HomeMy WebLinkAboutPZB 3.10.26 Mtg Mins-appdCASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
CASE NO. 26-007-TA TEXT AMENDMENTS CITYWIDE
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DES PLAINES PLANNING AND ZONING BOARD MEETING
Tuesday, March 10, 2026
MINUTES
The Des Plaines Planning and Zoning Board held its regularly scheduled meeting on Tuesday,
March 10, 2026, at 7:00 p.m. in Room 102 of the Des Plaines Civic Center.
Acting Chairman Catalano called the meeting to order at 7:01 p.m. and a roll call was established.
PRESENT: Veremis, Weaver, Fowler, Fallico and Catalano
ABSENT: Szabo and Zadrozny
ALSO PRESENT: Jonathan Stytz, Senior Planner
Jack Tierney, Management Analyst
Jeff Rogers, Director
Jonathan Mendel, Assistant Director
A quorum was present.
APPROVAL OF FEBRUARY 10, 2026 PZB MEETINGS MINUTES
Member Fowler moved and Member Fallico seconded a motion to approve the minutes as
presented.
AYES: Veremis, Weaver, Fowler, Fallico and Catalano
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
PUBLIC COMMENT ON NON-AGENDA ITEM
There was no public comment.
GENERAL COMMUNICATIONS
Acting Chairman Catalano provided the following updates:
March 2, 2026 City Council meeting result:
The Conditional Use and Major Variations request for Recycling Facility Expansion at 1777-
1841 Busse Highway was approved on first reading (second reading on March 16, 2026).
CASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
CASE NO. 26-007-TA TEXT AMENDMENTS CITYWIDE
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ADMINISTRATIVE DECISIONS:
None
PENDING APPLICATIONS:
1. Addresses: 1055 S. Mount Prospect Road and 30 E. Algonquin Road
Case Number: 26-005-FPLAT
The applicant requests a Final Plat of Subdivision to split one lot into two lots in the M-3 Special
Manufacturing District.
PIN: 09-19-101-005-0000
Applicant/Owner: Seefried Properties (Representative: Doug Houser, 8745 W. Higgins Road,
Suite 220, Chicago, IL 60631)
Acting Chairman Catalano swore-in Doug Houser representing the petitioner.
Mr. Houser presented the final plat requests for both sites showing an aerial of the subject
properties, their zoning, and detailing each final plat request. He also provided an overview of
Seefried Properties company and their focus on industrial real estate development. He added that
some of the public improvements include upgrading traffic signals and widening Algonquin Road
to five lanes although the frontage of their two subdivisions.
Acting Chairman Catalano asked for PZB comments.
Member Fallico asked if the other Des Plaines developments were speculative buildings. Mr.
Houser responded that some did not have tenants before construction and were speculative but filled
quickly due to Des Plaines’ location adjacent to O’Hare airport.
Member Fallico asked if the Algonquin Road widening part of this development is also part of the
Algonquin railroad underpass project planned immediately to the east. Assistant Director Mendel
stated the Petitioner’s Algonquin Road widening is not part of the underpass project and the
underpass project is still several years in the future at this time.
Member Weaver asked if the petitioner has a good relationship with UOP and if UOP expressed
any concerns with the proposed subdivisions. Mr. Houser stated they will maintain a portion of the
overall property, but the Petitioner will be fully separating from the remaining UOP property. He
reiterated that they have a good relationship with UOP.
Member Fallico asked if the tenants would be logistic/warehouse or some other businesses. Mr.
Houser stated there may be variety of possible permitted or conditional uses but that the proposed
developments would likely be warehouse buildings.
Member Veremis asked if these would be air freight facilities. Mr. Houser said that they could be.
CASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
CASE NO. 26-007-TA TEXT AMENDMENTS CITYWIDE
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Member Fallico asked if the Petitioner would continue to be the owner long term for the proposed
properties. Mr. Houser stated they would be the landlord for the properties long term.
Senior Planner Jonathan Stytz presented the staff analysis.
Issue: The applicant requests a Final Plat of Subdivision to split one lot into two lots of record.
Applicant/Owner: Seefried Properties (Representative: Doug Houser, 8745 W. Higgins
Road, Suite 220, Chicago, IL 60631)
Case Number: 26-005-FPLAT
PIN: 09-19-101-005-0000
Ward: #3, Alderman Sean Oskerka
Existing Zoning: M-3 Special Manufacturing District
Existing Land Use: Former office buildings and surface parking lots
Surrounding Zoning: North: R-1 Single Family Residential District
South: M-2 General Manufacturing District
East: M-3 Special Manufacturing District
West: M-3 Special Manufacturing District
Surrounding Land Use: North: Single Family Residences (Residential)
South: Former Office Building (Commercial)
East: Laboratory/Manufacturing (Industrial)
West: Office Building (Commercial)
Street Classification: Mount Prospect Road is a major collector under Cook County
jurisdiction and Algonquin Road is a major collector under Illinois
Department of Transportation (IDOT) jurisdiction.
