HomeMy WebLinkAboutPZB 2.10.26 Mtg Mins_appdCASE NO. 25-068-APPEAL APPEAL 1057 HOLLYWOOD AVE
CASE NO. 25-071-CU-V CONDITIONAL USE/MAJ. VARS. 1777-1841 BUSSE HWY
CASE NO. 26-004-V MAJ. VARS. 1313-1333 E. OAKTON ST.
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DES PLAINES PLANNING AND ZONING BOARD MEETING
Tuesday, February 10, 2026
MINUTES
The Des Plaines Planning and Zoning Board held its regularly scheduled meeting on Tuesday,
February 10, 2026, at 7:00 p.m. in Room 102 of the Des Plaines Civic Center.
Chairman Szabo called the meeting to order at 7:00 p.m. and a roll call was established.
PRESENT: Catalano, Veremis, Zadrozny, Weaver, Fowler, Fallico and Szabo
ABSENT: None
ALSO PRESENT: Jeff Rogers, Director
Jonathan Mendel, Assistant Director
A quorum was present.
APPROVAL OF JANUARY 13, 2026 PZB MEETINGS MINUTES
Member Fowler moved and Member Fallico seconded a motion to approve the minutes as
presented.
AYES: Catalano, Veremis, Zadrozny, Weaver, Fowler, Fallico and Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
APPROVAL OF JANUARY 27, 2026 PZB MEETINGS MINUTES
Member Fallico moved and Member Folwer seconded a motion to approve the minutes as
presented.
AYES: Catalano, Veremis, Zadrozny, Weaver, Fowler, Fallico and Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
CASE NO. 25-068-APPEAL APPEAL 1057 HOLLYWOOD AVE
CASE NO. 25-071-CU-V CONDITIONAL USE/MAJ. VARS. 1777-1841 BUSSE HWY
CASE NO. 26-004-V MAJ. VARS. 1313-1333 E. OAKTON ST.
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PUBLIC COMMENT ON NON-AGENDA ITEM
There was no public comment.
GENERAL COMMUNICATIONS
Chairman Szabo provided the following updates:
• February 2, 2026 City Council meeting results:
o Conditional Use Permit for a Planned Unit Development including a Combined
Preliminary and Final Planned Unit Development Plat, Tentative and Final Plat of
Subdivision, Major Variations, and a Minor Variation for Vetter Real Estate USA,
LLC at 10-60 West Algonquin Road – ORDINANCE Z-4-26 – APPROVED 7-0 with
1st & 2nd reading (This came before the PZB on December 9, 2025)
ADMINISTRATIVE DECISIONS:
None
PENDING APPLICATIONS:
1. Address: 1057 Hollywood Ave. Case Number: 25-068-APPEAL
Continued from the January 27, 2026 PZB meeting - WITHDRAWN ON FEBURARY 9,
2026
The petitioner requests an appeal of the Zoning Administrator’s October 2, 2025 determination
regarding the loss of nonconforming use status for a two-unit dwelling in the R-1 Single Family
Residential District.
PIN: 09-17-305-007-0000
Petitioner/Owner: Kendall Partners, Ltd. (Representative: Kevin Hansen), 129 Commercial
Drive, Unit 7, Yorkville IL 60560
Chairman Szabo asked why the request was withdrawn.
Director Rogers explained why withdrawn due it be compliant with zoning as a two-unit
multi-family building and doesn’t require review by the PZB.
2. Addresses: 1777 and 1841 Busse Highway Case Number: 25-071-CU-V
Continued from the January 13, 2026 PZB meeting
The petitioner requests (i.) Conditional Use for a Recycling Center for a metal processing facility;
(ii.) Major Variations to allow a.) loading spaces that open onto or face a public right-of-way, and
b.) reduce required front, side, and rear yards to allow for the construction of an addition to the
existing facility; and (iii.) any other exceptions, variations, waivers, and zoning relief as may be
necessary.
PINs: 09-21-107-033 & 09-21-107-039
CASE NO. 25-068-APPEAL APPEAL 1057 HOLLYWOOD AVE
CASE NO. 25-071-CU-V CONDITIONAL USE/MAJ. VARS. 1777-1841 BUSSE HWY
CASE NO. 26-004-V MAJ. VARS. 1313-1333 E. OAKTON ST.
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Petitioner: Mid-States Recycling, Inc., 1841 Busse Highway, Des Plaines, IL 60016
Owner: ELSE II, LLC, 1841 Busse Highway, Des Plaines, IL 60016
Chairman Szabo did not need to swear-in petitioners as still open meeting and hearing.
Mr. Dan Dowd (Petitioner’s attorney) presented their revised plans developed since the January
13, 2026 PZB meeting.
Michael Arenson (Petitioner’s architect) reiterated the history of how we got to this meeting.
