 2 of 22 The following parking regulations apply to this request pursuant to Section 12- 9-7 of the Des Plaines zoning Ordinance: • One parking space for 200-square feet of gross activity area for community centers, banquet halls, and membership organizations; and • One parking space for every 250-square feet of gross floor area for office areas. Thus, a total of 19 off-street parking spaces are required including one handicap accessible parking space. The Site Plan (Attachment 6) shows the proposed parking area at the rear of the building, which is designed to accommodate 13 parking spaces and one handicap parking on the subject property. The petitioner intends to utilize a portion of the parking lot at the nearby Romanian Baptist Church of Chicago located at 484 E. Northwest Highway to accommodate the remaining required spaces and for monthly or bimonthly events. The proposal also includes the utilization of a valet service to address parking concerns, especially during events where 50-100 patrons could be in attendance. Staff has added a condition that the petitioner must obtain, execute, and submit a collective parking agreement with the nearby Romanian Baptist Church to staff to address all parking requirements pursuant to Sections 12-9-3 and 12-9-7 of the Des Plaines Zoning Ordinance. Compliance with the Comprehensive Plan The proposed project, including the proposed site improvements, addresses various goals and objectives of the 2019 Comprehensive Plan including the following aspects: • Future Land Use Plan: o This property is designated as Higher Density Urban Mix with Residential on the Future Land Use Plan. The Future Land Use Plan strives to create a well-balanced development area with a healthy mixture of commercial and residential uses. While the proposed use does not have a retail component, the petitioner will enhance the subject property by renovating the existing vacant building to make it an asset in the City of Des Plaines as a whole. o The subject property is located along Broadway Street near the defined Northwest Highway and Golf Road commercial corridors in Des Plaines surrounded by commercial and residential development. The request would transform the existing vacant building into a community center that could help bridge the gap between the residences and commercial development in this area and bring benefits to the community as a whole. While the aforementioned aspects represent a small portion of the goals and strategies of the Comprehensive Plan, there is a large emphasis on improving existing commercial developments throughout Des Plaines. Conditional Use Findings: Conditional Use requests are subject to the standards set forth in Section 12-3- 4(E) of the 1998 City of Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has the following comments: A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning district involved: Comment: The proposed community center is classified as a Commercially Zoned Assembly use. A Commercially Zoned Assembly use is a conditional use in the C-3 zoning district. Please see the petitioner’s responses to Standards for Conditional Uses. Page 3 of 22 B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan: Comment: The proposed community center repurposes an existing vacant building, which helps to achieve the goal of the Comprehensive Plan to foster and improve commercial developments. This proposal can also provide another asset to the community through the promotion of cultural diversity, which the Comprehensive Plan strives to preserve and foster. Please see the petitioner’s responses to Standards for Conditional Uses. C. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity: Comment: The proposed community center will not redevelop the existing vacant building in a way that would not be harmonious and appropriate in appearance to surrounding development since the petitioner does not plan to alter the building’s exterior. Instead, the proposal includes additional landscaping in front of the building and parking area improvements at its rear to improve the aesthetic appearance of the property. Please see the petitioner’s responses to Standards for Conditional Uses. D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: The proposed community center will not be hazardous or disturbing to the existing neighborhood uses since all of its operations will take place inside the building. The petitioner has proposed off-street parking spaces at the rear of the building and will provide a collective parking agreement with the nearby Romanian Baptist Church to utilize a portion of their parking spaces to meet parking standards and handle any overflow parking during events. Please see the petitioner’s responses to Standards for Conditional Uses. E. The proposed Conditional Use is to be served adequately by essential public facilities and services, such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide adequately any such services: Comment: The existing building is adequately served by essential public facilities and services through property access from a rear alley, on street parking in the front, and municipal services. Staff does not feel that the proposed community center will alter the existing service of this property. Please see the petitioner’s responses to Standards for Conditional Uses. F. The proposed Conditional Use does not create excessive additional requirements at public expense for public facilities and services and will not be detrimental to the economic well-being of the entire community: Comment: The existing building does not create excessive additional requirements at the public expense for public facilities and services. Staff does not feel that the proposed community center will create excessive additional requirements for public facilities and service, as the size and location of the existing building remain the same. Please see the petitioner’s responses to Standards for Conditional Uses. G. The proposed Conditional Use does not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare by reason of excessive production of traffic, noise, smoke fumes, glare or odors: Comment: The proposed community center operations will not produce excessive production of traffic, noise, smoke fumes, glare, or odors since all operations will take place inside the building and consist of smaller groups of people. The anticipated events that will occur on occasion once or twice during the month will be scheduled and planned in coordination with the Romanian Baptist Church to ensure adequate parking is provided. Please see the petitioner’s responses to Standards for Conditional Uses. H. The proposed Conditional Use provides vehicular access to the property designed so that it does not create an interference with