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HomeMy WebLinkAboutPZB 4.14.26 Mtg Mins-appdCASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 1 DES PLAINES PLANNING AND ZONING BOARD MEETING Tuesday, April 14, 2026 MINUTES The Des Plaines Planning and Zoning Board held its regularly scheduled meeting on Tuesday, April 14, 2026, at 7:00 p.m. in Room 102 of the Des Plaines Civic Center. Acting Chairman Catalano called the meeting to order at 7:00 p.m. and a roll call was established. PRESENT: Veremis, Weaver, Fowler, Zadrozny and Catalano ABSENT: Szabo and Fallico ALSO PRESENT: Jonathan Stytz, AICP, Senior Planner Jonathan Mendel, AICP, Assistant Director A quorum was present. APPROVAL OF MARCH 10, 2026 PZB MEETINGS MINUTES Member Fowler moved and Member Veremis seconded a motion to approve the minutes as presented. AYES: Veremis, Weaver, Fowler, Zadrozny, and Catalano NAYS: None ABSTAIN: None ***MOTION CARRIED*** PUBLIC COMMENT ON NON-AGENDA ITEM There was no public comment. GENERAL COMMUNICATIONS Assistant Director Jonathan Mendel provided the following updates and general communication: March 16, 2026 City Council meeting results: • Approved Major Variations for Fire Station 62 at 1313-1333 East Oakton Street –1st & 2nd Reading (from the February 10, 2026 PZB recommendation) • Approved Conditional Use and Major Variations for a Recycling Facility Expansion at 1777-1841 Busse Highway – 2nd Reading (from the February 10, 2026 PZB recommendation) CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 2 April 6, 2026 City Council meeting results: • Approved Text Amendments to the City Code, Title 12, Zoning Regarding Regulations for Off-Street Parking, Accessory Uses Related to EV Readiness and Drive-Through Facility Operation and Layout Design Regulations – 1st Reading (from the March 10, 2026 PZB recommendation) • Approved a Final Plat of Subdivision from Section 13-2-8 of the Subdivision Regulations to Split One Lot into Two Lots at 1055 S. Mt. Prospect Road and 30 E. Algonquin Road (from the March 10, 2026 PZB recommendation) • Approved a Final Plat of Subdivision from Section 13-2-8 of the Subdivision Regulations to Consolidate Two Lots into One Lot at 25 & 95 E. Algonquin Road (from the March 10, 2026 PZB recommendation) Reminder of March 20, 2026 Clerk’s Office email: Please forward a copy of your Cook County Statement of Economic Interests and the Disclosure Statement to the City Clerk’s office by May 1, 2026. Discuss staff memo formatting ADMINISTRATIVE DECISIONS: None PENDING APPLICATIONS: 1. Address:         999 E. Touhy Avenue                                             Case Number: 26-008-CU-V The petitioner requests: (i) a conditional use amendment to allow an electronic message board (EMB) sign in the C-2 Limited Office Commercial district at 999 E. Touhy Avenue; (ii) a major variation to allow an EMB sign that exceeds 500 square feet in area per side; and (iii) and any other variations, waivers, and zoning relief as may be necessary. Petitioner/Owner:  ALM 7 LLC and DPM LLC (Representative:, 999 E. Touhy Avenue, Suite 120, Des Plaines, IL 60018 Acting Chairman Catalano swore-in the petitioner representatives – Dante Monteverde (property owner representative), Sam Menna and Carmella Menna (sign contractors). Ms. Menna presented the conditional use and major variation requests for the proposed Electronic Message Board (EMB) sign in detail consistent with the agenda packet plans. She showed an aerial image of the property all existing signs identified and the location of the existing EMB sign to be replaced. She noted that the new sign will utilize the same structure/location as the existing sign but will be 9 square feet larger on each side. She added that the sign will not have any sounds, not be distracting, and will be compliant with all city requirements. Ms. Menna also explained that landscape plantings will be added at the base of the EMB sign. CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 3 Dante Moneverde, representing the petitioner/property owner, added that the existing EMB sign is a great amenity to the tenants on site but is also a great asset for the community because this sign does display community messages as well. Acting Chair Catalano asked if the proposed larger area is more sign communication area versus the existing. Mr. Menna stated the new sign incorporates area for sign communications that is current sign structure on the existing sign and this accounts for the additional 9 sq. ft. of sign area variation request. Member Weaver asked about the intended messages using the sign. Mr. Monteverde stated the proposed sign will only be for 999 E. Touhy Avenue tenants within prescribed parameters. Member Weaver asked how drivers on I-90 will know how to access the subject property as they pass by the sign. Mr. Monteverde stated the sign does not have an address on the proposed sign consistent with the current sign’s longstanding existing conditions. Mr. Menna added that the property address could be added on the sign display for each advertisement. Member Weaver asked about the dimensions of the proposed sign versus the frame of the