Comprehensive Plan: The subject property is illustrated as an industrial land use on the
Future Land Use map in the 2019 Comprehensive Plan.
Zoning/Property History: As illustrated in the attached ALTA/NSPS Land Title Survey, the
subject property was improved with two separate office buildings,
each with its own off-street parking area and street address. The
northern building addressed as 1055 S. Mount Prospect Road has
since been demolished and replaced with turf, but the off-street
parking area still remains. In contrast, the two-story, 26,454-
square-foot office building and off-street parking area at the south
portion of the site addressed as 30 E. Algonquin Road still remain
as illustrated in the attached ALTA/NSPS Land Title Survey.
CASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
CASE NO. 26-007-TA TEXT AMENDMENTS CITYWIDE
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FINAL PLAT OF SUBDIVISION
Overview
The applicant requests splitting the existing site into two lots of
record and redeveloping each with a new speculative industrial
building, loading docks, off-street trailer storage spaces, and off-
street car parking spaces described in the attached Project
Narrative and illustrated on the attached Final Site Improvement
Plans. On August 26, 2025, the PZB approved the Tentative Plat
of Subdivision with the condition that all building setbacks for the
M-3 Special Manufacturing district were provided on the Final
Plat. As such, the applicant now requests a final plat, which is the
last part of the process noted in Section 13-2-5 of the Subdivision
Regulations.
The proposal includes the subdivision of the existing lot into a
9.150-acre north lot (Lot 1) and 9.624-acre south lot (Lot 2), with a
total subdivision area of 18.77 acres. The attached Final Plat of
O’Hare Logistics Center 17 and 18 Subdivision shows the locations,
boundaries, and sizes of the proposed lots.
Since the 2025 tentative plat review, a recent Amendment to
Declaration of Easement Appurtenant recorded on November 4,
2025 reduced the original 160-foot-wide easement along the north
of the subject property to 70 feet, allowing for an increase in the
building size and alteration of site improvements on the proposed
Lot 1 without a change to the overall subdivision boundaries and lot
dimensions. The table below provides an overview of the proposed
site improvements for each proposed lot in the subdivision noting
the revised site improvements for Lot 1.
Proposed Lot Improvements
Lot
ID
Lot Area Building
Area
# of
Docks
# of Parking
Spaces
# of Trailer
Storage Spaces
Lot 1 398,556 SF
(no change)
106,756 SF
(+31,396 SF)
21
(+4)
111 (+9
spaces)
30 (+21 trailer
spaces)
Lot 2 419,257 SF 166,320 SF 35 172 32
Totals 817,813 SF 273,076 SF 56 283 62
Building Lines and Easements
The Final Plat includes the required 60-foot building setbacks for all
required front, side, and rear yards in conformance with Section 12-
7-4.H of the Zoning Ordinance. Both lots in the proposed
subdivision meet the minimum 5-acre lot size requirement and
CASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
CASE NO. 26-007-TA TEXT AMENDMENTS CITYWIDE
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minimum 125-foot lot depth requirement. Note that Lot 1 will be an
interior lot with its front yard on the west property line along Mount
Prospect Road and Lot 2 will be corner lot with its front yard on the
south property line along Algonquin Road.
The subdivision plat shows: (i) a new 70-foot-wide blanket
easement along the north property line of the proposed subdivision
(reduced from 160-feet-wide) including a 10-foot-wide electrical
easement, a 10-foot-wide natural gas easement, and existing 15-
foot-wide sewer easement; (ii) a 30-foot-wide temporary
maintenance easement near the northeast portion of the proposed
subdivision including a 10-foot-wide private sanitary sewer
easement, both to be vacated; (iii) a 40-foot-wide ingress and egress
easement in the northwest corner of the subdivision along Mount
Prospect Road to be vacated; (iv) a 10-foot-wide private watermain
easement at the northeast corner of Lot 2 of the subdivision; (v) a
new 5-foot-wide public utility easement along the east (rear)
property line of Lot 1 of the subdivision; (vi) a new 5-foot-wide
public utility easement along the north (rear) property line of Lot 2
of the subdivision; and (vii) a 5-foot-wide sidewalk easement on the
west property line.
Public Works and Engineering (PWE) Review
The applicant has provided the attached Final Site Improvement
Plans, which identify the specific public improvements related to
this project including a new curb cut on Mount Prospect Road, new
side path along Algonquin Road and Mount Prospect Road,
replacement of the 12-inch watermain along Mount Prospect Road,
site grading, a new water line connection on Algonquin Road, two
new industrial buildings, detention basin, and surface parking areas.
The applicant has provided an Engineer’s Estimate of Probable Cost
(EOPC) for these improvements, which have been approved by the
PWE department with conditions as noted in the attached PWE
approval letter.