traffic on surrounding public thoroughfares: Page 4 of 22 Comment: The proposed community center will have parking and property access concentrated at the rear of building with some parking in the front of the building. Staff feels that the proposed parking and access to the site is sufficient during normal operations, but has required a collective parking agreement to be established and executed between the proposed Romanian Heritage Center NFP to accommodate events with larger vehicular and pedestrian traffic. The proposal includes the use of a valet to allow patrons to drop off their vehicle on site and have it parked in the existing Romanian Baptist Church parking lot during events. Please see the petitioner’s responses to Standards for Conditional Uses. I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance: Comment: The proposed community center will not result in the destruction, loss, or damage of natural, scenic, or historic features since the property is already developed with the building and parking area. In addition, the subject building is not listed as a historic significant structure. Please see the petitioner’s responses to Standards for Conditional Uses. J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: The proposed community center will comply with all other regulations in the Zoning Ordinance. The conditional use for the Commercially Zoned Assembly use will be the only entitlement necessary for the proposed community center request as presented. Please see the petitioner’s responses to Standards for Conditional Uses. Recommendation: Staff recommends approval of the Conditional Use Permit for a Commercially Zoned Assembly use at 69-79 Broadway Street based on a review of the information presented by the applicant and the findings made above, as specified in Section 12-3-4(E) (Standards for Conditional Uses) of the City of Des Plaines Zoning Ordinance. Planning and Zoning Board Procedure: Under Section 12-3-4(D) (Procedure for Review and Decision for Conditional Uses) of the Zoning Ordinance, the Planning and Zoning Board has the authority to recommend that the City Council approve, approve subject to conditions, or deny the above-mentioned conditional use for a Commercially Zoned Assembly use at 69-79 Broadway Street. The City Council has final authority on the proposal. Attachments: Attachment 1: Project Narrative Attachment 2: Petitioner’s Reponses to Standards Attachment 3: Location Map Attachment 4: Plat of Survey for 69-73 Broadway Street Attachment 5: Plat of Survey for 75-79 Broadway Street Attachment 6: Site Plan Attachment 7: Floor Plan Attachment 8: Proposed Activities, Programs, and Parking Plan Attachment 9: Proposed Schedule of Activities Attachment 10: Site and Context Photos Page 5 of 22 www.ROMANIANHERITAGE.US ROMANIAN HERITAGE CENTER NFP 732 W. Algonquin Rd., Arlington Heights, IL 60005 Tel. (847) 477-3498 l Email: roheritagecenter@gmail.com March 26, 2021 To: City of Des Plaines 1420 Miner Street Des Plaines, IL 60016 Attn: Jonathan Stytz - Planner Re: Application for Conditional Use for Assembly Use 69-73 and 75-79 N. Broadway Dear Mr. Jonathan Stytz, On behalf of the Board of Directors of the Romanian Heritage Center NFP, I kindly ask for consideration of our Application for Conditional Use for the two properties captioned above. Our organization is currently under contract to purchase both of these properties and we plan to completely renovate the interior of the building to suit our purposes, while we will also clean and recondition the exterior to its original beauty. On a second phase we are also looking to add a Glass Vestibule in the front of the building to further enhance and modernize its look. Our organization will primarily have activities Monday thru Friday from 8 am to 7 pm that are limited to the use of the Library Room as a research and tutoring center, having 2-3 employees at a time in the building and a maximum of 12 students per session, with max. 8-10 sessions per week. We will also have occasional meetings in the evening, of the Board of Directors and of our Leadership Advisory Council, with an anticipated participation of 20 people, once or twice a month. Furthermore, we will occasionally have larger community events for the purpose of advancing our organization’s purposes, such as: fellowship groups, commemorative and cultural events, exhibitions, concerts, community meetings, seminars, and conferences. We anticipate having these events twice a month in the beginning, and later on once a week at max., during the weekends. Planning of these events is going to be coordinated also with our neighboring Romanian Baptist Church, which will permit us to use their parking lot for overflow if needed. In such instances we will be hiring valet parking attendants or will use a couple of the Romanian Churches shuttle vans. For all other details, I kindly bring your attention to the attached documentation, including the presentation of our project. Should you need more information, please do not hesitate to contact me. We thank you for your attention and consideration. On behalf of the Board of Directors, Steven Bonica President / Executive Director Attachment 1 Page 6 of 22 STANDARDS FOR CONDITIONAL USES  The Planning and Zoning Board and City Council review the particular facts and circumstances  of each proposed Conditional Use in terms of the following standards. Keep in mind that in  responding to the items below, you are demonstrating that the proposed use is appropriate for  the site and will not have a negative impact on surrounding properties and the community. Please  answer each item completely and thoroughly (two to three sentences each).  1.The proposed conditional use is in fact a conditional use established within the specific zoning district involved; a.We have consulted with Mr. Jonathan Stytz, Planner for the City of Des Plaines, about having the Romanian Heritage Center obtain an occupancy permit and applicable approvals required for functioning in the subjected building and he determined that our use qualifies as a “Commercially Zoned Assembly Use”, and that a Conditional Use Application was required. b.We have reviewed the zoning code and the table of uses and we have noted that there are other not‐for‐profit entities as well as non‐commercial uses permitted already, by right, in the zoning district. Included in this list are libraries and media and print establishments, which are uses similar to the activities we will engage in. Our library will occasionally have public functions and host events on special occasions, mostly in the evenings and weekends. Otherwise, our regular use of the facilities will be as a reading room and research center with a limited attendance and only 2 or 3 employees in the facility at one time. c.In addition to all of this, the Romanian Heritage Center NFP is a faith based religious organization and our assembly use in the zoning district is protected by the Religious Land Use and Institutionalized Persons Act, which requires among other things, that municipalities provide religious entities equal treatment and not impose zoning laws that substantially burden the religious exercise of religious assemblies. 