existing sign to confirm if the visible sign area is the same. Mr. Menna confirmed that the visible area of the sign is staying the same and that the previous approval did not include the sign cladding. Member Weaver asked why the sign is the same size and if they were utilizing the same pole and structures above the pole. Mr. Menna stated the same pole will be utilized but the sign frame and internal EMB equipment will be replaced as part of the proposed sign’s rehabilitation. EMB components are being replaced within the existing sign’s structure. Member Weaver and the sign contractor discussed sign customization and why the proposed sign must use existing sign structure. Mr. Menna stated that EMB displays are modular, prefabricated, and fit together like Legos. The EMB modules have specific component dimensions that are not able to be customized, so a small EMB sign would be substantially smaller than the existing/proposed because the new sign would have fewer individual EMB modules. Ms. Menna stated that a smaller sign reduces legibility from I-90. Mr. Monteverde stated the I-90 wall was raised in the intervening years. Member Weaver asked if they were proposing to extend the height of the sign. Mr. Monteverde responded no. Member Fowler asked if the sign would still be fully visible. Mr. Monteverde responded yes, just as it is currently. Acting Chairman Catalano asked for public comment. Public Comment – Jane Brill lives north of subject property and does not have concerns with proposal. Acting Chairman Catalano asked for staff analysis. CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 4 Senior Planner Jonathan Stytz presented the staff analysis. Issue: The petitioner requests a conditional use and a major variation to allow an EMB sign on the subject property in the C-2 Limited Office Commercial district at 999 E. Touhy Avenue that exceeds the maximum sign area permitted for a EMB sign for a qualified property. Petitioners/Owners: ALM 7 LLC and DPM LLC (Representative: Dante Monteverde, 999 E. Touhy Avenue, Suite 120, Des Plaines, IL 60018) Case Number: #26-008-CU-V PIN: 09-32-101-030-0000 Ward Number: #5, Alderman Thomas Merlin Existing Zoning: C-2, Limited Office Commercial district Existing Land Use: Multi-Tenant Office Building with Off-Street Parking Area Surrounding Zoning: North: R-1, Single Family Residential District (City of Des Plaines) South: PD-0, Planned Development District (City of Chicago) East: C-2, Limited Office Commercial district (City of Des Plaines) West: C-3, General Commercial District (City of Des Plaines) Surrounding Land Uses: North: Single Family Residences (residential) / Park (recreational) South: Industrial Warehouses (industrial) East: Multi-Tenant Office Building (commercial) West: Convenience Mart Fueling Station (commercial) Street Classification: Touhy Avenue is classified as an other principal arterial road under Illinois Department of Transportation (IDOT) jurisdiction. Comprehensive Plan: The Comprehensive Plan designates this site as Commercial. Property/Zoning History: The subject property was annexed into the City in 1966 as an office building with an off-street parking lot1. Based on City records, a conditional use was approved June 20, 2011 through Ordinance Z- 18-11 (attached) to allow a 45-foot-tall, 500-square-foot EMB sign to be installed on the subject property, which is classified as a qualified EMB property pursuant to Section 12-11-5.G.7 of the Zoning Ordinance. There are existing items to address related to parking lot improvements and fire inspections, which both must be addressed to comply with all current regulations. 1 https://www.historicaerials.com/location/41.625/-87.875/T1890/16. Retrieved April 7, 2026. CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 5 CONDITIONAL USE Request Summary: Overview The petitioner requests replacing an existing Electronic Message Board (EMB) sign, as defined below, on the subject property to advertise for the specific uses within the multi-tenant office building and various City of Des Plaines messages pursuant to the current community messaging agreement. SIGN, ELECTRONIC MESSAGE BOARD: A sign whose informational content can be changed or altered by manual or electric, electromechanical or electronic means (Section 12-13-3 of the Zoning Ordinance). Pursuant to Section 12-11-5.G of the Zoning Ordinance, an EMB sign is a separate sign type that is only allowed in certain zoning districts and under specific regulations. Qualified EMB Property Exception Pursuant to Section 12-11-5.G.7 of the Zoning Ordinance, properties that meet the below criteria are classified as a qualified EMB property and are allowed additional EMB sign allowances than regular EMB signs: • Occupies a parcel of land of not less than 15 acres zoned C- 2 or C-3 or contiguous parcels of land of not less than 15 acres zoned C-2 or C-3 with either vehicular cross access easements or shared parking agreements that are recorded with the Cook County Recorder of Deeds; • Is improved with multi-story, multi-tenanted office building(s) that have more than 400,000 square feet of rentable space; and • Has a combined