PZB Procedure and Recommended Conditions: Under Section 13-2-7 (Approval of Final Plat
by the Planning and Zoning Board) of the Subdivision Regulations, the PZB has the authority to
recommend approval, approval with conditions, or denial of the Final Plat request and forward the
decision to City Council for final determination. There are no staff recommended conditions of
approval for this request.
Member Weaver asked how far the northeastern curb cut is from the railroad to the east and if the
new curb cut will be impacted by the underpass project. Senior Planner Stytz stated that while the
Illinois Department of Transportation (IDOT) plan for the underpass project has not been finalized,
there is no concern the new curb cut will be impacted given that it is far enough away from the
railroad to the east.
CASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
CASE NO. 26-007-TA TEXT AMENDMENTS CITYWIDE
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Member Veremis asked if IDOT would have to approve of all curb cuts on Algonquin Road. Senior
Planner Stytz confirmed that Algonquin Road is under IDOT jurisdiction and any new or adjusted
curb cuts will require IDOT approval.
Member Veremis asked if trucks will come out on Algonquin Road or Mount Prospect Road when
exiting the southern development. Mr. Houser stated that the trucks will utilize Algonquin Road
when exiting the southern development because it has full access.
Acting Chairman Catalano asked if there was any public comment.
Norbert Paprocki from 949 S. Warrington Road asked about how the proposed 1055 S. Mount
Prospect development (north development) will handle stormwater management. Mr. Houser
stated their development will have its own stormwater detention area on the east side of their
development site and the existing detention basin on the northside of the subject site will be
removed but the detention basin remaining on UOP retained property to the east will remain. He
added that the new development on the northern site would include a dry basin for water run-off
and would actually decrease run-off into the existing pond.
Brayden Bobowski from 23 Westfield Lane had concerns related to traffic and truck movements
on Algonquin Road with the two proposed developments. Mr. Houser responded that a truck could
take a left turn out of the southern site onto Mount Prospect Road but can easily make turns onto
Algonquin Road with the new northeastern curb cut.
Mr. Bobowski stated that at the tentative plat review there was a discussion about trucks exiting
the southern development onto Algonquin and proceeding east to Wolf Road and he wanted to
know if this has been alleviated. Mr. Houser stated that his company did a traffic study to apply to
IDOT and Cook County for access to the adjacent roads and these studies permitted full access to
Algonquin Rd. and the Algonquin Rd ROW will continue to be a full 5 lane cross-section roadway.
Member Weaver asked how far the southwest drive to the southern development to Mount Prospect
Road is from the Westfield Lane/Mount Prospect Road intersection. Assistant Director Mendel
measured the distance for the meeting and the distance is about 180 feet between the two roadway
features.
Assistant Director Mendel also reiterated this is only a Final Plat review and not a Site Plan review.
Member Weaver moved and Member Fallico seconded a motion to recommend the City Council
approve the proposed Final Plat request.
AYES: Weaver, Veremis, Fowler, Fallico and Catalano
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
CASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
CASE NO. 26-007-TA TEXT AMENDMENTS CITYWIDE
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1. Addresses: 25 and 95 E. Algonquin Road Case Number: 26-006-FPLAT
The applicant requests a Final Plat of Subdivision to consolidate two lots into one in the M -2
General Manufacturing District.
PINs: 09-19-300-010-0000 and 09-19-300-012-0000
Applicant/Owner: Seefried Properties (Representative: Doug Houser, 8745 W. Higgins Road,
Suite 220, Chicago, IL 60631)
Acting Chairman Catalano swore-in Doug Houser representing petitioner
Mr. Houser presented the request. (Addressed in the petitioner’s presentation at the
beginning of the hearing.)
Senior Planner Jonathan Stytz presented the staff analysis.
Issue: The applicant requests a Final Plat of Subdivision to consolidate two lots into one lot of
record.
Applicant/Owner: Seefried Properties (Representative: Doug Houser, 8745 W. Higgins
Road, Suite 220, Chicago, IL 60631)
Case Number: 26-006-FPLAT
PINs: 09-19-300-010-0000 and 09-19-300-012-0000
Ward: #3, Alderman Sean Oskerka
Existing Zoning: M-2 General Manufacturing District (both properties)
Existing Land Use: Office building and parking lot (both properties)
Surrounding Zoning: North: M-3 Special Manufacturing District
South: M-2 General Manufacturing District
East: M-2 General Manufacturing District
West: R-1 Single Family Residential District
Surrounding Land Use: North: Office Buildings (Commercial)
South: Multi-tenant Industrial Building (Manufacturing)
East: Industrial Building (Manufacturing)
West: Single Family Residences (Residential)
Street Classification: Algonquin Road is a major collector under the Illinois Department
of Transportation (IDOT) jurisdiction and Mount Prospect Road is
a major collector under Cook County jurisdiction.
CASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
CASE NO. 26-007-TA TEXT AMENDMENTS CITYWIDE
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Comprehensive Plan: The subject properties are both illustrated as industrial land uses on
the Future Land Use map in the 2019 Comprehensive Plan.
Zoning/Property History: The subject properties described below are both located in the M-
2 General Manufacturing district and are currently under the
ownership of the applicant. Both properties are developed—each
with a two-story building and a surface parking area—as
illustrated on the attached ALTA/NSPS Land Title Survey.
Current Property Information
Address PIN Lot Size
25 E. Algonquin Road 09-19-300-010-0000 505,249 SF (11.59 acres)
95 E. Algonquin Road 09-19-300-012-0000 238,188 SF (5.46 acres)
FINAL PLAT OF SUBDIVISION
Request Description: Overview
The applicant requests consolidating and redeveloping both lots
into a single lot with a new 260,400-square-foot speculative
industrial building with 45 loading docks, 63 off-street trailer
storage spaces, and 300 off-street car parking spaces as described
in the attached Project Narrative and illustrated in the attached
Final Site Improvement Plans. On August 26, 2025, the PZB
approved the Tentative Plat of Subdivision with the condition that
all building setbacks for the M-2 General Manufacturing district
were provided on the Final Plat. As such, the applicant now
requests a final plat, which is the last part of the process noted in
Section 13-2-5 of the Subdivision Regulations.
The proposal includes the consolidation of the two existing lots into
one 15.98-acre lot. The attached Final Plat of O’Hare Logistics
Center 19 Subdivision shows the location, boundary, and size of the
proposed consolidated lot. The plat also notes the previously
dedicated areas along the Algonquin Road and Mount Prospect
Road rights-of-way for roadway purposes.
Building Lines and Easements
The Final Plat includes the required 65-foot front building line and
25-foot side and rear building lines in conformance with Section 12-
7-4.H of the Zoning Ordinance. While there is no minimum lot area
requirement, the single lot in the proposed subdivision will meet the
minimum 125-foot lot depth requirement. The new lot will be a
corner lot with its front yard on the west property line along Mount
Prospect Road.
CASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
CASE NO. 26-007-TA TEXT AMENDMENTS CITYWIDE
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The subdivision plat shows: (i) a new 5-foot-wide sidewalk
easement along the west property line abutting Mount Prospect
Road; (ii) a new 5-foot-wide public utility easement along the east
(rear) property line; (iii) an existing 20-foot-wide utility easement
along the south property line; and (iv) an existing 17-foot watermain
easement along the west property line of the proposed subdivision.
Public Works and Engineering (PWE) Review
The applicant has provided the attached Final Site Improvement
Plans, which identify the specific public improvements related to
this project including a new curb cut on Mount Prospect Road, new
side path along Algonquin Road and Mount Prospect Road,
adjustments to the two existing curb cuts on Algonquin Road, site
grading, a new looped water line connection on Mount Prospect
Road, a new industrial building, detention basin, and surface parking
areas. The applicant has provided an Engineer’s Estimate of
Probable Cost (EOPC) for these improvements, which have been
approved by the PWE department with conditions as noted in the
attached PWE approval letter.
PZB Procedure and Recommended Conditions: Under Section 13-2-7 (Approval of Final Plat
by the Planning and Zoning Board) of the Subdivision Regulations, the PZB has the authority to
recommend approval, approval with conditions, or denial of the Final Plat request and forward the
decision to City Council for final determination. There are no staff recommended conditions of
approval for this request.
(PZB questions and public comments addressed in the preceding discussion)
Member Weaver moved and Member Veremis seconded a motion to recommend the City Council
approve the proposed Final Plat request.
AYES: Weaver, Veremis, Fowler, Fallico and Catalano
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
CASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
CASE NO. 26-007-TA TEXT AMENDMENTS CITYWIDE
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1. Address: Citywide Case Number: 26-007-TA
The petitioner requests various text amendments to Chapters 3, 7, 8, 9, and 13 of the Zoning
Ordinance to: (i) add explicit regulations for electric vehicle charging spaces and equipment; (ii)
define additional standards for drive-through facilities and clarify their accessory use
classification; and (iii) adjust and cleanup portions of text to improve clarity and consistency
throughout.
PIN: Citywide
Petitioner: City of Des Plaines, 1420 Miner St., Des Plaines, IL 60016
Owner: N/A
Acting Chairman Catalano opened the public hearing.
Assistant Director Jonathan Mendel presented the staff analysis
Issue: Consideration of text amendments modifying regulations of the Zoning Ordinance
applicable to the installation and location of electric vehicle charging off-street parking spaces and
electric vehicle charging supply equipment. Additionally, the proposed text amendments clarify
the operation and site design regulations for drive-through facilities.
Background
The City’s zoning code regulates and controls the use and development of land within the City of
Des Plaines and is Title 12 of the City Code of Des Plaines.
