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08/24/2021 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 August 24, 2021 Room 102 – 7:00 P.M. Call to Order: Roll Call: Approval of Minutes: August 10, 2021 Public Comment: For matters that are not on the Agenda Old Business: None New Business: 1. Address: 1418-1424 Wedgewood Avenue Case Number: 21-032-FPLAT Public Hearing The petitioners are requesting a Final Plat of Subdivision pursuant to Section 13-2-5 of the Subdivision Regulations to split an existing lot into two lots of record, 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 2. Address: 10 W. Golf Road Case Number: 21-030-CU Public Hearing The petitioner is requesting a Conditional Use from Section 12-7-3(K) of the Des Plaines Zoning Ordinance, as amended, to locate a convenience mart fueling station at 10 W. Golf Road, which is a conditional use in the C-3, General Commercial District, and the approval of any other such variations, waivers, and zoning relief as may be necessary. PIN: 08-13-202-007-0000 Petitioner: Faris Samawi, 10 W. Golf Road, Des Plaines, IL 60016 Owner: Shawket Samawi, 12118 Somerset Road, Orland Park, IL 60467 3. Address: 1316 Webford Avenue Case Number: 21-016-V Public Hearing 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 a detached garage that exceeds the maximum area of 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 60016 Owner: Chris Colldock, 1316 Webford Avenue, Des Plaines, IL 60016 Next Agenda – September 14, 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 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 1 DES PLAINES PLANNING AND ZONING BOARD MEETING August 10, 2021 MINUTES The Des Plaines Planning and Zoning Board held its regularly scheduled meeting on Tuesday, August 10, 2021, at 7:00 p.m. in Room 101 of the Des Plaines Civic Center. Chairman Szabo called the meeting to order at 7:02 p.m. and read this evening’s cases. Roll call was established. PRESENT: Catalano, Hofherr, Saletnik, Szabo ABSENT: Bader, Fowler, Veremis ALSO PRESENT: Jonathan Stytz, Planner/Community & Economic Development Wendy Bednarz/Recording Secretary A quorum was present. PUBLIC COMMENT There was no public comment. APPROVAL OF MINUTES A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to approve the minutes of June 22, 2021, as corrected. AYES: Hofherr, Catalano, Saletnik, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIED UNANIMOUSLY*** Case 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 2 OLD BUSINESS None NEW BUSINESS 1. Address: 1773 E. Oakton Street Case Number: 21-028-CU Public Hearing The petitioners are requesting a Conditional Use pursuant to Section 12-7-3(K) to locate a Trade Contractor use at the subject property, and the approval of any other such variations, waivers, and zoning relief as may be necessary. PIN: 09-28-103-046-0000 Petitioner: David Lenart, 602 Elderberry Lane, Mount Prospect, IL 60056 Owner: David Lenart, 602 Elderberry Lane, Mount Prospect, IL 60056 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) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a Trade Contractor use in the C-3 zoning district at 1773 E. Oakton Street. Address: 1773 E. Oakton Street Owners: Dawid Lenart, 602 Elderberry Lane, Mount Prospect, IL 60056 Petitioner: Dawid Lenart, 602 Elderberry Lane, Mount Prospect, IL 60056 Case Number: 21-028-CU Real Estate Index Number: 09-28-103-046-0000 Ward: #2, Alderman Colt Moylan Existing Zoning: C-3, General Commercial District Existing Land Use: Vacant Building Surrounding Zoning: North: C-3, General Commercial District South: R-1, Single Family Residential District East: C-3, General Commercial District West: C-3, General Commercial District Surrounding Land Use: North: Multi-Family Residence South: Single Family Residence East: Multi-Family Residence West: Office (Commercial) Case 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 3 Street Classification: Oakton Street is classified as a Minor Arterial road. Comprehensive Plan: The Comprehensive Plan illustrates this site as Lower Density Urban Mix with Residential. Project Description: The petitioner, Dawid Lenart, owner and operator of DGL Home Improvement, has requested a Conditional Use Permit for a Trade Contractor use at 1773 E. Oakton Street. The subject property is on the south side of Oakton Street in between Sycamore and Maple Streets with an improved alley running between the two streets behind the commercial development. The subject property is located within the C-3, General Commercial district and a Trade Contractor is a conditional use in the C-3 zoning district. The Plat of Survey shows a single-tenant building and an off-street surface parking area to its south. On-street parking along Oakton Street is directly adjacent to the north. Access to the subject property is limited to the on-street parking area to the north and the alley to the south. The existing one-story, 1,849-square-foot building consists of an open floor plan with an existing restroom, overhead garage door, pedestrian door, and concrete ramp at the rear of the space. The petitioner wishes to use the front portion of the building as an office/showroom area and the rear portions of the building as a short-term storage area, based on the Architectural Plan/Site Plan. The petitioner’s proposal does not include any changes to the exterior of the building. However, the petitioner does plan to remodel the interior to construct the proposed improvements. The dumpster for this suite will be stored inside the building, except on garbage pickup days, in compliance with Section 12-10-11 of the Des Plaines Zoning Ordinance. The proposed Floor Plan includes an 843-square foot office/showroom space and 705-square foot warehouse space. The following parking regulations apply 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 (i.e. accessory storage). Thus, a total of four off-street parking spaces are required including one handicap accessible parking space. The existing pavement area does not meet the current code requirements for off-street parking and is a non-conforming structure governed under Section 12-5-6 of the Zoning Ordinance. Section 12-5- 6(A) allows the non-conforming parking area to continue as long as it remains otherwise lawful to Section 12-5-3 of this section. Thus, a variation for parking requirements is not required. DGL Home Improvement will be open Monday through Friday from 9 a.m. to 5 p.m. Their services will include repairs and replacement of roofing, siding, and gutters; installation of windows and skylights; interior renovations; and public adjusting. There will be occasional deliveries of office, siding, and roofing supplies at this site. A maximum of three employees will be on site at a given time. Please see the Project Narrative for more details. Alignment 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: Case 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 4  Future Land Use Plan: o This property is designated as Lower 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 uses. While the current use is commercial, the petitioner will work to enhance the subject property by renovating the interior of existing building and resurfacing the existing asphalt area at the rear 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 Oakton Street commercial corridor with single-family residences to the south, and commercial development to the north, east, and west. It contains a single-tenant building located in between established commercial developments along Oakton Street. 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. 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 Zoning Ordinance. 