Outlining the revised site plan made since to the on-street parking, off-street parking and on-site
security fence changes.
Chairman Szabo asked for PZB questions and comments. There were none, so he asked for the
staff presentation.
Assistant Director Jonathan Mendel presented the additional staff analysis on the revised site plan
and how it affects the request and the PZB’s review and decision.
Background: At the January 13, 2026 PZB meeting, the public hearing for the proposed expansion
of Mid-States Recycling onto their vacant lot at 1777 Busse Hwy. immediately adjacent westerly.
The proposed expansion requires Conditional Use approval and several Major Variations.
The January 9, 2026 staff memo and analysis discussed a potentially hazardous condition related
to the existing parking area partially within the Busse Hwy. public ROW adjacent to the front of
the 1841 Busse building. Here is an excerpt from the January 9, 2026 staff memo on this subject:
The Planning and Zoning Board are encouraged to evaluate the site in relation to Standard 8 of
the Conditional Use Standards regarding traffic and access. A suggested condition of approval
would require reconfiguration of existing parking spaces along Busse Highway to comply with
Section 12-9-6 of the Zoning Ordinance, if the Planning and Zoning Board and City Council
determine it is necessary to address potential traffic and bicycle safety considerations. Draft
language for this condition is included in the suggested conditions section.
During the January 13, 2026 PZB public hearing, there was extensive discussion between the
petitioner, the PZB and staff regarding whether this parking area in the Busse public ROW would
be permitted to continue as is or whether it must be modified to comply with City design and
construction requirements and procedures.
Status Update: The petitioner developed and provided staff a detailed schematic zoning level plan
(Attachment 2) and a narrative (Attachment 1) to improve all the Busse public ROW with public
sidewalk, parkway, curbing/drainage and twelve public parallel parking spaces can’t be reserved
for only the petitioner’s private use.
As part of the revised site plan, the petitioner also proposes moving the 1841 Busse’s security
gate/fence is move southerly within the existing off-street parking area to place three parking
spaces outside the security fence to accommodate customer off-street parking for access to the
business’ primary customer entrance currently at the northeasterly corner of the existing 1841
Busse Hwy building.
CASE NO. 25-068-APPEAL APPEAL 1057 HOLLYWOOD AVE
CASE NO. 25-071-CU-V CONDITIONAL USE/MAJ. VARS. 1777-1841 BUSSE HWY
CASE NO. 26-004-V MAJ. VARS. 1313-1333 E. OAKTON ST.
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Staff Review: Applicable City staff have reviewed the plan and there are minimal plan details
and permit procedural comments from the PWE-Engineering Division (as shown in Attachment
2).
Additionally, the revised site plan with the parallel parking spaces in the Busse public ROW
satisfies the Conditional Use Standard #8 outlined above and the January 9, 2026 staff memo.
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 permit. 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 suggests the following conditions.
Revised Suggested Conditions of Approval:
1. The permit plans shall be consistent with Attachment 2 dated January 23, 2026 to this
February 6, 2026 memo reconstructing the Busse Hwy public ROW frontage along 1841
Busse Hwy and 1777 Busse Hwy.
2. The petitioner shall install and maintain signage identifying site entry and exit points for
delivery and service vehicles. Signage shall be visible from Busse Highway and designed
to minimize conflicts with bicycles, pedestrians, and other vehicles. Final plans for
signage shall be submitted to and approved by the Director of Community and Economic
Development prior to issuance of a certificate of occupancy.
3. Parkway landscaping adjacent to the site must be installed in accordance with City
requirements. The Public Works and Engineering Director or their designee may allow
for modified plantings in this area, based on Illinois Department of Transportation
(IDOT) requirements or consultation.
4. Environmental inspections shall be conducted by a qualified environmental professional
retained by the petitioner at each milestone identified in the Construction-Phase
Environmental Inspection Schedule. The consultant shall document each inspection and
shall provide this documentation to the City. The Construction-Phase Environmental
Inspection Schedule may be revised as necessary by the Director of Community and
Economic Development to accommodate changes in construction sequencing or site
conditions.
5. If previously unidentified contaminated soil, groundwater, or vapors are encountered, work
shall cease in the affected areas and the petitioner shall notify the City and retain a qualified
environmental professional to evaluate the conditions. Documentation of any such events
CASE NO. 25-068-APPEAL APPEAL 1057 HOLLYWOOD AVE
CASE NO. 25-071-CU-V CONDITIONAL USE/MAJ. VARS. 1777-1841 BUSSE HWY
CASE NO. 26-004-V MAJ. VARS. 1313-1333 E. OAKTON ST.
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and response actions shall be provided to the City before work can continue.
6. If construction experiences significant delays, as determined by the Director of Community
and Economic Development, the petitioner shall coordinate with the City to implement
temporary site protection measures.