Electric vehicle charging parking and supply equipment regulations
Currently, there are numerous sections of the zoning code that implicitly permit existing or new
off-street parking spaces to incorporate charging supply equipment for charging electric vehicles.
Additionally, the building and electrical codes also implicitly permit the installation of interior or
exterior building-mounted electric charging supply equipment. Despite these numerous implicit
permissions, staff recommend making the permissions more explicit within targeted portions of
the zoning code.
Refining drive-through facility operation, layout and queuing regulations
Over the years, using the current drive-through facility layout and operations regulations in City
Code Section 12-9-6, staff determined needed layout and operational code changes such as
explicitly stating that layout design must be sufficient to accommod ate operational needs,
minimum queuing length, and explicitly requiring an escape lane exit from the queuing lane.
Proposed Amendments
The intention of these amendments is to: (i) more explicitly state requirements for electric vehicle
charging parking spaces and supply equipment placement; (ii) address gaps in the drive-through
regulations; and (iii) clean up other portions of the Zoning Ordinance that require additional
clarification. The proposed amendments seek to adjust Title 12, Chapters 7, 8, 9, and 13 of the
Zoning Code, which are described in more detail below and in the attached Proposed Amendments.
CASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
CASE NO. 26-007-TA TEXT AMENDMENTS CITYWIDE
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CHAPTER 7 DISTRICTS and CHAPTER 8 ACCESSORY, TEMPORARY, AND
SPECIFIC USE REGULATIONS
The following amendments intend to explicitly identify electric vehicle supply equipment, as
currently defined in Section 12-13-3 of the Zoning Ordinance, as a permitted obstruction in all
required yards and allow accessory uses and structures in the C-7 district through a conditional use
permit. The proposed amendments in Section 12-7-1.C are as follows:
12-7-1: GENERAL DISTRICT REGULATIONS:
C. Permitted Obstruction In Required Yards: The following structures and uses shall
be permitted in the following required yards:
* * *
Required Yards
Front Side Rear Corner Side1
Driveways54 P P P P
* * *
Electric Vehicle Supply Equipment: P P P P
Refer to section 12-8-17 of this
title for specific regulations
* * *
Recreational Equipment2,3 NP P P NP
* * *
Notes:
1. Corner side yard regulations shall only apply within the R-1, R-2, R-3 and R-4 Districts.
2. There is no limit to the number of recreational equipment items allowed on any lot. However, any recreational
equipment that adds impervious surface will count towards the maximum rear yard coverage for properties
zoned R-1.
3. Accessory Auto Filling Station Canopies do not have to follow the bulk regulations set forth in section 8 -1.C.
of this title; provided, however, Accessory Auto Filling Station Canopies may not exceed 25 feet in height.
4. All driveways must comply with the applicable regulations in Section 12-9-6 .
Staff Commentary: Staff recommend amending the permitted obstructions table to explicitly
permit electric vehicle supply equipment within a minimum required yard for a given
property within a given zoning district. For example, this would permit a R-1-zoned
detached single-family property to place a stand-alone electric vehicle charging supply
pedestal along a driveway within a required 25-foot front yard setback. This could provide
the occupant the flexibility to place such equipment in a manner most advantageous to their
needs.
CASE NO. 26-005-FPLAT FINAL PLAT 1055 S. MOUNT PROSPECT RD & 30 E. ALGONQUIN RD
CASE NO. 26-006-FPLAT FINAL PLAT 25 & 95 E. ALGONQUIN RD
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12-7-3: COMMERCIAL DISTRICTS REGULATIONS:
K. Commercial Use Matrix:
TABLE 3: COMMERCIAL DISTRICTS USE MATRIX
P = Permitted use; C = Conditional use permit required
Uses C-1 C-2 C-3 C-4 C-5 C-6 C-7
Accessory uses and structures P P P P P P C
Staff Commentary: Adding accessory uses and structures as a conditional use in the C-
7 district, where they are currently prohibited adds use flexibility to a high -profile zoning
district but retains public review and scrutiny of specific implementation through a public
hearing review process.
CHAPTER 8 ACCESSORY, TEMPORARY, AND SPECIFIC USE REGULATIONS
The following amendments are a completely new subsection intended to explicitly identify
electric vehicle supply equipment bulk and placement regulations. The proposed amendment
adds the new Section 12-8-17 as follows:
12-8-17: ELECTRIC VEHICLE SUPPLY EQUIPMENT
Electric vehicle supply equipment is permitted in all zoning districts, subject to the
regulations set forth above and the following requirements:
A. Quantity: In any district, electric vehicle supply equipment shall be allowed in
addition to the total quantity of accessory structures otherwise permitted by
Section 12-8-1 as follows:
1. Detached Single-family and Two-Family Residences are permitted one
electric vehicle supply equipment pedestal for each dwelling unit.