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 “Trade Contractor”, and the subject property is 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 is a service-oriented use that primarily serves day-to-day needs of local residents. Additionally, the subject property is in the Oakton Business District, close to residential neighborhoods. The proposed nearby home-improvement business gives the households in those neighborhoods convenient access to the business’s services. 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 new business will transform the existing vacant space into a new commercial use. The proposal includes enhancements to the asphalt parking area in the rear and an interior building remodel. 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: All activities and storage of materials will take place inside the building. The existing building is set back away from the neighboring residences to the south, and no building footprint changes are proposed, which will help minimize the impact of the proposed use on surrounding properties. Please see the petitioner’s responses to Standards for Conditional Uses. Case 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 5 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 Oakton Street and the alley area behind the property. 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. F. The proposed Conditional Use does not create excessive additional requirements at public expense for public facilities and services and will not be detrimental to the economic well -being of the entire community: Comment: The proposed use will operate within existing infrastructure and is not expected to have a uniquely high service demand. Further, it will transform a vacant building into a new asset for Des Plaines and can help improve the local economy. 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 w elfare by reason of excessive production of traffic, noise, smoke fumes, glare or odors: Comment: The proposed Trade Contractor use will include an office/showroom space and short-term storage area, neither of which will produce excessive production of noise, smoke fumes, glare, or odors. Additionally, there is no fabrication of materials or products conducted on 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. 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 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. J. 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. PZB Procedure and Recommended Conditions: Under Section 12-3-4(D) (Procedure for Review and Decision for Conditional Uses) of the Zoning Ordinance, the PZB has the authority to recommend that the Case 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 6 City Council approve, approve subject to conditions, or deny the above-mentioned conditional use for a Trade Contractor use at 1773 E. Oakton Street. The City Council has final authority on the proposal. Consideration of the request should be 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 Zoning Ordinance. If the PZB recommends and City Council ultimately approves the request, staff recommends the following conditions: 1. A minimum of two four-foot long landscape planter boxes are installed along the front of the building and are populated with perennials. 2. No outside storage of raw materials or fabricated goods is permitted on site. Chairman Szabo swore in the Petitioner, Dawid Lenart. The Petitioner provided a brief overview of the request for a conditional use. Chairman Szabo sked if the Board had any questions. Chairman Szabo inquired about the number of employees, the Petitioner stated that he may have up to three employees. The majority of employees will go directly to the job site. Member Saletnik stated that the project narrative includes the occasional delivery of siding and roofing supplies. The Petitioner stated that some materials may be delivered to the office, for example special order items, and those items will be stored indoors. Member Catalano asked if the Petitioner read and agreed to the two conditions: 1. A minimum of two four-foot long landscape planter boxes are installed along the front of the building and are populated with perennials. 2. No outside storage of raw materials or fabricated goods is permitted on site. The Petitioner stated that he agreed to the proposed conditions. Chairman Szabo asked if there were any questions or comments from the audience. There were no comments. A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to recommend approval of the Conditional Use pursuant to Section 12-7-3(K) to locate a Trade Contractor use at the subject property, at 1773 E Oakton Street, and the approval of any other such variations, waivers, and zoning relief as may be necessary: AYES: Saletnik, Catalano, Hofherr, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIED UNANIMOUSLY*** Case 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 7 2. Address: 1655 Lincoln Ave Case Number: 21-029-V Public Hearing The petitioner is requesting a Standard Variation from Section 12-7-2(J) of the Des Plaines Zoning Ordinance, as amended, to install a second story addition onto an existing residence that is located 2.57- feet from the interior side property line, where the minimum setback required for the interior side yard is 5-feet, and the approval of any other such variations, waivers, and zoning relief as may be necessary. PIN: 09-21-311-006-0000 Petitioner: Alex Tedeschi, 1655 Lincoln Avenue, Des Plaines, IL 60018 Owner: Alex Tedeschi, 1655 Lincoln Avenue, Des Plaines, IL 60018 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 Standard Variation under Section 12-7-2(J) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for second-story dormer additions to an existing single-family residence that does not meet the minimum five-foot side yard setback requirement for a principal structure in the R-1 zoning district at 1655 Lincoln Avenue. Address: 1655 Lincoln Avenue Owner: Alex Tedeschi, 1655 Lincoln Avenue, Des Plaines, IL 60018 Petitioner: Alex Tedeschi, 1655 Lincoln Avenue, Des Plaines, IL 60018 Case Number: 21-029-V PIN: 09-21-311-006-0000 Ward: #2, Alderman Colt Moylan Existing Zoning: R-1, Single Family Residential District Existing Land Use: Single Family Residence Surrounding Zoning: North: R-1, Single Family Residential District South: C-3, General Commercial District East: R-1, Single-Family Residential District West: R-1, Single Family Residential District Surrounding Land Use: North: Single Family Residence South: Multi-Family Residence East: Single Family Residence West: Single Family Residence Street Classification: Lincoln Avenue is classified as a local road. Comprehensive Plan: The Comprehensive Plan illustrates the site as Single-Family Residential. Project Description: The petitioner, Alex Tedeschi, is requesting a Standard Variation to allow for second-story dormer additions to an existing single-family residence at 1655 Lincoln Avenue. The existing Case 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 8 house does not meet the minimum five-foot side yard setback requirement for principal structures in the R-1 zoning district. The subject property is approximately 11,309 square feet and 60 feet wide. It is improved with a two-story (20.5-feet tall), 1,131-square-foot residence, an uncovered patio with stairs, private walks, a 336-square-foot detached garage accessed from the street, and an asphalt driveway, as shown in the Plat of Survey. A building permit was issued in May 2021 for a 440-square-foot detached garage with an attached 154-square-foot covered porch area and a widened concrete driveway for this property that are not shown on the Plat of Survey. The existing single family residence is set back 2.57- feet from the east (side) property line and 19.64-feet from the north (front) property line. The minimum requirement for side yards is 5 feet, and the minimum for front yards is 25 feet. Please see the Existing Condition Photos for additional information on the existing conditions of the single-family residence on this property. The