frontage of at least 200 linear feet on I-90 or I-294. In 2011, Ordinance Z-18-11 approved a conditional use for a 45- foot-tall, 500-square-foot EMB sign on the basis that the subject property met all requirements to be classified as a qualified EMB property. Staff confirms the above Qualified EMB property criteria are still met today. EMB Sign Regulations for Qualified EMB Properties An EMB sign on a qualified EMB property has slightly different standards in Section 12-11-6.B than an EMB sign on a typical, non- qualified EMB property but is still regulated by location, quantity, size, and operation to minimize any adverse effects on surrounding developments. CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 6 • Location: Qualified EMB properties must be located in either the C-2 or C-3 zoning districts and a conditional use is required to allow the installation of an EMB sign under the qualified EMB property exception in Section 12-11- 5.G.7 of the Zoning Ordinance. Any EMB sign associated with a qualified EMB property shall be: (i) located between I-90 or I-294 and the structure(s) on the subject qualified EMB property, and (ii) screened from any residential property. • Quantity: Only one EMB sign is permitted per qualified EMB property even in the case of business parks, retail centers, and multi-lot uses2. • Size: An EMB sign on qualified EMB properties cannot exceed 500 square feet in area3. • Operation: The changeable copy on the EMB sign must be specific to the businesses or organizations residing on the qualified EMB property and is only for tenants with a lease of 3 years, actually occupies and operates a space of at least 500 square feet within the building. The EMB sign cannot make any sounds and must be equipped with light dimming device or timer to reduce light intensity based on time of day. The changeable copy on the EMB sign cannot be changed more than one every 7.5 seconds or as established by Federal or State Guidelines, whichever is greater. EMB Sign Proposal The petitioner proposes replacing the existing two-sided EMB sign with a new larger, two-sided sign in the same location as the current sign as illustrated on the attached Sign Plans. The current sign is surrounded by a wood fence and its base is void of landscaping improvements. However, as part of this request, the petitioner has provided a landscape diagram illustrating the proposed plantings around the sign base outside of the existing fence enclosing the sign base. The table analyzes how the proposed EMB sign aligns with Section 12-11-6.B of the Zoning Ordinance for EMBs for qualified EMB properties. The EMB sign will exceed 500 square feet in area, requiring a major variation. 2 Excluding EMB signs embedded within electric vehicle (EV) charging ports and drive-through menu board signs. 3 Excluding EMB signs embedded within EV charging ports and drive-through menu board signs, which have specific regulations. CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 7 EMB Sign for Qualified EMB Property Standard Requirement Existing Proposed Sign Height 45 FT Maximum 45 FT 45 FT Total Sign Area 500 SF Maximum 488 SF 509 SF* Sign Quantity Up to One Sign Permitted One One Sign Location Must be located between I-90 or I-294 & structure(s) on site and be screened from all residences Located between office building & I-90 and is screened from residences No change to sign location *A major variation is required for the EMB sign area. Major Variation Request Summary: Overview As noted above, the proposed EMB monument sign will be 509 square feet in area, which exceeds the maximum 500-square-foot sign area permitted in Section 12-11-6.B for EMBs on qualified EMB properties. While the sign is screened from residential, the PZB should consider the adverse effects of this sign type on motorists and whether the increase size is feasible in this location. Consideration of Alternatives There are alternatives available that do not require the conditional use and variation application requested: • Like for Like Replacement of Current Sign: Allows replacement of the current sign size and structure with little to no adjustments. • Slight Enlargement of Current Sign to Max Area Allowed: Allows an enlargement of the sign to the maximum 500 SF permitted—which is included in the original 2011 approval—for a larger display but primarily same function as the existing sign. Other Considerations In its review of this request, the PZB may also consider the following: • 2019 Comprehensive Plan: This plan provides general goals and strategies for the implementation of gateway and wayfinding signs throughout the City, especially in the downtown area and specific significant street corridors, to promote uniform identity and reduce visual clutter through sign regulation. It does not, however, promote or seek to CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 8 increase the installation and use of EMBs or other signs that could visually clutter along corridors for private property. As a result, the proposal would not align with a specific goal or strategy of the City’s 2019 Comprehensive Plan. • City’s Zoning Ordinance: Chapter 11 of the Zoning Ordinance provides comprehensive regulations of signs in the City to: o Provide reasonable yet appropriate conditions for identifying businesses and services rendered in commercial, institutional and industrial areas; o Reduce traffic hazards by restricting signs and lights which exceed a viewer's capacity to receive information, or which increases the potential for accidents created by signage which distracts or obstructs a viewer's vision; and o Protecting the health, safety and general welfare of the residents of the City. Conditional Use Findings: Conditional Use requests are subject to the standards set forth in Section 12-3- 4(E) of the Zoning Ordinance. Rationale for how the proposed amendments would satisfy the standards is provided below and in the attached Petitioner’s Responses to Standards. As its rationale for its determination, the Board may use the responses provided as written, modify, or adopt its own. 1. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning district involved: Comment: An EMB for a qualified EMB property is a special sign only permitted through a conditional use as specified in Section 12-11-5.G.7 of the Zoning Ordinance for properties in the C-2 Limited Office Commercial District. 2. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan: Comment: The Comprehensive Plan designates this property as commercial and strives to foster growth and retention of existing commercial businesses in Des Plaines. However, the proposed private EMB sign may not align with the general goals and strategies for commercial properties in the city. 3. 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: In addition to the existing EMB sign on the subject property, there are other EMB signs in the immediate area alongside the I-90 corridor so it can be argued that the proposed EMB sign could be harmonious and appropriate with the existing character of general vicinity of this commercial corridor. CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 9 4. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: EMBs by their nature are designed to attract attention with lights and movement and, therefore, could be considered inherently disturbing to neighboring uses. Moreover, the light and imagery emitted from these signs could be distracting to motorists potentially creating hazardous conditions. In the case of the subject property, the proposed two-sided EMB sign will face westbound and eastbound I-90 travel lanes and could result in hazardous or disturbing conditions to motorists. While existing EMB signs exist along this corridor, the PZB should decide if the proposed larger EMB sign is appropriate for the subject property or if a 500-square-foot or less sign would suffice instead. 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, agencies responsible for establishing the Conditional Use shall provide adequately any such services: Comment: The subject property is currently served adequately by essential public facilities and services. Given the proposed EMB will be served by the existing electrical service feeding the current building, there are no concerns from staff to the adequacy of existing public facilities and services or the need for additional public facilities and services with the proposed EMB on the subject property. 6. 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: While there is no indication the proposed EMB will create excessive additional requirements for public facilities and services, PZB should consider whether the larger EMB sign is feasible or necessary to appropriately advertise the individual uses on the subject property. 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: Comment: The EMB itself does not produce any traffic, smoke fumes, or odors by design. However, glare is a common adverse effect from digital signs that could impact neighboring properties and motorists. Related to glare, Section 12-11-5.G prohibits the use of flashing and animated signs as defined above to partially address the glare concern. However, the light emittance from the sign can still cause glare either from natural or ambient light sources, whi ch could impact motorists and neighboring properties alike, especially during evening hours. 8. 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: CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 10 Comment: The subject property contains a single access point from Touhy Avenue that will not change or be impacted by the installation of the proposed EMB monument sign. 9. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance: Comment: The proposal would not cause the destruction, loss, or damage of any natural, scenic or historic features as the site is already developed. Furthermore, the proposal does include the installation of landscaping around the sign base that will help soften the EMB monument sign base. 10. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: Aside from the major variation for EMB sign area, this proposal is anticipated to meet all other requirements of the Zoning Ordinance for the C-2 Limited Office Commercial District. Moreover, EMBs are governed under standards in Sections 12-11- 5.G and 12-11-6.B, which the petitioner is required to comply with for the life of the conditional use and operation of the EMB sign. 