7. Prior to issuance of a certificate of occupancy, the petitioner shall submit a letter from a
qualified environmental professional or applicable agency confirming that construction
was completed in compliance with approved environmental measures and that no
unresolved environmental issues remain that would limit the approved use of the site.
Chairman Szabo for PZB questions and comments from the public.
Member Weaver asked the petitioner if they are familiar with the proposed conditions of approval
and is the petitioner agreeable.
Mr. Jack Brown agreed to the conditions of approval as proposed.
Member Weaver moved and Member Catalano seconded a motion to recommend the City Council
approve the proposed request as amended during the February 10, 2026 PZB meeting and the
conditions of approval as presented by staff.
AYES: Weaver, Catalano, Veremis, Zadrozny, Fowler, Fallico and Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
3. Address: 1313-1333 E. Oakton Street Case Number: 26-004-V
The petitioner requests major and standard variations for (i. )building coverage exceeding the 35
percent requirement, a reduction of the minimum required front yard setback, (ii.) building height
comprised of more than 2.5 stories, (iii.) reduction in the minimum landscaping requirements, and
(vi.) site lighting levels less than the minimum required and with less than the minimum open
design and any other exceptions, variations, waivers, and zoning relief as may be necessary to
construct a new public fire station and accessory improvements.
PINs: 09-29-202-004, 09-29-202-005, 09-29-202-006, 09-29-202-007, 09-29-202-008 & 09-29-
202-015
Petitioner/Owner: City of Des Plaines, 1420 Miner St., Des Plaines, IL 60016
Chairman Szabo swore in the petitioner City of Des Plaines Community & Economic
Development Director Jeff Rogers.
Director Jeff Rogers presented the City’s proposal for the redevelopment and replacement of City
Fire Station #62 and it’s design and function. He also stated that Justin Green from the City’s
Public Works & Engineering Department is in attendance also.
Chairman Szabo asked for PZB member questions or comment
CASE NO. 25-068-APPEAL APPEAL 1057 HOLLYWOOD AVE
CASE NO. 25-071-CU-V CONDITIONAL USE/MAJ. VARS. 1777-1841 BUSSE HWY
CASE NO. 26-004-V MAJ. VARS. 1313-1333 E. OAKTON ST.
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Member Weaver asked about the likely deliveries from the public alley or from Oakton Street.
Director Rogers stated there is not typically delivery vehicles coming to this property, but smaller
Fire Department vehicles and equipment would likely access the property from the public alley.
Member Fowler what percentage of the property is occupied by the proposed building. Staff
indicated the BLC is 39.8%.
Chairman Szabo asked if public notice sign was posted and if staff has received any comments
from neighbors.
Director Rogers and Assistant Director Mendel stated there were no substantive public inquires.
Member Weaver asked about the Fire Department equipment allocation to this site and does it
mean the proposed larger building is needed to meet modern professional requirements and
staffing level.
Director Rogers outlined the general operational needs for the City’s current Fire Department.
Member Weaver asked about additional Fire Station locations within the City.
Director Rogers stated there are plans to construct a new facility elsewhere in the City.
Member Fowler suggested other locations.
Member Veremis asked about the construction timeline.
Director Rogers outlined the desired construction timeline of 12-18 months to occupancy.
Assistant Director Jonathan Mendel presented the additional staff analysis.
Issue: The petitioner requests the following major variations for the proposed City of Des Plaines
Fire Station 62:
• 39.8% Building Coverage exceeding the 35% maximum
• 10.9 foot front yard setback instead of the minimum required 25 feet on the site’s westside
• Various reductions and omissions of minimum landscaping requirements
• Site lighting levels less than the minimum required
Petitioner/Owner: City of Des Plaines, IL, 1420 Miner Street, Des Plaines, IL 60016
Case Number: #26-004-V
PIN: 09-29-202-008-0000, 9-29-202-007-0000, 9-29-202-006-0000, 9-
29-202-005-0000, 9-29-202-004-0000 & 9-29-202-015-0000
Ward Number: #5, Alderman Thomas Merlin
Existing Zoning: R-1, Single Family Residential
Existing Land Use: City Fire Station (Public Facility)
Surrounding Zoning: North: C-4, Regional Shopping District
South: R-1, Single Family Residential District
CASE NO. 25-068-APPEAL APPEAL 1057 HOLLYWOOD AVE
CASE NO. 25-071-CU-V CONDITIONAL USE/MAJ. VARS. 1777-1841 BUSSE HWY
CASE NO. 26-004-V MAJ. VARS. 1313-1333 E. OAKTON ST.
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East: C-3, General Commercial District
West: R-1, Single Family Residential District
Surrounding Land Uses: North: Regional Shopping Center (commercial)
South: Single Family Residences (residential)
East: Commercial Buildings (commercial) & railroad tracks
West: Single Family Residences (residential)
Street Classification: E. Oakton Ave. is a Minor Arterial under City of Des Plaines
jurisdiction.