petitioner is requesting the dormer additions to make the existing second story into a livable space complete with three bedrooms, closet areas, and restroom as shown in the Architectural Plan/Site Plan. The proposal includes the interior remodel of the second story and the addition of four dormers, two on the east side and two and the west side. The east building elevation is currently located 2.57-feet off the property line. The two proposed dormers on the east side of the building will be flush with the existing 2.57-foot building elevation setback, which extends the nonconformity vertically and triggers the need for the variance to reduce the minimum side yard (Section 12-7-2.J). Aside from the addition of the four dormers, the proposal does not include any changes to the existing single family residence (i.e., height, size, location, exterior building materials, etc.). There is an existing second-story dormer on the north (front) building elevation of the single family residence that encroaches into the required front yard. However, this dormer is not part of this proposal and will remain as is without any changes. There are no proposed changes to the first floor of the residence. Alignment 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 The property is marked for the Single Family Residential land use. The Future Land Use Plan strives to create a well-balanced development area with a healthy mixture of commercial and residential uses. The petitioner strives to make functional and aesthetic improvements to the existing property in an effort to utilize existing space in the building while still maintaining the character of the single family residence. While the aforementioned aspects represent a small portion of the goals and strategies of the Comprehensive Plan, there is a large emphasis on encouraging reinvestment in residential properties in order to enhance the residential corridors throughout Des Plaines and to increase the quality of life for residents. Variation Findings: Variation requests are subject to the standards set forth in Section 12-3-6(H) of the Zoning Ordinance. Staff has the following comments based on the standards. Case 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 9 1. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant shall establish that carrying out the strict letter of the provisions of this title would create a particular hardship or a practical difficulty. Comment: The physical constraints of the property’s current configuration, including the location of buildings, prevent the petitioner from realistically complying with the Zoning Ordinance. The existing single family residence was constructed less than five feet from the side property line. Requiring the petitioner to relocate the existing residence could create a financial and physical hardship for the petitioner. Please see the responses to standards from the Petitioner. 2. Unique Physical Condition: The subject lot is exceptional as compared to other lots subject to the same provision by reason of a unique physical condition, including presence of an existing use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape or size; exceptional topographical features; or other extraordinary physical conditions peculiar to and inherent in the subject lot that amount to more than a mere inconvenience to the owner and that relate to or arise out of the lot rather than the personal situation of the current owner of the lot. Comment: The existing structure two and a half feet from the lot line is unique. The existing residence location and configuration limit the optimal locations for a dormer making it difficult for the petitioner to comply with all applicable zoning regulations. Please see the responses to standards from the Petitioner. 3. Not Self-Created: The aforesaid unique physical condition is not the result of any action or inaction of the owner or its predecessors in title and existed at the time of the enactment of the provisions from which a variance is sought or was created by natural forces or was the result of governmental action, other than the adoption of this title. Comment: The size and shape of the property have not changed due to any action of the petitioner. The unique physical constraints of the property are unavoidable due to the fact that the property is land-locked. Please see the responses to standards from the Petitioner. 4. Denied Substantial Rights: The carrying out of the strict letter of the provision from which a variance is sought would deprive the owner of the subject lot of substantial rights commonly enjoyed by owners of other lots subject to the same provision. Comment: Carrying out of the strict letter of the Zoning Ordinance would not allow the petitioner to adequately and intuitively utilize and expand the second story area of the residence. Please see the responses to standards from the Petitioner. 5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the inability of the owner or occupant to enjoy some special privilege or additional right not available to owners or occupants of other lots subject to the same provision, nor merely the inability of the owner to make more money from the use of the subject lot. Comment: The approval of this variation would not provide the petitioner with any special privilege or additional right, as these exact circumstances occurring on a different property would warrant similar consideration. The proposal would allow the petitioner to make improvements to an existing property by improving the existing second story area of the residence with additional living space. Please see the responses to standards from the Petitioner. Case 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 10 6. Title And Plan Purposes: The variation would not result in a use or development of the subject lot that would be not in harmony with the general and specific purposes for which this title and the provision from which a variation is sought were enacted or the general purpose and intent of the comprehensive plan. Comment: The approval of this variation would contribute to a harmonious neighborhood by accommodating a proposed investment in a single-family residence that upon completion will be in context with the surrounding area. Reinvestment in and retention of the illustrated single- family neighborhoods is supported by the Comprehensive Plan. Please see the responses to standards from the Petitioner. 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: It would be impractical for the applicant to design the dormers in a way that maintained the five-foot minimum side yard. The location of the existing residence is nonconforming with the current side yard, so reducing the side yard to allow for the proposed project is the most reasonable way to encourage and support the planned reinvestment in the property. Please see the responses to standards from the Petitioner. 8. Minimum Required: The requested variation is the minimum measure of relief necessary to alleviate the alleged hardship or difficulty presented by the strict application of this title. Comment: The approval of this variation would be the minimum measure of relief for the petitioner to overcome the existing physical hardship on the property and make improvements to the existing residence. Please see the responses to standards from the Petitioner. PZB Procedure and Recommended Conditions: Under Section 12-3-6(F) of the Zoning Ordinance (Standard Variations), the PZB has the authority to approve, approve subject to conditions, or deny the request: A variance allowing a two and a half foot wide side yard setback from east lot line to accommodate the proposed second-story dormer addition to an existing single-family residence at 1655 Lincoln Avenue. The decision should be based on review of the information presented by the applicant and the standards and conditions met by Section 12-3-6(H) (Findings of Fact for Variations) as outlined in the Zoning Ordinance. If the PZB supports approving the request, staff recommends the following conditions. 