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 proposed use would satisfy the standards as 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. 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: Staff does not believe a hardship or practical difficulty exists preventing the petitioner from complying with the sign area requirement. A 500-square-foot or less EMB sign has already been permitted through Ordinance Z-18-11 and the replacement of this sign within this existing approval does not require a conditional use or variation request. The petitioner’s pursuit of a larger digital sign with the inability to comply with the additional standards required for such sign type is ill-advised and could be defined as a perceived inconvenience as opposed to a hardship or practical difficulty. As the request may not constitute a defined hardship or practical difficulty, approving the variation for a larger EMB sign, especially when ample options to comply with current regulations are easily accessible, could defeat the intention of the sign area requirement for EMBs and create unnecessary adverse effects to motorists and nearby uses. 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; irre gular 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. CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 11 Comment: The subject property attributes are not uncommon for properties along the I-90 or I-294 tollways throughout the City, many of which with similar lot dimensions, shapes, and areas. As such, the lot size and shape are not considered an exceptional or unique attribute of the subject property. In addition, there are no exceptional topographical or extraordinary features on the subject property that would have impact on the EMB sign size. Thus, the variation request could be considered a personal preference and convenience of the property owner instead of a unique physical condition of the subject property. 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: While the property attributes are not necessarily the result of a known action by the current owner or their predecessors, the proposed EMB sign size is a direct result of the current property owner despite knowledge of Ordinance Z-18-11 limiting the sign area to 500 square feet in area. As such, it could be concluded that the variation request is not the inability of the petitioner to meet the EMB sign requirements due to a defined unique physical attribute of the subject property, but rather by the petitioner’s desire for a larger EMB sign area that exceeds the maximum sign area allowed even though alternative sign designs and sizes exist, many of which would meet the EMB sign requirements. 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: Staff believe carrying out the strict letter of this code for EMBs may not deprive the property owner of substantial rights. First, having the ability to install an EMB sign is not, in and of itself, a permitted right granted to property owners. In fact, t he Zoning Ordinance specifically limits the size and location of EMB signs to limit their use to properties able to meet the additional requirements and minimize adverse effects on neighboring properties. This is why only a select few zoning districts permit EMBs by right whereas many zoning districts either prohibit EMBs altogether or require additional approvals, as in the case of the subject C-2-zoned property. Furthermore, even less properties meet the standards in Section 12-11- 5.G.7 to be classified as a qualified EMB property and be allowed to install a substantially larger EMB sign than what is permitted anyone else in the City. Enforcing these regulations, especially for an EMB sign, does not deny property owners the opportunity to install and utilize an EMB sign on the subject property but requires said sign to conform with all requirements. Therefore, enforcing the applicable requirements for EMB sign would not prevent the property owner from replacing the existing EMB sign, but rather restrict its area to not exceed 500 square feet, which is clearly stated in the approval of the original EMB sign in 2011. 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. CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 12 Comment: Granting this variation for a larger EMB sign that exceeds 500 square feet—which is already substantially larger than many other properties are eligible to install—could provide a special privilege for the property owner not available to other property owners in the city regardless of the design and orientation of the sign. The subject property was approved for a maximum 500-square-foot EMB sign and a 488-square-foot EMB sign was requested and approved as noted in the attached Ordinance Z-18-11 and Original Sign Permit. While technological advancements in EMB sign may be available today, Ordinance Z-18-11 was approved by the City and acknowledged by the property owner with the understanding the EMB sign would not exceed 500 square feet in area. As such, a request for the larger EMB sign with full knowledge of the maximum sign area allowed trends on providing a special privilege for this current user. Given that there are arguably better and more appropriate sign alternatives available for the subject property than the requested variation, the PZB and City Council should consider whether a sign area variation of this amount for an EMB sign would be appropriate on the subject property. 