2.The proposed conditional use is in accordance with the objectives of the city's comprehensive plan and this title; The Board of Directors of the Romanian Heritage Center was very pleased to find out that the City of Des Plaines has established a 10‐year vision of this community’s desired physical environment, seeking to not only explore but also to promote new opportunities that reflect changes in the community and surrounding socioeconomic landscape. We were further encouraged after reading Chapter 6 (Diversity & Inclusion) of the Des Plaines Comprehension Plan, which in its Vision Statement states that: Attachment 2 Page 7 of 22 “The City of Des Plaines welcomes and celebrates its rich cultural history, drawing from its legacy as an immigrant‐friendly community. By supporting and providing comprehensive resources for immigrant families and minority‐owned businesses, Des Plaines will be primed to continue developing as a vibrant diverse community.” (Des Plaines Comprehensive Plan, page 49) There are already a few businesses in the City of Des Plaines owned and/or managed by Romanian‐Americans, all establishments contributing to the Des Plaines economy. The Romanian Heritage Center will further attract other businesses and investors to the City of Des Plaines, enabling our ethnic group to make a larger positive economic impact. We totally agree with the recommendation in the Des Plaines Comprehensive Plan which states: “Des Plaines should continue to celebrate and incorporate its rich cultural diversity by preserving the very things that makes it special: its people, character, and diversity. By celebrating the different backgrounds of its residents, there is an opportunity to create a stronger sense of community.” (Des Plaines Comprehensive Plan, page 49) We are certain that through the educational programs, the youth programs and services, and through the cultural events that we will organize or host, the entire surrounding community will come to appreciate the value of the Romanian Heritage Center, thus becoming a valuable resource for anyone in the local community. The Romanian Heritage Center NFP aims to be of service not only to the ethnic Romanian‐ Americans but also to anyone wishing to interact with our community and find out more about our religious culture and traditions. We are committed to provide exceptional service and to facilitate a great experience to all who wish to connect with us. 3.The proposed conditional use is designed, constructed, operated, and maintained so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity; a. The proposed changes and design of the property will provide for reconditioning the façade and further enhance its appeal to make it even more attractive to the neighborhood landscape and architecture style. This particular property was a jewel in the neighborhood and our intent is to bring back its beauty with a touch of modernism, without compromising its unique architectural style. b. Unfortunately, part of the building has been vacant for years while another part was just left as it was with very little maintenance, if any. This resulted in today’s overall look of the building (both properties subjected to our project) to have a look that shows neglect and required TLC. We would immediately attend to the exterior of the building, cleaning and restoring it, replacing the store front windows and in Phase 2 we would like to build an addition in the center of the property – a Glass Vestibule, which will further enhance the look of the whole block. c. We are not planning to change the unique character of the property but rather to preserve it. We plan on renovating its interior as well, using the highest standards of construction methodology and providing for stellar facilities meant to attract people for its stylish ambiance. d.Furthermore, the use of the property will be operated and maintained as an assembly use and certain assembly uses, like libraries, are already permitted in the zoning district. Attachment 2 Page 8 of 22 4.The proposed conditional use is not hazardous or disturbing to existing neighboring uses; The proposed conditional use of the property by the Romanian Heritage Center as an assembly place is certainly not hazardous nor disturbing to the existing neighboring uses. The occasional use of our Library and Multipurpose Room as a gathering place will be monitored closely and in accordance to any applicable restrictions, rules and regulations already in place by similar other not‐for‐profit religious entities as well as non‐commercial uses permitted already by right in the zoning district. 5.The proposed conditional use is to be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools; or the persons or agencies responsible for the establishment of the proposed conditional use shall provide adequately any such services; The use of the property can and will be served by the same services as have been provided in the past and there is no need to change any. The overall functioning of the building and its entire use will not call for any changes. It is important to note that the overall configuration and integrity of the property will not change, thus current drainage, refuse disposal, water and sewer will all stay the same. Streets are adequate, no additional police or fire protection is required. 6.The proposed conditional use does not create excessive additional requirements at public expense for public facilities and services and not be detrimental to the economic welfare of the community; 1. There will be no excessive additional requirements at public expense for public facilities and services as they already are more than adequate. 