1. No portion of the single family residence overhangs the property line. 2. No easements are affected or drainage concerns are created with the construction of the detached garage addition and all roof downspouts are directed away from the neighbor to the north. 3. All construction with a fire separation distance of less than five feet is required to comply with the requirements of the 2015 International Residential Code, ‘Section R302 Fire – Resistant Construction.’ The current design requires that the dormer additions proposed for the East side of the principal structure will be required to comply with the fire resistant construction requirements. All required documentation should be included with building permit submittal. 4. All debris shall be removed from the property. Case 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 11 5. That all appropriate building permit documents and fire-rated separation details are submitted as necessary depending on the use classification of the proposed space. All permit documents shall be sealed and signed by a design professional licensed in the State of Illinois and must comply with all City of Des Plaines building codes. Planner Stytz reiterated that the Planning & Zoning Board is the approval body for this request. Chairman Szabo swore in Ellen Whitehead and Alex Tedeschi. Ms. Whitehead is the architect for the project and provided an overview of the request, stating that the request it to improve the property by bringing dormers up to code to provide space for a usable second story addition. The variation is in regards to the to the side yard setback. Chairman Szabo asked if the Board had any questions. Member Hofherr asked how many people would be living at the property. Mr. Tedeschi stated that four people would be living at the home, his wife, daughter, baby and himself. Member Saletnik asked if the new construction is not beyond the existing perimeter. Ms. Whitehead stated that the new construction would not be beyond the existing perimeter. Chairman Szabo asked if there were any questions or comments from the audience. There were no comments. Member Catalano asked if the Petitioner read and agreed to the conditions. Both Ms. Whitehead and Mr. Tedeschi are aware of and agree to the conditions listed. Chairman Szabo commented the Petitioner that he had drawings available. A motion was made by Board Member Hofherr, seconded by Board Member Catalano, for approval of the request for a Standard Variation from Section 12-7-2(J) of the Des Plaines Zoning Ordinance, as amended, to install a second story addition onto an existing residence that is located 2.57-feet from the interior side property line, where the minimum setback required for the interior side yard is 5-feet, and the approval of any other such variations, waivers, and zoning relief as may be necessary, at the property located at 1655 Lincoln Ave, as presented. AYES: Hofherr, Catalano, Saletnik, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIED UNANIMOUSLY*** Case 21-028-CU 1773 E. Oakton St Conditional Use Case 21-029-V 1655 Lincoln Ave Standard Variation August 10, 2021 Page 12 ADJOURNMENT The next scheduled Planning & Zoning Board meeting is Tuesday, August 24, 2021. Chairman Szabo adjourned the meeting by voice vote at 7:19 p.m. Sincerely, Wendy Bednarz, Recording Secretary cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners 8 COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: August 17, 2021 To: Planning and Zoning Board From: Jonathan Stytz, Planner Cc: John Carlisle, AICP, Economic Development Manager Subject: Consideration of Final Plat of Subdivision at 1418-1424 Wedgewood Avenue, Case 21-032- FPLAT (3rd Ward) Issue: The petitioner is requesting a Final Plat of Subdivision under Section 13-2 of the Subdivision Regulations to subdivide the existing vacant lot into two lots of record. 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: 21-032-FPLAT 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 Surrounding Zoning: North: R-1, Single Family Residential District South: R-1, Single Family Residential District East: R-1, Single Family Residential District West: R-1, Single Family Residential District MEMORANDUM Page 1 of 15 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 Final Plat of Subdivision for the property located at 1418-1424 Wedgewood Avenue. The subject property is 19,984 square feet (0.46 acres) in size and is comprised of one unimproved lot as shown in the Plat of Survey (Attachment 3). 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 obtained approval for a Tentative Plat of Subdivision and standard variation for lot width from the Planning and Zoning Board on June 8, 2021, and is now requesting the Final Plat of Subdivision. 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 based on the Final Plat of Subdivision (Attachment 4). Final Plat of Subdivision Report Name of Subdivision: Skycrest Subdivision Address: 1418-1424 Wedgewood Avenue Request: Approval of Final Plat of Subdivision Total Area of Subdivision: 19,984 square feet (0.46 acres) Lot Descriptions: The petitioner’s Final 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. 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: •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. Page 2 of 15 •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. •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 an 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 about half an acre of vacant land for future development of two new residences for the community. PZB Procedure and Recommended Conditions: Under Section 13-2-7 of the Subdivision Regulations, the PZB has the authority to recommend approval, approval subject to conditions, or denial of the request: A Final Plat of Subdivision to split an existing lot into two lots of record at 1418-1424 Wedgewood Avenue. The decision should be based on review of the information presented by the applicant and the standards and conditions met by Section 13-2-7 as outlined in the Subdivision Regulations. Staff does not suggest any conditions in the event of recommended approval. Attachments: Attachment 1: Project Narrative Attachment 2: Location Map Attachment 3: Plat of Survey Attachment 4: Final Plat of Subdivision Attachment 5: Final Engineering Plans Attachment 6: Site and Context Photos Page 3 of 15 Attachment 1 Page 4 of 15 Attachment 1 Page 5 of 15 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 2 Page 6 of 15 Attachment 3 P a g e 7 o f 1 5 consulting engineersHAEGER ENGINEERING land surveyors Fi l e N a m e : Revision Date No.1 08-18-2021 Revised CertificatesOriginally Prepared: 7/13/2021 Project No. 21-028LEGENDSUBDIVISION BOUNDARY LINESET CONCRETE MONUMENT SET 1/2" PIPE UNLESS OTHERWISE NOTED UNDERLYING PARCEL NO.NEW LOT NO.BUILDING SETBACK LINEEASEMENT LINE At t a c h m e n t 4 Page 8 of 15 Attachment 5 P a g e 9 o f 1 5 Attachment 5 P a g e 1 0 o f 1 5 Attachment 5 P a g e 1 1 o f 1 5 Attachment 5 P a g e 1 2 o f 1 5 Attachment 5 P a g e 1 3 o f 1 5 Attachment 5 P a g e 1 4 o f 1 5 1418-1424 Wedgewood Ave – Public Notice 1418-1424 Wedgewood Ave – Looking Southwest at Front of Site 1418-1424 Wedgewood Ave – Looking Northwest at Front of Site 1418-1424 Wedgewood Ave – Looking West at Front of Site A t t a c h m e n t 6 P a g e 1 5 o f 1 5 COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: August 17, 2021 To: Planning and Zoning Board (PZB) From: Jonathan Stytz, Planner Cc: John Carlisle, AICP, Economic Development Manager Subject: Consideration of Conditional Use for a Convenience Mart Fueling Center Use at 10 W. Golf Road, Case 21-030-CU (7th Ward) Issue: The petitioner is requesting a Conditional