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 installation of an EMB sign may not align with the general and specific purposes of the Zoning Ordinance nor the purpose and intent of the Comprehensive Plan. The 2019 Comprehensive Plan does not mention EMB signs in any capacity and the Zoning Ordinance establishes specific regulations for any EMB signs. Section 12-7-3.D of the Zoning Ordinance defines the purpose of the C-1 district “to preserve existing office development and provide locations for the development of new office locations.” While signs are inherently helpful to advertise various commercial properties, an EMB sign, especially at the size requested, is not necessarily appropriate in this case. 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: The Consideration of Alternatives section above and Section 12-11-6.B of the Zoning Ordinance identify viable alternatives to the proposed conditional use and variation being requested by the petitioner. While staff have discussed these options with the petitioner, out of convenience the petitioner has requested approval of the proposed larger EMB sign. Given the multiple alternatives available to the petitioner, the PZB may wish to ask why certain alternative designs are not feasible. 8. Minimum Required: The requested variation is the minimum measure of relief necessary to alleviate the alleged hardship or difficulty presented by the strict application of this title. Comment: The variation request may not be the minimum measure of relief to address the petitioner’s concerns. Instead, the installation of a like-for-like replacement or slightly larger sign not exceeding 500 square feet would adequately advertise the subject property and meet CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 13 the applicable city ordinances all while minimizing adverse effects on surrounding properties. PZB Procedure and Recommended Conditions: Under Sections 12-3-4 (Procedure for Review and Decision of Conditional Uses) and 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 that the City Council approve or deny the requests for a conditional use and major variation. Consideration of the requests should be based on a review of the information presented by the applicant and the findings made above, as specified in Sections 12-3-4 (Standards for Conditional Uses) and 12-3-6.H (Standards for Variation) of the Zoning Ordinance. If the PZB recommends and City Council ultimately approves the request, staff recommends the following conditions. Conditions of Approval: 1. A minimum three-foot-wide landscape bed is required to be installed and maintained around the entire sign base. The landscape bed shall be improved with evergreen bushes not less than three feet in height in front of the sign and shorter shrubs and perennials along the fence enclosure around the sign base. 2. At time of the building permit process, the Electronic Message Board (EMB) sign plans may be modified as necessary to comply with all local and state requirements, provided the total sign area is not increased in size. Member Weaver asked if petitioner received the proposed conditions of approval from staff. Senior Planner Stytz stated they received the staff report and had no known concerns. Member Weaver moved and Member Veremis seconded a motion to recommend the City Council approve the proposed Conditional Use and Major Variation request with the staff suggested conditions of approval. AYES: Weaver, Veremis, Fowler, Zadrozny and Catalano NAYS: None ABSTAIN: None ***MOTION CARRIED*** CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 14 2. Address:         1585 Ellinwood Street                                                 Case Number: 26-009-CU The petitioner requests a conditional use to allow a commercial school to operate in the C-5 Central Business district at 1585 Ellinwood Street and any other variations, waivers, and zoning relief as may be necessary. Petitioner:      Wilsa dela Cruz Cabrera, 1585 Ellinwood Street, Suite 106, Des Plaines, IL 60016 Owner:           DZ 1585 LLC (Representative: Lucas Fuksa, 102 Main Street, Suite 200, Park Ridge, IL 60068) Acting Chairman Catalano opened the public hearing and swore-in Wilsa dela Cruz Cabrera, who represented the petitioner, Central Scholar Academy. Ms. Dela Cruz Cabrera provided a detailed presentation of the conditional use request and the proposed commercial school use. She described this is a low-impact vocational and educational use with five weeks of in-person instruction for four hours each week. Ms. Cabrera noted that the commercial school will be open Wednesday through Sunday for skill evaluations and Monday