2. Although we are a religious not‐for‐profit entity, the zoning district already permits not‐for‐ profit and non‐commercial uses in the district. Therefore, our conditional use for assembly is similar in uses permitted in the zoning district, and it will not be detrimental to the economic w e l f a r e o f t h e c o m m u n i t y . O n t h e c o n t r a r y , w e b e l i e v e t h a t a s we will draw people to the neighborhood, they will be attracted to establish new businesses in the area. a.As a matter of fact, we already are aware of a business group who wants to buy a property nearby to open a modern European Restaurant featuring some Romanian traditional culinary dishes as well, which will certainly be of economic welfare to the entire community. b. We are also aware of another family who wishes to establish a second location for their pastry shop, in addition to the one they have in the east end of Skokie. c.Then there is the group of partners who own an import & distribution warehouse specialized in European delicatessen unperishable products already located in Des Plaines, who wishes to establish a point of sale deli store in the proximity of the new Romanian Heritage Center. Attachment 2 Page 9 of 22 7.The proposed conditional use does not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; The proposed conditional use calls for small assembly use, no manufacturing, therefore we will not be causing excessive production of noise, smoke, fumes, glare or odors. While typically one might wonder on the implications of conditional assembly use on the traffic and/or parking, we will not be causing trouble for the neighbors nor t he city’s emergency vehicles. Our parking already consists of 12 parking spaces for our day‐to‐day use, which is sufficient. For special occasions when we will be hosting events, we will hire a valet parking attendant who will be managing the parking lot’s use to its maximum capacity of 24 cars. If we will anticipate higher need for parking for exceptionally rare events, we will be working closely with the Romanian Baptist Church around the corner and will coordinate the use of needed additional parking spaces on their property. In such instances we will either have several valet parking attendants assisting our guests or will have shuttle vans to‐and‐from the church’s parking lot and our property. 8.The proposed conditional use provides vehicular access to the property designed that does not create an interference with traffic on surrounding public thoroughfares; The existing use of the property is currently already designed very well and we will accommodate and comply according to the existing plan, thus we will not create an interference with traffic on surrounding public thoroughfares. 9.The proposed conditional use does not result in the destruction, loss, or damage of a natural, scenic, or historic feature of major importance; and W e a r e n o t a w a r e o f a n y p r e s e n c e o f a n a t u r a l , s c e n i c , o r h i s t oric feature of major importance anywhere near, nor any other public or private property of such kind that would be affected by our project in any way shape or form. 10. The proposed conditional use complies with all additional regulations in this title specific to the conditional use requested We intend to comply with all the applicable regulations in this title specific to the conditional use requested and the zoning code. Attachment 2 Page 10 of 22 0 250 500 ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Print Date: 6/2/2021 69-79 Broadway Street Notes Attachment 3 Page 11 of 22 Attachment 4 Page 12 of 22 Attachment 5 P a g e 1 3 o f 2 2 ROMANIAN HERITAGE CENTER NFP PROPOSED PARKING PLAN 69-73 and 75-79 N. BROADWAY ST. DES PLAINES, IL Proposed additional parking spaces >> (events parking with Valet Parking Attendant) IMPORTANT NOTES: GARAGE ACCESS is only needed at the most 2-3 times a month when receiving deliveries for events, several hours before event starts. During special events, if needed, the Romanian Heritage Center will also be able to use the parking lot of the Romanian Baptist Church nearby. Valet Parking will be used in such instances. 1’ 48 ’ 6” 39 ’ 38 ’ 6 ” 10 ’ 3” 40 ” b r i c k 61 ” gl a s s b l o c k 46 ” b r i c k 40 ” R O do o r 81 ” b r i c k 11 3 ” b r i c k 40 ” R O do o r 4’ b r i c k to m e d i a n 61 ” gl a s s b l o c k 12 ” b r i c k 61 ” gl a s s b l o c k SCALE: 3mm = 1foot 1’ 48 ’ 6” 39 ’ 38 ’ 6 ” 10 ’ 3” 40 ” b r i c k 61 ” gl a s s b l o c k 46 ” b r i c k 40 ” R O do o r 81 ” b r i c k 11 3 ” b r i c k 40 ” R O do o r 4’ b r i c k to m e d i a n 61 ” gl a s s b l o c k 12 ” b r i c k 61 ” gl a s s b l o c k STORAGE ROOM 6’ x 21.5’ (130 sf) ROMANIAN HERITAGE MUSEUM (SHOWCASE ONLY) (930 sf) 31’ X 17.5’ STORAGE & LOADING AREA 24’ x 20’ (~470 sf) STORAGE ROOM 24’ x 9’(230 sf) GLASS VESTIBULE 10’ x 31’ (310 sf) LOBBY 18’ x 33’ (594 sf) CONFERENCE ROOM 20’ x 14’ (280 sf) ROMANIAN VILLAGE EXHIBIT (SHOWCASE ONLY) 7’ x 31’ (250 sf) LIBRARY & MULTI-PURPOSE ROOM 54’ x 48’ (2640 sf) NET = 51’ x 45’ (2300 sf) (18” deep storage cabinets with bookcases above them built around the perimeter of the room will leave a usable net floor area of only 2300 sf) STORAGE SPACE 5’ x 38’ (190 sf) OFFICE 1 10’ x 19’ (190 sf) <---------- 5 ’ ----------> OFFICE 2 10’ x 12’ (120 sf) 14’ X 28’ ROMANIAN HERITAGE CENTER NFP PROPOSED FLOOR PLAN 69-73 and 75-79 N. BROADWAY ST. DES PLAINES, IL N< KITCHEN 22’ x 12’ (264 sf) STORAGE ROOM 14’ x 26’ (364 sf) CANOPY REAR ENTRY WAY mid size cars 6’ x 16’ 1 2 3 4 5 6 7 8 9 10 6’ > > additionaladditional10’ wide10’ wide no parkingno parking areaarea Attachment 6 Page 14 of 22 1’ 48 ’ 6” 39 ’ 38 ’ 6 ” 10 ’ 3” 40” brick61”glass block46” brick40” R O door81” brick113” brick40” R O door4’ brick to median 61”glass block12” brick61”glass block SCALE: 3mm = 1foot 1’ 48 ’ 6” 39 ’ 38 ’ 6 ” 10 ’ 3” 40” brick 61”glass block 46” brick 40” R Odoor 81” brick 113” brick 40” R Odoor 4’ brickto median61”glass block 12” brick 61”glass block STORAGE ROOM 6’ x 21.5’ (130 sf) ROMANIAN HERITAGE MUSEUM (SHOWCASE ONLY) (930 sf) 31’ X 17.5’ STORAGE & LOADING AREA 24’ x 20’ (~470 sf) STORAGE ROOM 24’ x 9’(230 sf) GLASS VESTIBULE 10’ x 31’ (310 sf) LOBBY 18’ x 33’ (594 sf) CONFERENCE ROOM 20’ x 14’ (280 sf) ROMANIAN VILLAGE EXHIBIT (SHOWCASE ONLY) 7’ x 31’ (250 sf) LIBRARY & MULTI-PURPOSE ROOM 54’ x 48’ (2640 sf) NET = 51’ x 45’ (2300 sf) (18” deep storage cabinets with bookcases above them built around the perimeter of the room will leave a usable net floor area of only 2300 sf) STORAGE SPACE 5’ x 38’ (190 sf) OFFICE 1 10’ x 19’ (190 sf) <---------- 5 ’ ----------> OFFICE 2 10’ x 12’ (120 sf) 14’ X 28’ ROMANIAN HERITAGE CENTER NFP PROPOSED FLOOR PLAN 69-73 and 75-79 N. BROADWAY ST. DES PLAINES, IL N< KITCHEN 22’ x 12’ (264 sf) STORAGE ROOM 14’ x 26’ (364 sf) CANOPY REAR ENTRY WAY Attachment 7 Page 15 of 22 ROMANIAN HERITAGE CENTER NFP – BUILDING USE & PROPOSED PARKING PLANS 1    ROMANIAN HERITAGE CENTER NFP A.PROPOSED ACTIVITIES & PROGRAMS The Romanian Heritage Center NFP plans to organize and host activities and programs aimed to  implement its stated purposes, with the assistance of volunteers, and at times in partnership with other  organizations from our community. Some of the activities and programs on our proposed agenda that  we plan to have, contingent upon the budget and availability of funds, are as follows:  1.ROMANIAN HERITAGE CLASSES Group