Use under Section 12-7-3(K) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a Convenience Mart Fueling Center Use in the C-3 zoning district. Address: 10 W. Golf Road Owner: Faris Samawi, 10 W. Golf Road, Des Plaines, IL 60016 Petitioner: Shawket Samawi, 12118 Somerset Road, Orland Park, IL 60467 Case Number: 21-030-CU Real Estate Index Number: 08-13-202-007-0000 Ward: #7, Alderman Patsy Smith Existing Zoning: C-3, General Commercial District Existing Land Use: Fueling Station Surrounding Zoning: North: R-1, Single Family Residential District South: C-3, General Commercial District East: C-3, General Commercial District West: C-3, General Commercial District Surrounding Land Use: North: Single Family Residence South: Pharmacy (Commercial) MEMORANDUM Page 1 of 21 East: Grocery Store (Commercial) West: Restaurant (Commercial) Street Classification: Golf Road is classified as an Other Principal Arterial road and Mount Prospect Road is classified as a Major Collector. Comprehensive Plan: The Comprehensive Plan illustrates this site as Commercial. Project Description: The petitioner, Faris Samawi, has requested a Conditional Use Permit for a Convenience Mart Fueling Station Use at 10 W. Golf Road. The subject property is on the northwest corner of the Golf Road/Mount Prospect Road intersection. The property is located within the C-3 General Commercial district, where a Convenience Mart Fueling Station is a conditional use. The Plat of Survey (Attachment 4) shows a single-tenant building with seven fuel pumps and canopies, three accessory sheds behind the building, and off-street surface parking areas on the east and north sides of the property. Access to the subject property is available off Golf Road and Mount Prospect Road, each with two curb-cuts. The existing one-story, 2,047-square-foot building consists of a small lobby area with counter, a restroom, three repair bays, and two storage areas at the rear. The petitioner wishes to renovate the existing floor plan by removing the three service bays to make room for the convenience mart, adding an employee restroom, and retaining the existing restroom and storage areas, based on the Floor Plan (Attachment 6). The petitioner proposes to make façade and finishing changes to the south (front) elevation of the building where the existing service bays are located and retain the existing building material and façade finishes, based on the Elevations (Attachment 7). Staff is recommending a condition that the proposed building materials on the front façade meet the requirements of Section 12-3-11 of the Des Plaines Zoning Ordinance. The petitioner’s proposal also includes various site improvements including the removal of the three sheds, new rear pavement area, new eight-foot privacy fence, new landscaping buffer along the north property line, refaced pole sign, refurbished landscape area at the southeast corner of the property, and new dumpster enclosure at the northwest corner of the property, based on the Site Plan (Attachment 5). Staff has added a condition that the proposed dumpster enclosure meets the requirements of Section 12-10-11 of the Zoning Ordinance. The proposed floor plan includes a 1,208-square-foot retail area, and the site contains five fuel pumps. The following parking regulations apply to automotive fuel stations pursuant to Section 12-9-7 of the Zoning Ordinance: • One parking space for every 200 square feet of accessory retail area; and • Two parking spaces for each fuel pump. A total of 16 off-street parking spaces are required including one handicap accessible parking space. The Site Plan (Attachment 5) provides 24 parking spaces including one handicap accessible parking space and two spaces per fuel pump, and 13 off-street parking spaces to meet this requirement. The convenience mart fueling station will be open Monday through Friday from Page 2 of 21 5 a.m. to 11:59 p.m., Saturday from 7 a.m. to 11:59 pm, and Sunday from 7 a.m. to 10 p.m. The proposed convenience mart is intended to sell items such as cigarettes, lottery, beverages, foundation drinks, snacks, coffee, milk, bread, beer, wine, and similar items. The petitioner will have to obtain or update all necessary local and state licenses necessary to sell alcohol and tobacco. A maximum of five employees will be on site at a given time. Please see the Project Narrative (Attachment 1) for more details. Alignment 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 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 a commercial fuel station, the petitioner will work to enhance the subject property by renovating the interior and portions of the exterior of the existing building and making various site improvements including resurfacing the existing asphalt areas, the addition of landscaping, and new fence at the rear of the property. o The subject property is located along the defined Golf Road and Mount Prospect corridors with single-family residences to the north, and commercial development to the south, east, and west. It contains a single-tenant building located in between established commercial developments along Golf Road. The request would assist in the retention and expansion of an existing 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 proposal seeks to add a landscape buffer along the north property line to provide a more pronounced buffer between the building and the single family residences directly to the north. The addition of landscaping in this area is intended to capitalize on available space for screening of the property. o The proposal also includes the replacement of the existing fence section along the north property line with an eight-foot solid wood fence to buffer the proposed use from surrounding properties. While the aforementioned aspects represent a small portion of the goals and strategies of the Comprehensive Plan, there is an 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 Zoning Ordinance. 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 Convenience Mart Fueling Station Use is a conditional use in the C-3 zoning district where the subject property is located. Please see the petitioner’s responses to Standards for Conditional Uses. Page 3 of 21 B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan: Comment: The proposed Convenience Mart Fueling Station Use is a retail-oriented use that primarily serves day-to-day needs of local residents. Additionally, the subject property is along two major corridors in Des Plaines and in close proximity to residential neighborhoods. The proposed convenience mart will enhance the existing building and property as a whole as well as provide additional retail opportunities for residents nearby aside from fuel. 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 Convenience Mart Fueling Station Use will transform the existing fuel station into a more pronounced commercial use similar to nearby businesses. The proposal includes enhancements to the asphalt parking areas, interior and exterior building remodel, new landscaping, and sign refurbishments, which will be harmonious and appropriate with the neighboring business. 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 fueling station does not create adverse effects to the surrounding properties and the Convenience Mart Fueling Station Use will not have negative effect on the surrounding area. The proposal strives to enhance the property as a whole and expand an existing business to provide additional retail opportunities for residents. 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 both Golf Road and Mount Prospect Road. The proposed Convenience Mart Fueling Station Use will not affect the existing public facilities and services for 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 proposed use will operate within existing infrastructure and is not expected to have a larger service demand than the existing use. Further, it will enhance an existing building and use into a new asset for Des Plaines and can help improve the local economy. 