through Tuesday by appointment only. She described that out of the 120 hours required for students to become certified, only 40 of the instruction hours will be held on the subject property in groups of 8-10 students and one instructor. She noted that only one course will be held at a given time minimizing traffic and parking needs for the commercial school use. Ms. Cabrera showed pictures of the tenant space interior identifying the use of each space, the total number of individuals that would be in each space at a given time, and that no interior and exterior remodeling will take place on site. Finally, she identified how the proposed commercial school meets all of the conditional use standards. Acting Chair Catalano asked for any PZB questions. Member Fowler asked if the petitioner is moving from another location. Ms. Dela Cruz Cabrera stated this is a new school created in January 2026 and the first location. Member Fowler asked how long to be a certified nurse. Ms. Dela Cruz Cabrera stated it takes about 5 weeks to earn a certificate. Member Fowler asked if the petitioner assists from job placement. Ms. Dela Cruz Cabrera stated they do work with organizations that assist students with job placement. Acting Chair Catalano asked about the hourly pay rate for CNAs. Ms. dela Cruz Cabrera stated pay is about $15/hr. (There was an extended period of general discussion between the Petitioner and certain PZB members regarding the State of IL licensing process, their business expansion possibilities, student job prospects, and general professional life cycle for CNAs). CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 15 Member Weaver asked if they wish to expand if more people need to use the subject property and if the subject property be sufficient in the future. Ms. Dela Cruz Cabrera stated they would look to expand at this location in the future. Member Veremis asked about any proposed exterior or interior improvements to the building. Ms. Dela Cruz Carera responded that no building improvements were proposed. Member Weaver asked how many students the petitioner could enroll in a given year and how many may come to the subject property for training versus remote training. Ms. dela Cruz Cabrera stated they will have about 100 students over a given year and about 16 students at a given certificate training cycle. Acting Chairman Catalano asked for public comment and swore in Shidi Alex. Ms. Alex states that she supports this proposal and asked if the State of IL had approved the proposed business yet. Ms. Dela Cruz Carera stated they are in review with the State of Illinois. Acting Chairman Catalano asked for the staff report. Senior Planner Jonathan Stytz presented the staff analysis. Issue: The petitioner requests a conditional use for a Commercial School in the C-5 Central Business district at 1585 Ellinwood Street, Suite 106. Petitioner: Central Scholar Academy (Representative: Wilsa Dela Cruz Cabrera, 1585 Ellinwood Street, Suite 106, Des Plaines, IL 60016) Owner: DZ 1585 LLC (Representative: Lucas Fuksa, 102 Main Street, Suite 200, Park Ridge, IL 60068) Case Number: #26-009-CU PINs: 09-17-421-033-0000 and 09-17-421-028-0000 Ward Number: #2, Alderman Colt Moylan Existing Zoning: C-5, Central Business Existing Land Use: Multi-Tenant Commercial Building with Off-Street Parking Area Surrounding Zoning: North: C-5, Central Business District South: C-5, Central Business District East: C-5, Central Business District West: C-5, Central Business District Surrounding Land Uses: North: Religious Institution (commercial) South: Senior Living Facility (commercial) East: Senior Living Facility (commercial) West: Vacant building (former restaurant) CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 16 Street Classification: Ellinwood Street is classified as a local road under City of Des Plaines jurisdiction. Comprehensive Plan: The Comprehensive Plan designates this site as Higher Density Urban Mix with Residential. Property/Zoning History: The subject property was annexed into the City in 1870 as a single family residence4. Around 1972, the subject property was redeveloped with a commercial building. Today, the subject property consists of an off-street parking area and multi-tenant office building, which consists of predominantly office uses with a single retail establishment also operating on site. Based on City records, there are existing items to address related to elevator inspections and an expired sign permit, which both must be addressed to comply with all current regulations. CONDITIONAL USE Request Description: Overview The petitioner requests a conditional use to operate a commercial school as described in the attached Project Narrative. A commercial school, as defined below, is a conditional use in the C-5 district. COMMERCIAL SCHOOL: An establishment, the principal use or purpose of which is teaching the skills needed to perform a particular professional job or trade including, but not limited to, schools of construction or building trade, cosmetology, cooking, motor vehicle repair, computer training facilities, vocational schools, administrative business training