2. All other uses are permitted multiple electric vehicle supply equipment
pedestals provided that the number of electric vehicle charging spaces do
not exceed five percent of the total off-street parking spaces.
B. Height Requirement: In any non-residential district or for any non-residential
use, electric vehicle supply equipment within any required yard shall not exceed
eight feet in height. For residential districts and uses, electrical vehicle supply
equipment cannot exceed four feet in height.
C. Minimum Setback: Electric vehicle supply equipment shall be set back a
minimum of five feet from any lot line.
D. Location of Equipment: All electric vehicle supply equipment and appurtenances
thereto shall be located adjacent to a compliant electric vehicle charging space.
All electrical service lines shall be placed underground.
E. Protection: Electric vehicle supply equipment shall be protected from vehicle
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movements by barrier curbing, steel bollards, or other adequate protection.
F. Signage & Illumination: Any signage embedded within electric vehicle supply
equipment is subject to the sign regulations of this title. Signs, advertising, and
illumination of electric vehicle supply equipment is not permissible for residential
districts and uses.
G. Landscaping: The installation of electric vehicle supply equipment shall not
exempt the parking facility from minimum interior and perimeter landscaping
requirements of this title. Electric vehicle supply equipment installed for
residential uses or in residential districts shall be improved with a minimum two-
foot-wide landscape bed around its entire base.
H. Maintenance: Electric vehicle supply equipment shall be maintained in a good and
safe condition at all times. Every damaged or missing element of any electric
vehicle supply equipment shall be repaired or replaced immediately.
I. Accessibility (ADA Compliance): Where electric vehicle charging stations are
provided, electric vehicle charging station stalls shall comply with current Federal
Americans with Disabilities Act (ADA) requirements, Illinois Accessibility Code
regulations, and all other applicable accessibility laws, rules, and regulations.
Accessible electric vehicle charging station stalls shall provide an accessible route
to the entrance of the primary use and/or the public right-of-way.
Staff Commentary: The proposed amendments clarify and make explicit many of the
current regulations for electric vehicle parking spaces and charging equipment placement.
CHAPTER 9 OFF STREET PARKING AND LOADING FACILITIES
The following amendments intend to: (i) clarify the need to provide off-street parking and loading
facilities necessary for the safe and compliant operation of uses regardless of the existing
standards; (ii) expand and clarify specific standards for drive-through facilities; (iii) adjust and
clarify surfacing and striping standards; (iv) adjust and expand regulations for electric vehicle
charging parking spaces and reference new standards for electric vehicle charging supply
equipment in Section 12-8-17; (v) add a specific note related to compliance of State of Illinois law
when in conflict with the Zoning Ordinance; and (vi) incorporate miscellaneous adjustments
related to off-street loading spaces and land-bank parking.
12-9-2: GENERAL REQUIREMENTS:
* * *
I. Regardless of the minimum off street parking and loading requirements of Title
12, Chapter 9, all uses must provide parking and loading facilities in a quantity
necessary for the safe and compliant operation of the subject land use(s).
* * *
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12-9-7: OFF STREET PARKING REQUIREMENTS:
The parking and loading requirements applicable in each district are set forth below, except as
exempted by State of Illinois law:
* * *
Staff Commentary: The above two text amendments make the implicit explicit in the City’s
zoning code. The first is a new subsection to Section 12-9-2 explicitly states that regardless
of the zoning code’s minimum parking requirements, any given property/use operator must
provide sufficient parking to accommodate their particular use and operation. The second
explicitly states the City’s zoning code minimum off-street parking requirements are
mandated unless exempted/preempted by an applicable State of Illinois law. This need to
be explicit arises from current State of Illinois laws (SB 2111) approved in December 2025
and effective June 2026 preempting the City’s ability to require minimum off-street
residential and most commercial parking requirements within ½ mile of a commuter train
station and public bus routes with a 15 minute or less headways. This applies to a sizable
portion of the City of Des Plaines.
12-9-4: STACKING SPECIFIC REQUIREMENTS FOR DRIVE-THROUGH
FACILITIES:
A. Required Stacking Spaces: Every drive-through facility shall provide sufficient off-
street stacking spaces to accommodate operations while preventing queues from
extending into the public right-of-way, but in no case shall there be fewer than six (6)
stacking spaces per facility as measured backward from the menu board. ,plus one
stacking space per waiting area provided. The stacking spaces shall be designed so to
not interfere with the ingress and egress of the off street parking provided on the site.
(Ord. Z-8-98, 9-21-1998)
B. Required Drive-Through Escape Exit Lane: All drive-through facilities shall
include an exit lane between the ordering point and pick-up window that is
accessible from all drive-through lanes. The exit lane shall be a minimum of 12
feet in width and designed to not interfere with the ingress and egress of the off
street parking provided on the site.