A: for children 8‐11 years old To be held twice a month on Saturdays (1st & 3rd of each month) from 9 AM to 12 PM. Class size: from 8 to max. 16 students. Staff required: 2‐3 2.ROMANIAN HERITAGE CLASSES Group B: for children 11‐14 years old To be held twice a month on Saturdays (2nd & 4th of each month) from 9 AM to 12 PM. Class size: from 8 to max. 16 students. Staff required: 2‐3 3.ROMANIAN LANGUAGE CLASSES Group A: for children 8‐11 years old To be held twice a month on Tuesdays (1st & 3rd of each month) from 4 PM to 5 PM. Class size: from 8 to max. 16 students. Staff required: 2‐3 4.ROMANIAN LANGUAGE CLASSES Group B: for children 11‐14 years old To be held twice a month on Tuesdays (2nd & 4th of each month) from 4 PM to 5 PM. Class size: from 8 to max. 16 students. Staff required: 2‐3 5.ROMANIAN READING CLUB Group A: for children 8‐11 years old To be held twice a month on Thursdays (1st & 3rd of each month) from 4 PM to 5 PM. Class size: from 8 to max. 16 students. Staff required: 2‐3 6.ROMANIAN READING CLUB Group B: for children 11‐14 years old To be held twice a month on Thursdays (2nd & 4th of each month) from 4 PM to 5 PM. Class size: from 8 to max. 16 students. Staff required: 2‐3 IMPORTANT NOTE: Children are dropped off and picked up at the end of the class.  To avoid any disruptions of students’ attention, there is absolutely no waiting on the premises. Attachment 8 Page 16 of 22 ROMANIAN HERITAGE CENTER NFP – BUILDING USE & PROPOSED PARKING PLANS 2    7. ENGLISH PROFICIENCY CLASS  12 weeks modules for high school students.   To be held weekly on Mondays from 4 PM to 5 PM.  Class size: from 8 to max. 16 students.  Staff required: 2    8. ESL ENGLISH CLASS  12 weeks modules for adults.   To be held weekly on Wednesdays from 4 PM to 5 PM.  Class size: from 8 to max. 16 students.  Staff required: 2    9. ADVANCED ENGLISH WRITING CLASS  12 weeks modules for high school students.   To be held weekly on Fridays from 4 PM to 5 PM.  Class size: from 8 to max. 16 students.  Staff required: 2    10. MATH TUTORING  6 weeks modules for 8th grade students.   To be held weekly on Mondays from 5 PM to 6 PM.  Class size: from 8 to max. 16 students.  Staff required: 2    11. MATH TUTORING  6 weeks modules for 9th grade students.   To be held weekly on Tuesdays from 5 PM to 6 PM.  Class size: from 8 to max. 16 students.  Staff required: 2    12. MATH TUTORING  6 weeks modules for 10th grade students.   To be held weekly on Wednesdays from 5 PM to 6 PM.  Class size: from 8 to max. 16 students.  Staff required: 2    13. MATH TUTORING  6 weeks modules for 11th grade students.   To be held weekly on Thursdays from 5 PM to 6 PM.  Class size: from 8 to max. 16 students.  Staff required: 2    14. MATH TUTORING  6 weeks modules for 12th grade students.   To be held weekly on Fridays from 5 PM to 6 PM.  Class size: from 8 to max. 16 students.  Staff required: 2    Attachment 8 Page 17 of 22 ROMANIAN HERITAGE CENTER NFP – BUILDING USE & PROPOSED PARKING PLANS 3    15. MAN IN THE MIRROR  An inter‐denominational Basic Life Principles series of weekly Bible studies and fellowship (aka:  Christian Men in His Service), administered by the Romanian Christian Television Network of  Chicago in partnership with the Romanian churches in the area.  To be held weekly on Fridays from 7 PM to 9 PM.  Group size: from 12 to max. 24 participants.  Staff required: 2    16. YOUTH BIBLE STUDY   An inter‐denominational Basic Life Principles series of weekly studies and fellowship for college  students, administered by Selfless Faith group of Chicago area.  To be held weekly on Thursdays from 7 PM to 9 PM.  Group size: from 12 to max. 24 participants.  Staff required: 2    17. WOMEN OF THE BIBLE  An inter‐denominational Basic Life Principles series of weekly studies and fellowship for  Christian women, administered by Prof. Simona Sabou, of Grace College and Seminary.  To be held weekly on Tuesdays from 7 PM to 9 PM.  Group size: from 12 to max. 24 participants.  Staff required: 2    18. CENACLUL RETRO  Quarterly concerts featuring Romanian folk music and poetry interpreted by local artists, with  occasional appearances of special guests. Organized and administered by the Cenaclul Retro  NFP, a cultural organization in the Romanian community of Chicago. To be held once in three  months (March, June, Sept., and Dec.) on 1st Saturdays from 6 PM to 9 PM.  Group size: from 40 to max. 80 participants.  Staff required: 4‐6    19. CHICAGO’S ROMANIAN TALENT SEEKING SHOW  Quarterly events featuring Romanian music and poetry interpreted by young talents, with  occasional appearances of special guests. Organized and administered by the Cenaclul Retro  NFP, a cultural organization in the Romanian community of Chicago, and the Romanian Tribune  Media Group. To be held once in three months (Feb., May, Aug., and Nov.) on 1st Saturdays from  6 PM to 9 PM.  Group size: from 40 to max. 80 participants.  Staff required: 4‐6    20. PROFESSIONAL CLUBS & ASSOCIATIONS MEETINGS  Hosting events for organizations such as: Romanian Bar Association, Association of Romanian‐ American Medical Professionals, Association of Romanian‐American Academia, and the  Association of Romanian‐American Architects and Engineers. Each club may hold a quarterly  meeting, thus totaling 12 events in one year, on 2nd Saturdays from 6 PM to 9 PM.  Group size: from 40 to max. 80 participants.  Staff required: 4‐6    Attachment 8 Page 18 of 22 ROMANIAN HERITAGE CENTER NFP – BUILDING USE & PROPOSED PARKING PLANS 4    21. SEMI‐ANNUAL FUNDRAISING DINNERS  Organizing and hosting fundraising dinners for the Romanian Heritage Center NFP, with  participation of Special Guests and Speakers, some that are representing the Romanian  Government and the local American governments (municipal, county, state, and federal).  Group size: from 100 to max. capacity allowed for participants.  Staff required: 6‐8    22. FUNDRAISING EVENTS FOR OTHER ORGANIZATIONS  As need arises, based on availability of the facilities, we would like to assist other organizations  and host their special events in the Library & Research Room. For example, we would like to  host annual fundraising dinners for: Romanian Christian Television Network of Chicago, and the  Little Samaritan Radio Network of Chisinau ‐ Rep. of Moldova.  Group size: from 100 to max. capacity allowed for participants.  Staff required: 6‐8    23. NATIONAL DAY OF ROMANIA CELEBRATION   This event takes place on or around the National Day of Romania, December 1st, and is  organized in partnership with the Consulate General of Romania in Chicago and the Romanian  Churches form Greater Chicago Area.   Group size: from 100 to max. capacity allowed for participants.  