Comprehensive Plan: The Comprehensive Plan illustrates this site as residential.
Property/Zoning History: Overview
The subject property has been a City Fire Station for many decades and three single family houses.
The City acquired the single-family houses over the last several years to permit the proposed Fire
Station 62 redevelopment.
The proposed variations permit the optimal building and site design and function for this critical
part of the City of Des Plaines EMS services. Fire Station 62 has been serving the Des Plaines
community for more than 65 years at this location and must continue serving the community
proficiently in the 21st century.
MAJOR VARIATIONS
Request Description: Overview
The City has planned this Fire Station 62 redevelopment for several years to replace and modernize
this critical public facility to better serve the Des Plaines community.
The City seeks the following major variations:
• 10.9 foot front yard setback instead of the minimum required 25 feet on the site’s westside in
Section 12-7-2.J-Table 2.
• 39.8% Building Coverage exceeding the 35% maximum in Section 12-7-2.J-Table 2
• Parking Lot Setback – Reduction from 5.0 feet to 3.0 feet at the northeast corner of the site in
Section 12-10-8.B.3 and 12-9-6.F.
• Omitting required shade trees at the south end of the east and west parking rows in Section 12-
10-8.A.2
• Omitting landscaping adjacent to the proposed mechanical screening where a minimum of 3.0
feet of landscaping is required
• Omitting foundation landscaping on the east building elevation – No foundation landscaping
is proposed on the east elevation where a minimum quantity of landscaping adjacent to 35%
of the building foundation on street-facing elevations is required in Section 12-10-10.
• Parking Lot Light Levels – The proposed lighting design provides lighting at levels slightly
below 1.0 foot-candle in limited areas of the parking lot in Section 12-9-6.G.
CASE NO. 25-068-APPEAL APPEAL 1057 HOLLYWOOD AVE
CASE NO. 25-071-CU-V CONDITIONAL USE/MAJ. VARS. 1777-1841 BUSSE HWY
CASE NO. 26-004-V MAJ. VARS. 1313-1333 E. OAKTON ST.
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Consideration of Alternatives
Given the constraints of the subject property and the needs of a modern full-service Fire
Department, there were limited alternatives for total compliance.
Front yard setback:
• To provide an adequate vehicle bay, living quarters and on -site parking, the building’s
width is at the minimum necessary to provide sufficient functional space for the EMS
operations.
Building Coverage
• The proposed building coverage is 4.8% more than the maximum permitted 35%. It is
necessary to provide the minimum sufficient interior function. Also, this difference is not
readily perceivable on the ground in the field.
Minimum landscaping requirements
• Alternatives would reduce the on-street parking for the Fire personnel assigned to this
station and could hamper operations especially at shift change.
Standards for Variation: The following is a discussion of standards for variations from
Section 12-3-6(H) of the Zoning Ordinance. Rationale for how the proposal would satisfy the
standards is provided below and in the petitioner’s response to standards. The PZB may use
this rationale toward its recommendation, or the Board may make up its own. For the following
standards for variations see the response to standards in Attachment 5.
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.
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.
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.
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.
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
CASE NO. 25-068-APPEAL APPEAL 1057 HOLLYWOOD AVE
CASE NO. 25-071-CU-V CONDITIONAL USE/MAJ. VARS. 1777-1841 BUSSE HWY
CASE NO. 26-004-V MAJ. VARS. 1313-1333 E. OAKTON ST.
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owner to make more money from the use of the subject lot.
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.
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.
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.
PZB Procedure and Recommended Conditions: Under Section 12-3-6.G.2.b (Procedure for
Review and Decision of Major Variations) of the Zoning Ordinance, the PZB has the authority to
recommend the City Council approve or deny the major variations request. 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 12-3-6.H (Standards for Variation) of the Zoning Ordinance.
Member Catalano asked about the stormwater management method.
Director Rogers outlined compliance with local and County stormwater management.
Chairman Szabo asked about if the existing lots have to be consolidated.
Director Rogers stated consolidation through plat of subdivision is not required for this project.
Member Weaver moved and Member Catalano seconded a motion to recommend the City
Council approve the request as proposed
AYES: Weaver, Catalano, Fowler, Fallico, Veremis, Zadrozny and Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
ADDITIONAL ITEMS
Member Fowler asked about the status of the 622 Graceland property.
Director Rogers outlined the property’s current status.
ADJOURNMENT
Chairman Szabo adjourned the meeting by affirmative voice vote at 7:44 P.M.
Sincerely,
Jonthan Mendel, AICP, Assistant Director/Recording Secretary
cc: City Officials, Aldermen, Planning & Zoning Board, Petitioners