Staff Commentary: Staff proposes these text amendments to refine and further calibrate
the specific zoning code drive-through facilities regulations. The current regulations
have some blind spots regarding escape lanes , minimum drive-through queue length and
general need to explicitly state the desire to prevent drive-through facility queueing into
adjacent public rights-of-way. The above minor but crucial additions to the drive-
through facility operational and site layout regulations will provide clear direction
12-9-6: SPECIFICATIONS FOR OFF STREET PARKING AND OUTSIDE STORAGE
AREAS
* * *
A. Surfacing And Striping:
1. All off street parking areas, including around the perimeter and interior landscaped
islands, and access driveways, shall be fully improved with a hard surface pavement
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(consisting of a continuous combination concrete curb and gutter, type B-6.12 as
specified in Illinois department of transportation, bureau of design, highway
standard 2130) as required by the city building code. The curb and gutter shall be
located a minimum of three and one-half feet (31/2') from any adjacent property line
or right of way line.
2. Striping of the surface to define each parking space shall be provided and visible at
all times. Except when accessory to a single-family residential use, eElectric
vehicle charging spaces shall be clearly identified through pavement markings,
striping, and/or symbols indicating their use for charging. Such markings shall be
maintained in a visible and legible condition and shall comply with all applicable
federal, state, and local regulations. Mobility impaired accessible spaces shall be
marked in accordance with Section 12-9-8 of this title.
3. Upon a change in occupancy of any unit within or the transfer of ownership of a
non-residentially zoned property, all outside storage areas located on the property
shall be modified to meet the following standards: (i) the design and maintenance
of the outside storage area must allow for adequate ingress and egress; and (ii) the
outside storage area must be fully improved with a hard surface pavement
(consisting of a continuous combination concrete curb and gutter located a
minimum of three and one-half feet from any adjacent property line or right of way
line). No certificate of occupancy will be issued by the city until the outside storage
areas comply with this subsection D of this section.
B. Electric Vehicle Charging Spaces: Electric vehicle charging spaces, whether standard or
mobility impaired accessible off-street parking spaces, are subject to the same
dimension and setback requirements as all other parking spaces, and must also comply
with the specifications below:; provided, however, that mobility impaired accessible
parking spaces have priority over electric vehicle charging spaces in proximity and
accessible routes to building entrances. A mobility impaired accessible parking space may
also serve as an electric vehicle charging space; provided, however, that the minimum
number of mobility-impaired parking spaces for the facility must first be met by non-
charging spaces.
The following specifications shall apply to electric vehicle charging spaces:
1. Electric vehicle charging spaces must be striped with a symbol and lettering to
indicate their reservation for charging, and may have a sign not to exceed 1.5 square
feet in area designating such reservation mounted to a wall or freestanding post. An
electric vehicle charging space that is also a mobility impaired accessible space
must fully comply with the specification requirements for accessible spaces.
2. Electric vehicle supply equipment may be located adjacent to the electric vehicle
charging spaces. Charging ports shall not exceed eight feet in height.
3. Signage embedded within charging ports is subject to the sign regulations of this
title.
4. The installation of electric vehicle supply equipment shall not exempt the parking
facility from minimum interior and perimeter landscaping requirements of this title.
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1. Electric vehicle charging spaces shall count toward the minimum parking
requirements; provided, however, that no more than five percent of the
required off-street parking spaces are utilized for electric vehicle charging
spaces.
2. Mobility impaired accessible parking spaces have priority over electric vehicle
charging spaces in proximity and accessible routes to building entrances. A
mobility impaired accessible parking space may also serve as an electric
vehicle charging space; provided, however, that the minimum number of
mobility-impaired parking spaces for the facility must first be met by non-
charging spaces.
3. All electric vehicle charging equipment associated with an electric vehicle
charging space shall comply with all regulations in Section 12-8-17 of this title.
12-9-9: OFF STREET LOADING REQUIREMENTS
* * *
5. Use:
a. No motor vehicle repair work or service of any kind shall be permitted in
conjunction with loading facilities provided in any residential or
commercial district.
b. Space allocated to any off street loading space shall not be used to satisfy
the space requirements for any off street parking facilities or portions
thereof.
Staff Commentary: Staff proposes to explicitly state the current zoning code’s implicit
requirements for certain parking space striping and use of loading facilities.
CHAPTER 13 DEFINITIONS
The following amendments would apply to the zoning code Electric Vehicle Charging Space
definition.
12-13-3: DEFINITION OF TERMS:
For the purposes of this title, the following terms shall have the following meanings:
* * *
ELECTRIC VEHICLE CHARGING SPACE: A marked parking space in a public or private
off-street parking facility that provides for the charging of electric vehicles. Electric vehicle
charging spaces may fulfill up to five percent of an off-street parking requirement and may be
adjacent to electric vehicle supply equipment. "Electric Vehicle Charging Space" does not include
off-street parking directly adjacent to private residential driveways or in private residential
garages, where charging technology may also be installed.