Staff required: 6‐8    24. CHRISTMAS CAROLS CONCERT  This special event takes place around the Christmas Holiday and is organized in partnership with  the Romanian Churches of Chicago and the Romanian Christian Television Network.  Group size: from 100 to max. capacity allowed for participants.  Staff required: 6‐8    IMPORTANT NOTE:  The activities and programs described above are going to be offered based on the needs identified in  our community and surrounding neighborhood, considering our proposed limited budget and the  availability of our volunteers. Should the needs change, we will re‐evaluate the possibilities and will  create other activities so long as we will be able to safely host and organize them.   While our goal is to be an organization and facility that serves our community, we are mindful of the  limitations and regulations safeguarding our neighborhood and the residents of City of Des Plaines.   As such, we will consider the advice and recommendations presented to us by the pertinent officials and  authorities to ensure the most positive impact in our surrounding community and a harmonious  relationship with all.            Attachment 8 Page 19 of 22 ROMANIAN HERITAGE CENTER NFP – BUILDING USE & PROPOSED PARKING PLANS 5    B.PROPOSED PARKING PLANS  1.REGULAR WEEK DAYS, 9 AM – 7 PM Our parking lot will be sufficient (please see our proposed 2 options for parking plans), with the additional other 5‐6 spaces always empty in front of the building on‐street. Please note that all classes held are for students that are dropped off and picked up at the end of the class. 2.REGULAR WEEK DAYS, 7 PM – 9 PM Our parking lot plus on‐street parking as detailed above, plus 6 additional spots which we are allowed to use at 42 N. Broadway St. 3.SATURDAYS, 9 AM – 1 PM Our parking lot will be sufficient, with the additional 5‐6 spaces always empty in front of the building on‐street. Please note that all classes held are for students that are dropped off and picked up at the end of the class. 4.SATURDAYS, AFTER 5 PM and SUNDAYS, 1 PM – 5 PM Our parking lot with the another 5‐6 spaces in front of the building on‐street, plus 6 additional spots which we are allowed to use at 42 N. Broadway St.. ADDITIONALY ‐ During these times on Saturdays and Sundays we also have available as many parking spaces as needed at the Romanian Baptist Church around the corner. Please note that we’ve consulted with the Des Plaines Police Department about our weekend  special events with larger participation when using the Romanian Baptist Church’s parking lot for  overflow, and we are planning to hire DPPD Community Police to assist pedestrians crossing the  street at the Golf Rd round‐about. For some of the upscale large events we are also going to have  Valet Parking to offer our guests a pleasant experience with the most comfortable parking solution.  PLEASE ALSO NOTE that we have started negotiations with the ownership & management of other  properties in the area with large parking lots in an effort to obtain agreements to share the use of  their parking spaces on Saturdays after 5 pm and Sundays between 1 pm and 5 pm.   (EX: R.E. agent for the current owner of 561 E. Golf Rd. as well as the Broadway Condominium  Association which manages the medical building at 17‐29 N. Broadway). Our discussions were very  encouraging and we hope to have positive outcomes in the coming days.  Attachment 8 Page 20 of 22 MO N D A Y TU E S D A Y WE D N E S D A Y TH U R S D A Y FRIDAY SATURDAY SUNDAY 9: 0 0  ‐   9: 5 0  AM 10 : 0 0  ‐   10 : 5 0  AM 11 : 0 0  ‐   11 : 5 0  AM 12 : 0 0  ‐   12 : 5 0  PM 1: 0 0  ‐   1: 5 0  PM 2: 0 0  ‐   2: 5 0  PM 3: 0 0  ‐   3: 5 0  PM 5: 0 0  ‐   5: 5 0  PM MA T H  TU T O R I N G 8t h  gr a d e  le v e l MA T H  TU T O R I N G 9t h  gr a d e  le v e l MA T H  TU T O R I N G 10 t h  gr a d e  le v e l MA T H  TU T O R I N G 11 t h  gr a d e  le v e l MA T H  TUTORING 12 t h  grade  level 6: 0 0  ‐   6: 5 0  PM 7: 0 0  ‐   7: 5 0  PM 8: 0 0  ‐   8: 5 0  PM PR O P O S E D  SC H E D U L E  OF  AC T I V I T I E S   RO M A N I A N  HE R I T A G E  CE N T E R  NF P 69 ‐79  N.  Br o a d w a y  St r e e t ,  De s  Pl a i n e s ,  IL  60 0 1 6 ww w . R o m a n i a n H e r i t a g e . U S AV A I L A B L E  FO R  US E                            TO  CL U B S  & OR G A N I Z A T I O N S 4: 0 0  ‐   4: 5 0  PM CLOSED AVAILABLE FOR SPECIAL  EVENTS AD V A N C E D  ENGLISH               WR I T I N G  CLASS 12  we e k s  modules fo r  hi g h  school  students CL O S E D CL O S E D C L O S E D ES L  EN G L I S H  CL A S S                            12  we e k s  mo d u l e s  fo r  ad u l t s   YO U T H  BI B L E  ST U D Y                          in t e r ‐de n o m i n a t i o n a l                        Ba s i c  Li f e  Pr i n c i p l e s                            (c o l l e g e  st u d e n t s ) MA N  IN  THE  MIRROR               in t e r ‐de n o m i n a t i o n a l               Ba s i c  Life  Principles                 (C h r i s t i a n  Men  in  His  Service) WO M E N  OF  TH E  BI B L E                      in t e r ‐de n o m i n a t i o n a l                        Ba s i c  Li f e  Pr i n c i p l e s                            (B i b l e  st u d y  fo r  wo m e n ) AV A I L A B L E  FO R  US E                            TO  CL U B S  & OR G A N I Z A T I O N S RO M A N I A N  LA N G U A G E  CL A S S    (G R O U P  A:  ag e s  8 ‐11 on l y  in  1s t  & 3r d  we e k )                            (G R O U P  B:  ag e s  11 ‐14                              on l y  in  2n d  & 4t h  we e k ) RO M A N I A N  RE A D I N G  CL U B   (G R O U P  A:  ag e s  8 ‐11 on l y  in  1s t  & 3r d  we e k )                            (G R O U P  B:  ag e s  11 ‐14                              on l y  in  2n d  & 4t h  we e k ) EN G L I S H  PR O F I C I E N C Y  CL A S S          12  we e k s  mo d u l e s fo r  hi g h  sc h o o l  st u d e n t s Li b r a r y  & Re s e a r c h  Ro o m                  Op e n  to  Me m b e r s  On l y                    wi t h  ap p o i n t m e n t s                              (m a x .  ca p a c i t y  al l o w e d  12 ) Li b r a r y  & Re s e a r c h  Ro o m                  Op e n  to  Me m b e r s  On l y                    wi t h  ap p o i n t m e n t s                              (m a x .  ca p a c i t y  al l o w e d  12 ) Li b r a r y  & Re s e a r c h  Ro o m                  Op e n  to  Me m b e r s  On l y                    wi t h  ap p o i n t m e n t s                              (m a x .  ca p a c i t y  al l o w e d  12 ) CL O S E D CLOSEDCLOSED CLOSEDAVAILABLEFORSPECIAL EVENTSROMANIAN HERITAGE  CLASS  (GROUP  A: ages  8 ‐11 only  in  1st  & 3rd  week)              (GROUP  B: ages  11 ‐14                only  in  2nd  & 4th  week) Li b r a r y  & Re s e a r c h  Ro o m                  Op e n  to  Me m b e r s  On l y                    wi t h  ap p o i n t m e n t s                              (m a x .  