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 Convenience Mart Fueling Station Use will include an enlarged retail area within the existing building footprint and site improvements within the existing property boundaries, neither of which will produce excessive production of noise, smoke fumes, glare, or odors. Additionally, the building and site enhancements will improve the property as a whole from both a functional and aesthetic standpoint. 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 21 Comment: The subject property does not create traffic concerns in the area with the existing access points and configuration pursuant to the Traffic Statement (Attachment 8). The proposed Convenience Mart Fueling Station 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. 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 currently developed and improved with a building and surface parking area. The proposed Convenience Mart Fueling Station 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. J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: The proposed Convenience Mart Fueling Station Use will comply with all additional regulations of the zoning Ordinance. Please see the petitioner’s responses to Standards for Conditional Uses. PZB Procedure and Recommended Conditions: Under Section 12-3-4(D) (Procedure for Review and Decision for Conditional Uses) of the Zoning Ordinance, the PZB has the authority to recommend that the City Council approve, approve subject to conditions, or deny the above-mentioned conditional use for a Convenience Mart Fueling Station at 10 W. Golf Road. The City Council has final authority on the proposal. Consideration of the request should be 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 Zoning Ordinance. If the PZB recommends and City Council ultimately approves the request, staff recommends the following conditions: 1. A minimum of three four-foot-long landscape planter boxes are installed along the front of the building and are populated with perennials. 2. The existing pavement areas are resurfaced and re-striped. 3. Plans for the dumpster enclosure in compliance with Section 12-10-11 of the Des Plaines Zoning Ordinance shall be submitted to staff at time of building permit. 4. A Photometric Plan in compliance with Section 12-12-10 of the Zoning Ordinance shall be submitted to staff at time of building permit. 5. No repair or storage of vehicles and equipment is permitted on the property at any time. 6. Plans submitted at time of building permit may need to be adjusted to meet all code requirements. Attachments: Attachment 1: Project Narrative Attachment 2: Petitioner’s Reponses to Standards Attachment 3: Location Map Attachment 4: Plat of Survey Attachment 5: Site Plan Attachment 6: Floor Plan Attachment 7: Elevations Attachment 8: Landscape Plan Attachment 9: Traffic Statement Attachment 10: Site and Context Photos Page 5 of 21 Project Narrative 5/25/2021 Expand the existing convenience store into the 3-bay garage and eliminate the mechanic shop use. Our hours of operation will be as Follow: Monday – Friday : From 5:00 AM To 11:59 PM Saturday : From 7:00 AM To 11:59 PM Sunday. : From 7:00 AM To 10:00 PM As of now, we have 2 employees that will increase to 5 employees once the new project is done. Our goal to eliminate the 3-bay shop and expand the existing c-store into a bigger convenience store. The idea is to a have a one stop shop, where customers will be able to buy the ir gas, cigarettes, lottery, beverage, fountain drinks, snacks, coffee, milk, bread, beer, wine, etc, at the same location. Faris Samawi (952)200-1130 Attachment 1 Page 6 of 21 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; 2. The proposed conditional use is in accordance with the objectives of the city's comprehensive plan and this title; 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; 4. The proposed conditional use is not hazardous or disturbing to existing neighboring uses; 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5306 desplaines.org RESPONSE: CONVENIENCE MART FUELING STATION IS IN FACT A CONDITIONAL USE IN THE C-3 GENERAL COMMERCIAL DISTRICT. RESPONSE: THE PROPOSED CONDITIONAL USE IS IN ACCORDANCE WITH COMMERCIAL LAND USE IDENTIFIED IN THE CITY'S COMPREHENSIVE PLAN. RESPONSE: THE CONDITIONAL USE IS REQUIRED TO OBTAIN THE NECESSARY PERMITS IN ORDER TO REVITALIZE THE PROPERTY TO BE HARMONIOUS WITH THE CHARACTER OF THE GENERAL VICINITY. RESPONSE: THE PROPOSED CONDITIONAL USE POSES NO HAZARD OR DISTURBANCE TO EXISTING NEIGHBORS. Attachment 2 Page 7 of 21 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; 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; 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; 8. The proposed conditional use provides vehicular access to the property designed that does 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 10. The proposed conditional use complies with all additional regulations in this title specific to the conditional use requested RESPONSE: THE PROPOSED CONDITIONAL USE IS SERVICED ADEQUATELY BY ESSENTIAL PUBLIC FACILITIES & SERVICES. RESPONSE: THE PROPOSED CONDITIONAL USE DOES NOT CREATE ANY REQUIREMENT FOR PUBLIC FACILITIES AND SERVICES. RESPONSE: THE PROPOSED CONDITIONAL USE WOULD ELIMINATE THE AUTO REPAIR USE THUS FAR REDUCING ANY DETRIMENTAL ACTIVITIES. RESPONSE: THE PROPOSED CONDITIONAL USE PROVIDES FULL VEHICULAR ACCESS TO THE SITE WITH NO INTERFERENCE WITH TRAFFIC. RESPONSE: THE PROPOSED CONDITIONAL USE HAS NO AFFECT ON ANY FEATURE OF MAJOR IMPORTANCE. RESPONSE: THE PROPOSED CONDITIONAL USE COMPLIES WITH ALL REGULATIONS Attachment 2 Page 8 of 21 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: 8/17/2021 10 W. Golf Road Notes Attachment 3 Page 9 of 21 Attachment 4 P a g e 1 0 o f 2 1 DE M O E X I S T I N G S H E D DE M O E X I S T I N G LA N D S C A P E W A L L DE M O L I T I O N S I T E P L A N 1 SC A L E : 3 / 3 2 " = 1 ' - 0 " PR O P O S E D P L A N 58 2 1 W 1 1 7 t h S t . Al s i p , I L 6 0 8 0 3 ph 3 1 2 - 2 2 6 - 0 0 5 1 fx 3 1 2 - 2 2 6 - 0 9 9 7 in f o @ f h s d e s i g n b u i l d . c o m Copyright © 2021. FHS D+B. All rights reserved.10 W GOLF RD.DES PLAINES, IL 60016 DE M O L I T I O N S I T E P L A N At t a c h m e n t 5 Page 11 of 21 E X I S T I N G D R I V E W A Y L O A D I N G E X I S T I N G D R I V E W A Y E X I S T I N G D R I V E W A Y E X I S T I N G D R I V E W A Y 15'-0" DRIVEWAY CLEARANCE NE W 5 ' PE R I M E T E R LA N D S C A P E 1 2 3 4 5 6 7 8 9 1 0 1 1 1 3 1 4 1 5 2 6 3 7 4 8 9 10 NE W C O N C R E T E W A L K W A Y WO O D F E N C E TR A S H EN C L O S U R E NE W 1 2 " M A S O N R Y LA N D S C A P E RE T A I N I N G W A L L NE W A S P H A L T PA V I N G (E M P L O Y E E PA R K I N G ) 4' - 9 1 / 4 " ± NE W S O D 5' - 1 " ± EX I S T I N G UT I L I T Y P O L E 10 ' U T I L I T Y P O L E CL E A R A N C E EX I S T I N G UT I L I T Y P O L E 10 ' U T I L I T Y P O L E CL E A R A N C E 5'-0" NE W S O D EX I S T I N G S O D NE W M U L C H EX I S T I N G PY L O N S I G N T O RE M A I N NE W 6 " C O N C . BA R R I E R C U R B EX I S T I N G CO N C . C U R B TO R E M A I N NE W 1 2 " M A S O N R Y LA N D S C A P E RE T A I N I N G W A L L NE W S O D NE W 8 ' H I G H WO O D F E N C E 3 5 ' - 0 " 15'-0" 1 2 ZO N I N G D A T A REQUIRED ACTUAL ZO N I N G D I S T R I C T - - - C 3 - G E N E R A L C O M M E R C I A L ZO N I N G U S E - - - - A U T O F I L L I N G S T A T I O N ( P ) -CONVENIENCE RETAIL STORE (P)-CONVENIENCE MART FUELING STATION (C) LO T S I Z E : - - - 2 2 , 6 5 5 S F BU I L D I N G S F : - - - 2 , 0 0 0 S F ± MA X I M U M H E I G H T : 4 5 ' 1 - S T O R Y / 1 5 ' - 0 " ± F. A . R - - - - - - PA V E M E N T A R E A : - - -- - - LA N D S C A P E FO U N D A T I O N L A N D S C A P E : 3 5 % - N E W C O N S T R U C T I O N N / A - E X I S T I N G B U I L D I N G IN T E R I O R L A N D S C A P E : 5 % O F P A R K I N G L O T N / A PE R I M E T E R L A N D S C A P E : 5 ' - A B U T S R E S I D E N T I A L 5 ' - A B U T S R E S I D E N T I A L PA R K I N G L O T T R E E S : 1 P E R 1 0 0 S F L A N D S C A P I N G 0 SE T B A C K = F R O N T : 5 ' 7 2 ' ± SIDE 5' 55' ±REAR 25' OR 20% OF LOT DEPTH 26' ± PA R K I N G PA R K I N G S P A C E : 2 P E R P U M P + 1 P E R 2 0 0 S F A C C E S S O R Y R E T A I L (GROSS) 2,000SF (ACCESSORY RETAIL) 1,400SF 1,400 / 200 = 7 SPACES 13 + 1 H.C. PARKING (EXISTING)5 PUMPS = 10 SPACES 10 PUMP SPACES TOTAL REQUIRED = 17 SPACES TOTAL PROVIDED = 24 SPACES PA R K I N G S T A L L S I Z E : 1 8 ' L x 8 . 