* * *
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Staff Commentary: Staff proposes removing specific location and use regulations from the
definition as definitions are not the place in a zoning code for use/bulk/location
requirements. Consistent with professional best practice, they must be placed elsewhere in
the zoning code’s applicable regulatory sections.
Standards for Text Amendments:
Consideration of the following standards included in Section 12-3-7.E. of the City Code is required
when formulating a recommendation to amend the text of the Zoning Ordinance. Both the PZB &
City Council may use the justifications below as their rationale, adopt their own, or reject the
amendments based upon these points, however consideration should be based upon sound
legislative discretion rather than any one standard.
1. Whether the proposed amendment is consistent with the goals, objectives, and policies
of the comprehensive plan, as adopted and amended from time to time by the city
council;
The 2019 Comprehensive Plan generally encourages regular (re)examination of our land use
regulations to modernize and clarify the zoning code’s use and interpretation The proposed
amendments provide these benefits at the individual property, neighborhood, community-
wide levels.
2. Whether the proposed amendment is compatible with current conditions and the overall
character of existing development;
The proposed amendments desire clarification and greater calibration of electric vehicle
charging equipment and parking regulations and implementation throughout the community.
This same intent and execution is embodied in the proposed amendments to the accessory
structure/use and drive-through facility regulations.
3. Whether the proposed amendment is appropriate considering the adequacy of public
facilities and services available to this subject property;
The proposed amendments provide clarity for the implementation of private infrastructure
and accessory uses/structures.
4. Whether the proposed amendment will have an adverse effect on the value of properties
throughout the jurisdiction.
Most of the proposed amendments simply propose clarification and greater calibration of
primarily implicitly permitted activities, such as electric vehicle parking and equipment and
drive-through facilities. The amendments related to accessory structures is a broad change to
the current regulatory scheme but needed to provide more appropriately calibrated accessory
structure regulations for a given land use and/or zoning district intensity.
5. Whether the proposed amendment reflects responsible standards for development and
growth.
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The proposed amendments certainly reflect responsible regulation of development and growth
as they provide greater clarity and flexibility for existing land uses which currently are quite
inflexible and/or not clearly stated.
PZB Procedure and Recommended Conditions: Per Section 12-3-7.D.3 of the Code, the PZB
has the authority to recommend approval or approval with modification of the proposed text
amendments to the City Council. Per Section 12-3-7.D.4 of the Code, City Council has final
authority regarding whether to adopt the proposed text amendments to the Zoning Ordinance.
Acting Chairman Catalano asked for PZB comments or questions.
Member Veremis would any of these regulations be retroactive. Assistant Director Mendel stated
that none would be retroactive and we are not permitted to create retroactive regulations.
Member Fallico asked if these requirements have the same setback for EV pedestals the same as a
principal building. Assistant Director Mendel stated the setbacks for the EV pedestals would be
different than a principal structure.
Member Fallico asked if EV pedestals could be in a front yard and create an aesthetic issue.
Assistant Director Mendel outlined the proposed regulations allowing a pedestal anywhere within
a front yard.
Member Fallico asked if there are aesthetic regulations for the pedestals. Senior Planner Stytz
stated there are minimum pedestal base landscaping requirements.
Member Fowler asked about placing these in front of a garage and how it could be implemented.
Assistant Director Mendel further outlined that in a side yard the pedestal would have to be at least
5 feet from a side lot line and that they could go within a front yard, but there is going to be
minimum aesthetic requirements in the zoning code and minimum design to comply with the
electrical code.
There was general discussion between staff and the PZB member.
Member Weaver asked about general site landscaping regulations and how staff determines the
scale of the intensity of landscaping for sufficiency. Assistant Director Mendel outlined some
general landscaping examples of categorical regulations within the zoning code.
Mr. Stytz and Mr. Mendel also outlined the general staff enforcement practice.
Member Veremis asked whether we surveyed other municipalities regulations. Assistant Director
Mendel stated that these regulations come out of an EV Readiness Program within the
Metropolitan Mayors Caucus. He asked Management Analyst Jack Tierney to elaborate.
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Management Analyst Jack Tierney outlined the City’s participation in the EV Readiness Program
and that many other municipalities provided their current EV policies and regulations for
comparison and analysis by all participants.
Member Weaver moved and Member Fallico seconded a motion to recommend the City
Council approve the proposed text amendments to City Code Title 12 as presented.
AYES: Weaver, Fallico, Veremis, Fowler, and Catalano
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
ADDITIONAL ITEMS
None
ADJOURNMENT
Acting Chairman Catalano adjourned the meeting by affirmative voice vote at 7:55 P.M.
Sincerely,
Jonthan Mendel, AICP, Assistant Director/Recording Secretary
cc: City Officials, Aldermen, Planning & Zoning Board, Petitioners