ca p a c i t y  al l o w e d  12 ) Li b r a r y  & Research  Room           Op e n  to  Members  Only            wi t h  ap p o i n t m e n t s                 (m a x .  ca p a c i t y  allowed  12) At t a c h m e n t 9 Page 21 of 22 69-79 Broadway St – Public Notice 69-79 Broadway St – Looking Southwest at Rear of Site 69-79 Broadway St – Looking East at Front of Site 69-79 Broadway St – Looking Southwest at Rear Parking Area A t t a c h m e n t 1 0 P a g e 2 2 o f 2 2 8 COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: May 26, 2021 To: Planning and Zoning Board From: Jonathan Stytz, Planner Cc: Michael McMahon, Community and Economic Development Director Subject: Consideration of Tentative Plat of Subdivision and Standard Variation at 1418-1424 Wedgewood Avenue, Case 21-014-SUB-V (3rd Ward) Issue: The petitioner is requesting: (i) Tentative Plat of Subdivision under Section 13-2 of the Subdivision Regulations to subdivide the existing vacant lot into two lots of record; (ii) a Standard Variation under Section 12-7-2(J) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for a lot width of 50-feet where a minimum of 55-feet is required; and (iii) the approval of any other such variations, waivers, and zoning relief as may be necessary. Analysis: Address: 1418-1424 Wedgewood Avenue Owner: Daniel Beniek, Skycrest Homes, 26303 W. Merton Road, Barrington, IL 60010 Petitioner: Daniel Beniek, Skycrest Homes, 26303 W. Merton Road, Barrington, IL 60010 Case Number: 21-014-SUB-V Real Estate Index Number: 09-19-405-009-0000 Ward: #3, Alderman Sean Oskerka Existing Zoning: R-1, Single Family District Existing Land Use: Vacant Lot MEMORANDUM Page 1 of 19 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: Wedgewood Avenue is classified as a local street. Comprehensive Plan: The Comprehensive Plan designates the site as Single Family Residential. Project Description: The petitioner, Daniel Beniek, is requesting a Tentative Plat of Subdivision and Standard Variation for lot width for the property located at 1418-1424 Wedgewood Avenue. The subject property is 19,984-square feet (0.459 acres) in size and is comprised of one unimproved lot as shown in the Plat of Survey (Attachment 4). A request to subdivide the subject property was approved in 2006 and addresses 1418 and 1424 Wedgewood were assigned. However, the Final Plat of Subdivision was never recorded. Thus, the petitioner is requesting a new Tentative Plat of Subdivision and a variation for lot width for this site. The petitioner is proposing to subdivide the existing vacant lot into two lots of record for future single-family home development. However, this proposal does not include the immediate development of the two proposed lots at this time. Both lots will be 10,000-square feet in size and measure 50-feet in width with a 30-foot front building setback. There are five-foot public utility easements proposed for the sides and ten-foot public utility easements proposed for the front and rear of each lot as shown in the Tentative Plat of Subdivision (Attachment 5). There is also a variation request for lot width, as the proposed lots will not meet the minimum 55-foot lot width requirement for properties in the R-1 district pursuant to Section 12-7-2(J) of the Zoning Ordinance. Tentative Plat of Subdivision Report Name of Subdivision: Skycrest Subdivision Address: 1418-1424 Wedgewood Avenue Requests: Approval of Tentative Plat of Subdivision & Variation Total Acreage of Subdivision: 0.459 acres Lot Descriptions and Construction Plans: The petitioner’s Tentative Plat shows the subdivision of the existing lot into two 10,000-square foot, 50-foot wide lots with a 30-foot building setback. The proposed public utility easements are five feet on the sides, ten-feet on the front, and ten-feet on the rear of each property. Page 2 of 19 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 as 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 0.459-acre vacant parcel for future development of two new residences for the community. Variation Findings: Variation requests are subject to the standards set forth in Section 12-3-6(H) of the 1998 City of Des Plaines Zoning Ordinance, as amended. 1. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant shall establish that carrying out the strict letter of the provisions of this title would create a particular hardship or a practical difficulty: Comment: Requiring the petitioner to adhere to the minimum 55-foot lot width requirement would limit development on this property to one residence and would not meet the goals and objectives of the Comprehensive Plan to foster growth of residential areas and provide additional housing options. Furthermore, surrounding properties in the area have similar lot widths as the proposal. 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: The existing property was platted with its current dimensions before the code was updated from a minimum lot width of 50-feet to 55-feet. Under the previous code, the property would have met the standards for a subdivision. However, the property is land-locked so it cannot be expanded to meet the requirements. Please see the Petitioner’s responses to Standards for Variations. Page 3 of 19 3. Not Self-Created: The aforesaid unique physical condition is not the result of any action or inaction of the owner or its predecessors in title and existed at the time of the enactment of the provisions from which a variance is sought or was created by natural forces or was the result of governmental action, other than the adoption of this title: Comment: The unique physical condition is not the result of the current owner or previous owners as the property was platted long before the zoning code update to change the minimum lot width required from 50-feet to 55-feet. Additionally, there is not a way for the petitioner to widen the lot to the meet the 55-foot lot width requirement. 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: Carrying out the strict letter of the code would prevent the petitioner from subdividing the existing property for use of two single family residences as many of the surrounding properties have done, which would deny them the substantial rights of neighboring property owners. A majority of the existing lots in this area are less than 55-feet wide and do not meet the current minimum 55-foot lot width requirement. 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: The variation request would not provide the petitioner with any special privilege that is not already enjoyed by many of the surrounding property owners or allow him to make more money from the property. The petitioner does not plan to develop these lots at this time, but rather to subdivide them for future development. 