5 ' W 1 8 ' L x 8 . 5 ' W LO A D I N G Z O N E 0 - 1 0 0 , 0 0 0 S F = 1 1 LO A D I N G S I Z E 3 5 ' L x 1 5 ' W 3 5 ' L x 1 5 ' W GALV. LATCH & BOLTS 6" THICK 4,500 PSI CONC.W/ 6"X6" GA. WWF CONC. CURB (TYP. AROUND PERIMETER OF TRASH ENCLOSURE)P.T WOOD FENCE DUMPSTER ENCLOSURE -8 FT WIDE GATESGALV. STRAP HINGE & BOLTS (TYP.)TRASH ENCLOSURE ELEVATION B SCALE : N.T.S.6'-0"12"2'-6"3"ELEVATION1x8 TREATED BDS.FASTENED W/ GALV.FASTENERS TRASH ENCLOSURE DETAIL C SCALE : N.T.S.4X4 TREATED WOOD POSTSPRESSURE TREATED 2X4 @ TOP, MIDDLE &BOTTOM 4X4 TREATED WOOD POSTS @ 8'-0" O.C.PLANGRADEPITCH @ 2%TO DRAIN CONCRETE PAD CONCRETE PAD LIMIT OF ASPHALT PAVING S E E S I T E P L A N SEE SITE PLAN PIPE IN CONC.BASE &ASPHALT FOR STOPCONCRETECURB 6 ' - 0 " CONCRETE BOLLARD TRASH ENCLOSURE PLAN A SCALE : N.T.S. PR O P O S E D S I T E P L A N 1 SC A L E : 3 / 3 2 " = 1 ' - 0 " PR O P O S E D P L A N 58 2 1 W 1 1 7 t h S t . Al s i p , I L 6 0 8 0 3 ph 3 1 2 - 2 2 6 - 0 0 5 1 fx 3 1 2 - 2 2 6 - 0 9 9 7 in f o @ f h s d e s i g n b u i l d . c o m Copyright © 2021. FHS D+B. All rights reserved.10 W GOLF RD.DES PLAINES, IL 60016 PR O P O S E D S I T E P L A N 2 W O O D T R A S H E N C L O S U R E D E T A I L NT S N O T E : 1 REVIEW LETTER REVISIONS 08/13/21 At t a c h m e n t 5 Page 12 of 21 DE M O L I T I O N P L A N 1 SC A L E : 1 / 4 " = 1 ' - 0 " PR O P O S E D P L A N 58 2 1 W 1 1 7 t h S t . Al s i p , I L 6 0 8 0 3 ph 3 1 2 - 2 2 6 - 0 0 5 1 fx 3 1 2 - 2 2 6 - 0 9 9 7 in f o @ f h s d e s i g n b u i l d . c o m Copyright © 2021. FHS D+B. All rights reserved. C: \ U s e r s \ K i y o s h i \ P r o c o r e \ F H S \ 2 0 2 1 - 0 8 A 2 0 2 1 - 0 8 A - M a r a t h o n G a s S t a t i o n D e s P l a i n e s I L \ D o c u m e n t s \ 2 - S C H E M A T I C D E S I G N \ D - 1 0 0 - D e m o l i t io n P l a n . d w g 10 W GOLF RD.DES PLAINES, IL 60016 DE M O L I T I O N F L O O R P L A N DE M O E X I S T I N G G A R A G E D O O R EX I S T I N G ST O R A G E T O RE M A I N EX I S T I N G ST O R A G E T O RE M A I N EX I S T I N G A U T O RE P A I R B A Y S T O BE R E M O V E D EX I S T I N G CO N V E N I E N C E MA R T T O EX P A N D EX I S T I N G HA L L W A Y TO R E M A I N EX I S T I N G RE S T R O O M TO R E M A I N At t a c h m e n t 6 Page 13 of 21 EX I S T I N G RE S T R O O M NE W EM P L O Y E E RE S T R O O M HA L L W A Y SE R V I C E AR E A SA L E S A R E A 28 ' - 0 " SH E L V E S D I S P L A Y SH E L V E S D I S P L A Y SH E L V E S SH E L V E S SHELVES 1 ' - 4 " 3 ' - 0 " ( T Y P . ) 24 ' - 0 " 5'-0" 55 ' - 6 1 / 2 " ± 27'-9 1/4"± W. I . C 9'-0"9'-0" 8 ' - 0 " EX I S T I N G S T O R A G E BEER CAVE EX I S T I N G S T O R A G E SH E L V E S SH E L V E S D I S P L A Y D I S P L A Y SH E L V E S 3' - 0 " DI S P L A Y 4 ' - 0 " CO F F E E 7' - 1 " 6 ' - 0 " 4 ' - 1 0 " SH E L V E S IC E AT M 4 ' - 6 " 1' - 0 " 4' - 0 " 2' - 6 " 2' - 0 " SH E L V E S SH E L V E S 3 ' - 0 " NE W E N T R Y D O O R NE W S T O R E F R O N T WI N D O W S NE W S T O R E F R O N T WI N D O W S SEAL EXISTING DOOR SHELVES AI R C U R T A I N PR O P O S E D P L A N 1 SC A L E : 1 / 4 " = 1 ' - 0 " PR O P O S E D P L A N 58 2 1 W 1 1 7 t h S t . Al s i p , I L 6 0 8 0 3 ph 3 1 2 - 2 2 6 - 0 0 5 1 fx 3 1 2 - 2 2 6 - 0 9 9 7 in f o @ f h s d e s i g n b u i l d . c o m 10 W GOLF RD.DES PLAINES, IL 60016 PR O P O S E D F L O O R P L A N At t a c h m e n t 6 Page 14 of 21 EX I S T I N G T / B A N D +1 4 ' - 9 " + / - EX I S T I N G T / S L A B 0' - 0 " + / - ST O R E F R O N T P A N E L CO L O R : T B D ( T Y P . ) EX I S T I N G C O N C . V E N E E R CO L O R : T B D ( T Y P . ) NE W W I N D O W S I L L . MA T E R I A L / C O L O R : T B D (T Y P . ) NE W A L U M . S T O R E F R O N T DO O R / W I N D O W ( T Y P . ) MA R A T H O N EX I S T I N G T / B A N D +1 4 ' - 9 " + / - EX I S T I N G T / S L A B 0' - 0 " + / - EXISTING CONC. VENEER COLOR: TBD (TYP.) EX I S T I N G T / B A N D +1 4 ' - 9 " + / - EX I S T I N G T / S L A B 0' - 0 " + / - EX I S T I N G C M U ( T Y P . ) EX I S T I N G T / B A N D +1 4 ' - 9 " + / - EX I S T I N G T / S L A B 0' - 0 " + / - EXISTING CONC. VENEER COLOR: TBD (TYP.) PR O P O S E D P L A N 58 2 1 W 1 1 7 t h S t . Al s i p , I L 6 0 8 0 3 ph 3 1 2 - 2 2 6 - 0 0 5 1 fx 3 1 2 - 2 2 6 - 0 9 9 7 in f o @ f h s d e s i g n b u i l d . c o m 10 W GOLF RD.DES PLAINES, IL 60016SIGNS ARE NOT IN PERMIT, SHOWN ONLY FOR COORDINATION. SIGN CONTRACTOR MUST OBTAIN SIGN PERMIT. SO U T H E L E V A T I O N 1 SC A L E : 1 / 4 " = 1 ' - 0 " EAST ELEVATION 2 SCALE: 1/4"=1'-0" NO R T H E L E V A T I O N 3 SC A L E : 1 / 4 " = 1 ' - 0 " WEST ELEVATION 4 SCALE: 1/4"=1'-0" PR O P O S E D E L E V A T I O N S At t a c h m e n t 7 Page 15 of 21 E X I S T I N G D R I V E W A Y L O A D I N G E X I S T I N G D R I V E W A Y E X I S T I N G D R I V E W A Y E X I S T I N G D R I V E W A Y 15'-0" DRIVEWAY CLEARANCE NE W 5 ' PE R I M E T E R LA N D S C A P E 1 2 3 4 5 6 7 8 9 1 0 1 1 1 3 1 4 1 5 2 6 3 7 4 8 9 10 NE W C O N C R E T E W A L K W A Y WO O D F E N C E TR A S H EN C L O S U R E NE W 1 2 " M A S O N R Y LA N D S C A P E RE T A I N I N G W A L L NE W A S P H A L T PA V I N G (E M P L O Y E E PA R K I N G ) 4' - 9 1 / 4 " ± NE W S O D 5' - 1 " ± EX I S T I N G UT I L I T Y P O L E 10 ' U T I L I T Y P O L E CL E A R A N C E EX I S T I N G UT I L I T Y P O L E 10 ' U T I L I T Y P O L E CL E A R A N C E 5'-0" NE W S O D EX I S T I N G S O D NE W M U L C H EX I S T I N G PY L O N S I G N T O RE M A I N NE W 6 " C O N C . BA R R I E R C U R B EX I S T I N G CO N C . C U R B TO R E M A I N NE W 1 2 " M A S O N R Y LA N D S C A P E RE T A I N I N G W A L L NE W S O D NE W 8 ' H I G H WO O D F E N C E 3 5 ' - 0 " 15'-0" 1 2 3 0 ' - 0 " LANDSCAPE SCHEDULE TREE QTY PARKWAY TREE (LARGE TREE 40'-60' APART)(MEDIUM 35')(SMALL 25')EVERGREEN SHRUBS 36" HIGH 5'-0" OC "BOXWOOD"8INTERNAL CANOPY TREES 'GREEN GIANT ARBORVITAE'"THUJA GREEN GIANT"2 1/2" MIN. CALIPER (TYP.)5 BLACK LAVA MULCH 0 SFDECIDUOUS SHRUBS 36" HIGH 5'-0" OC "SPIREA"8 SOD / SEED180 SF0LOT AREA :22,655± S.F.BUILDING AREA: 2,000± S.F.PERCENTAGE OF COVERAGE: 8.8%LANDSCAPE SCREENING / BUFFER: 1,373 S.F.PAVED AREA (NON-VEHICULAR):2,500± S.F.PAVED AREA (VEHICULAR): 18,900± S.F.REQUIRED INTERNAL LANDSCAPED AREA:5% OF PARKING LOT SPACE LANDSCAPED AREA PROVIDED:N/A LANDSCAPE REQ.:NUMBER OF INTERNAL TREES REQUIRED:1 PER 100 SF OF YARD NUMBER OF INTERNAL TREES PROVIDED:0 TREES NUMBER OF TREES PROVIDED IN PERIMETER SCREENING AREA:5 PARKING REQUIRED:2 SPACE PER PUMP + 1 PER 200 SF ACCESSORY RETAIL (GROSS) 2,000 SF (ACCESSORY RETAIL) 1,400 SF 1,400 / 200 = 7 SPACES 5 PUMPS = 10 SPACES TOTAL = 17 PARKING SPACES REQ'D PARKING PROVIDED:24 + 1 HANDICAPPED PARKING PR O P O S E D P L A N 58 2 1 W 1 1 7 t h S t . Al s i p , I L 6 0 8 0 3 ph 3 1 2 - 2 2 6 - 0 0 5 1 fx 3 1 2 - 2 2 6 - 0 9 9 7 in f o @ f h s d e s i g n b u i l d . c o m 10 W GOLF RD.DES PLAINES, IL 600161 REVIEW LETTER REVISIONS 08/13/21 LA N D S C A P E P L A N LA N D S C A P E P L A N 1 SC A L E : 3 / 3 2 " = 1 ' - 0 " At t a c h m e n t 8 Page 16 of 21 KLOA, Inc. Transportation and Parking Planning Consultants 9575 West Higgins Road, Suite 400 | Rosemont, Illinois 60018 p: 847-518-9990 | f: 847-518-9987 MEMORANDUM TO: Faris Samawi S&S Marathon Inc. FROM: Michael A. Werthmann, P.E., PTOE Principal DATE:July 6, 2021 SUBJECT: Traffic Evaluation Convenience Store Addition Marathon Fuel Center Des Plaines, Illinois This memorandum summarizes the results and findings of a traffic evaluation prepared by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for the proposed addition of a convenience store at an existing Marathon fuel center located in Des Plaines, Illinois. The Marathon fuel center, which currently contains 10 passenger fueling positions, is located in the northwest corner of Golf Road (IL 58) with Mount Prospect Road. Currently the fuel center building contains a three-bay service facility that is not used by the fuel center. Figure 1 shows an aerial view of the site. As proposed, the existing three-bay service facility will be removed in order to retrofit the existing building to include a convenience store. Access to the fuel center and convenience store is proposed to be provided via the existing two right-turn in/right-turn out access drives on Golf Road and the existing two right-turn in/right-turn out access drives on Mount Prospect Road. The purpose of this memorandum is to summarize the existing roadway conditions, estimate the additional vehicle trips to be generated by the convenience store, and review the existing access drives. Area Roadways The following provides a description of the physical characteristics of the adjacent roadways including geometry, traffic control, and average daily traffic volumes: Golf Road (IL 58) is an east-west, arterial road that has two lanes in each direction divided by a median. At its signalized intersection with Mount Prospect Road, Golf Road has an exclusive left- turn lane, two through lanes, and an exclusive right-turn lane on the westbound approach and an exclusive left-turn lane, a through lane, and a shared through/right-turn lane on the eastbound approach. Golf Road is under the jurisdiction of the Illinois Department of Transportation (IDOT), has a posted speed limit of 40 mph, and has an Average Annual Daily Traffic (AADT) volume of 28,100 vehicles (IDOT 2019). Attachment 9 Page 17 of 21 Aerial View of Site Figure 1 SITE Attachment 9 Page 18 of 21 Mount Prospect Road is a north-south, major collector road that has two lanes in each direction divided by a median south of Golf Road. At its signalized intersection with Golf Road, Mount Prospect Road has an exclusive left-turn lane, two through lanes, and exclusive right-turn lane on both approaches. Mount Prospect Road is under the jurisdiction of the Cook County Department of Transportation and Highways, has a posted speed limit of 40 mph, and has an AADT volume of 16,300 vehicles (IDOT 2018). Trip Generation Estimates As proposed, the fuel center’s three-bay service facility will be removed to retrofit the existing building to include a convenience store. With the addition of the convenience store, the fuel center will continue to provide 10 fueling stations and will maintain the same access and circulation system. Therefore, the use of the site will remain the same except that the three-bay service facility will be replaced with a convenience store. According to the fuel center operator, the purpose for the convenience store is to provide additional amenities for its customers. It is expected that a large portion of the customers using the convenience store will also purchase gas. Therefore, the convenience store is anticipated to generate a limited volume of new trips as a majority of the convenience store traf fic will be generated by the existing customers already using the fuel center. The additional peak hour vehicle trips estimated to be generated by the convenience store was based on a comparison of the following vehicle trip generation rates contained in Trip Generation Manual, 10th Edition published by the Institute of Transportation Engineers (ITE): •Gasoline/Service Station (Land-Use Code 944) •Gasoline/Service Station with Convenience Market (Land-Use Code 945) Table 1 shows a comparison of the traffic to be generated by the fuel center with and without the proposed convenience store. From Table 1 it can be seen that the addition of the convenience store is projected to generate a limited volume of additional traffic. Further, it is important to note that surveys conducted by ITE have shown that approximately 60 percent of trips made to fuel centers with and without convenience stores are diverted from the existing traffic on the roadway system. This is particularly true during the weekday morning and evening peak hours when traffic is diverted from the home-to-work and work-to-home trips. As such, the number of new trips to be generated by the convenience store will be further reduced. Fuel Center Access Drives Access to the fuel center and convenience store will continue to be provided via the existing two access drives on Golf Road and the two existing access drives on Mount Prospect Road. Given the barrier medians along both Golf Road and Mount Prospect Road, all four access drives are restricted to right-turn in and right-turn out movements. In addition, each access drive provides one inbound lane and one outbound lane. The four access drives are sufficient to accommodate the limited additional traffic to be generated by the convenience store, particularly given that left-turn movements are restricted at all four access drives. Attachment 9 Page 19 of 21 Table 1 ESTIMATED GENERATED TRAFFIC VOLUMES ITE Land-Use Code Weekday Morning Peak Hour Weekday Evening Peak Hour Type/Size In Out Total In Out Total 945 Gasoline/Service Station with Convenience Market 64 61 125 71 69 140 944 Gasoline/Service Station 51 52 103 70 70 140 Difference 13 9 22 1 -1 0 Conclusion The addition of the proposed convenience store will have a limited impact on the operation of the existing fuel center and the roadway system given the following: •The purpose for the convenience store is to provide additional amenities for its customers. It is expected that a large portion of the customers using the convenience store will also purchase gas. Therefore, the convenience store is anticipated to generate a limited volume of new trips as a majority of the convenience store traffic will be generated by the existing customers already using the fuel center. •The number of new trips generated by the convenience store will further be reduced as a large percentage of the traffic will be diverted from the existing traffic on the roadway system. This is particularly true during the weekday morning and evening peak hours when traffic is diverted from the home-to-work and work-to-home trips. •Access to the fuel center and convenience store will continue to be provided via the existing two access drives on Golf Road and the two existing access drive on Mount Prospect Road. The four access drives are sufficient to accommodate the limited additional traffic to be generated by the convenience store, particularly given that left-turn movements are restricted at all four access drives. Attachment 9 Page 20 of 21 10 W. Golf Rd – Public Notice 10 W. Golf Rd – Looking North at East Side Fueling & Parking Area 10 W. Golf Rd – Looking Northeast at Front of Site 10 W. Golf Rd – Looking North at West Side Fueling & Parking Area A t t a c h m e n t 1 0 P a g e 2 1 o f 2 1 COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: August 24, 2021 To: Planning and Zoning Board Members From: Jonathan Stytz, Planner Subject: Request to Continue 21-016-V 1316 Webford Avenue The petitioner will be unable to attend the meeting on August 24, 2021 due to an unforeseen conflict. As such, staff is respectfully requesting the Planning and Zoning Board to open the public hearing at the August 24, 2021 meeting and to continue the case to the September 14, 2021 Planning and Zoning Board Meeting. MEMORANDUM