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: The proposal would result in the future development of this site that would be in harmony with the specific purposes of Section 12-3-6 of the Zoning Ordinance or the Comprehensive Plan. This proposal sets to develop this vacant property into two separate lots to add residential options in Des Plaines. 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: There is no way that the petitioner can alter the dimensions of the property to meet the 55- foot minimum lot width requirement, as the property is land-locked by developed properties. The variation is required for the petitioner to create two residential lots and expand housing options in Des Plaines. 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: The variation request is the minimum measure of relief necessary to allow the petitioner to create two residential lots out of the large existing vacant lot. Please see the Petitioner’s responses to Standards for Variations. Page 4 of 19 Recommendation: Staff recommends approval of the request for a Tentative Plat of Subdivision pursuant to 13-2 of the Des Plaines Subdivision Ordinance and the Standard Variation request for lot width pursuant to Section 12-3-6 of the Des Plaines Zoning Ordinance. Planning and Zoning Board Procedure: Under Section 13-2-7 (Approval of Tentative Plat By Planning and Zoning Board) of the Subdivision Ordinance and Section 12-3-6 (Approval of Variations), the Planning and Zoning Board has the authority to approve, approve subject to conditions, or deny the above-mentioned Tentative Plat of Subdivision and Standard Variation request for the property at 1418-1424 Wedgewood Avenue. Attachments: Attachment 1: Project Narrative Attachment 2: Responses to Standards Attachment 3: Location Map Attachment 4: Plat of Survey Attachment 5: Tentative Plat of Subdivision Attachment 6: Preliminary Engineering Plans Attachment 7: Site and Context Photos Page 5 of 19 Attachment 1 Page 6 of 19 Attachment 1 Page 7 of 19 1424 Wedgewood PIN 09-19-405-009-0000 STANDARDS FOR VARIATIONS In order to understand your reasons for requesting a variation, please answer the following items completely and thoroughly (two to three sentences each). Variation applicants must demonstrate that special circumstances or unusual conditions prevent them from following the specific regulations of their zoning district. Applicants must prove that the zoning regulations, in combination with the uncommon conditions of the property, prevents them from making any reasonable use of the land. Keep in mind that no variation may be granted that would adversely affect surrounding properties or the general neighborhood. 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. We are requesting a zoning variance for relief on the requirements of lot width for R1 residential zoning. The R1 zoning previously required 50’ lot width but was updated to 55’. There are currently 14 lots on Wedgewood that are 50’ wide. We are requesting the ability to subdivide our 100 x200 lot into 2 – 50x200 lots. We meet all other R1 zoning requirements. 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. Our lot is 100 x 200 and we would like to subdivide it into 2 lots that would be 50 x200. 14 other lots on Wedgewood are 50 x 200. Thus, our subdivided lots would be consistent with others on the street. In addition, we meet all other requirements ( 10,000sf lots vs 6,875sf required, 25’ front and rear setback, 5’ sideyard, and etc). 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. The variance is needed due to a change in the R1 zoning and not due to action or inaction by any prior or current property owner. The R1 zoning previously allowed 50’ wide lots. The variance is only required due to the R1 zoning update related to the minimum lot width requirement. Attachment 2 Page 8 of 19 4. Denied Substantial Rights: The carrying out of the strict letter of the provision from which a variance is sought would deprive the owner of the subject lot of substantial rights commonly enjoyed by owners of other lots subject to the same provision. The inability to subdivide the existing 100x200 lot into 2 lots of 50x200 would deprieve us of being able to have comparable lot sizes to the majority of the other on the street (14 of the 17 lots on Wedgewood are 50’ wide). The current lot size isn’t the highest and best use of the property as evidenced by the majority of the other newer homes on the street being 50’ wide. 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. We don’t believe this is special privilege given the majority of the lots on the street are 50’ wide which we are seeking. We are requesting to be allowed to subdivide with the same requirements as the other lot owners on the street. The depth and overall square footage of the lot is well in excess of R1 zoning requirements. 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. We are seeking to minor variance for the lot width going from the required 55’ to 50’ width which is a 10% change and is within the max 30% maximum allowed change per Section 12-3-6-E- 1A of the zoning code. 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. There are no other ways that would allow us to offer similar size lots, square footage of homes, and price point comparable to the neighbors on Wedgewood. In addition, we don’t have the ability to re- orientate that lot, acquire additional property from an adjoining neighbor or etc to comply with the updated R1 zoning for lot width. 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. We are requesting the minimum relief necessary to alleviate the hardship. We meet all other R1 zoning requirements. The only relief we are requesting is to be allowed 50’ wide which previously was allowed and exists for the majority of the properties on Wedgewood. Attachment 2 Page 9 of 19 0 250 500 ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Print Date: 6/1/2021 1418-1424 Wedgewood Avenue Notes Attachment 3 Page 10 of 19 Attachment 4 P a g e 1 1 o f 1 9 Attachment 5 P a g e 1 2 o f 1 9 IN D E X T O S H E E T S NO . 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-XULVGLFWLRQDO$JHQF\UHTXLUHPHQWVSULRUWRWKHFRPSOHWLRQRIWKHSURMHFWDQGILQDODFFHSWDQFH$FRS\RIWKHLQVSHFWLRQYLGHRVKDOOEHSURYLGHGWRWKHDSSOLFDEO H-XULVGLFWLRQDO$JHQF\DQGWKH (QJLQHHUIRUUHYLHZRevision Date No.Project Manager:Engineer:SheetDate:C 2021 Haeger Engineering, LLC Project No.consulting engineers HAEGER ENGINEERINGland surveyors GENERAL NOTES AND SPECIFICATIONS PRELIMINARY ENGINEERING PLANS SKYCREST SUBDIVISION CITY OF DES PLAINES, ILLINOIS K M L K M L 03-26-2021 21-028 C2.0 C51 05-20-2021 City Comments, Revised Drainage Structures At t a c h m e n t 6 Page 14 of 19