facilities and similar fields. "Commercial schools" do not include any use otherwise listed specifically in a zoning district as a permitted or conditional use. (Section 12-13-3 of the Zoning Ordinance). The subject property is currently a two-story, approximately 5,000- square-foot multi-tenant office building and off-street parking area in the rear as illustrated on the attached ALTA/ACSM Land Title Survey. The commercial school would occupy the far eastern tenant space on the first level of the building without any proposed exterior and interior changes to the building itself. Proposed Operations Based on the attached Project Narrative, this use would provide a supervised skills performance evaluation on site for up to 20 hours as part of an educational healthcare training program to prepare 4 https://www.historicaerials.com/location/41.625/-87.875/T1890/16. Retrieved April 7, 2026. CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 17 students to become Certified Nursing Assistants (CNAs) in the State of Illinois. This use is anticipated to operate Wednesday through Sunday from 4:00 P.M. to 8:00 P.M. for the supervised performance skills evaluation and Monday and Tuesday only by appointment as specified in the attached Project Narrative. Each course will not exceed 12 students and one instructor minimizing daily traffic and parking needs during the week. See the attached Project Narrative and attached Program Schedule for additional information. Floor Plans The existing tenant space where the commercial school use is proposed is approximately 628 square feet in area consisting of a classroom, two simulation rooms, a reception area, break room, and equipment/storage space as illustrated in the attached Floor Plan. The table below has been provided by the petitioner to illustrate the area, use, and occupancy of all rooms within the tenant space. Please see the attached Program Schedule for additional information. Proposed Floor Plan Spaces Space ID Use Area (SF) Occupancy Load Classroom Educational Classes 163.61 SF 8 persons Simulation Room #1 Skills Performance Evaluation 103.28 SF 2 persons Simulation Room #2 Skills Performance Evaluation 111.17 SF 2 persons Equipment Storage Storage 90.25 SF 1 person Reception and Library Business / Reception 105.25 SF 3 persons Break Room Accessory / Staff Break Room 54.65 SF 1 person Totals 628.21 SF 17 persons Access and Circulation The rear surface parking lot on the subject property is currently only accessed via a permanent and perpetual vehicle ingress and egress easement through a portion of the Brookfield Senior Living property at 800 S. Des Plaines River Road off Ellinwood Street. This easement is located just east of the subject property as illustrated in the attached ALTA/ACSM Land Title Survey and is not subject to change with this request. The proposed commercial school will have limited classes throughout the week with no more than one class at the same time and no more than ten students in each class. As a CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 18 result, there is no concern from staff that the existing off-street parking area and access drive will suffice for access and circulation. Off-Street Parking The subject property contains 25 off-street parking spaces including one accessible space. As noted in the definition above, multi-tenant office buildings are required to adhere to the minimum off-street parking space requirement for offices as identified in Section 12-9- 7 of the Zoning Ordinance. Offices require a minimum of one off- street parking space for every 250 square feet of gross floor area. Based on the floor area definition, a minimum of two off-street parking spaces including one accessible space are required for Suite 106, which is satisfied by the existing parking on the subject property. Further, the petitioner notes in the attached Project Narrative that limited courses will be provided during the week and all other visitors will access the site on an appointment-only basis minimizing the overall traffic generated from this use. It is important to note that based on the floor plans provided, approximately 9,180 square feet for the entire multi-tenant office building is factored into the parking calculation resulting in a total of 37 required off-street parking spaces for the subject property. However, pursuant to Section 12-9-2 of the Zoning Ordinance, no additional parking is required since the use of the building as a multi-tenant office building will not change with the proposed conditional use. Standards for Conditional Use: Conditional Use requests are subject to the standards set forth in Section 12-3- 4(E) of the Zoning Ordinance. Rationale for how the conditional use would satisfy the standards is provided below and in the attached Petitioner Responses to Standards. For its rationale, the Board may use the responses provided as written, modify them, or adopt its own. 4. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning district involved: Comment: A commercial school is listed as a conditional use as specified in Section 12-7-3.K of the Zoning Ordinance for properties in the C-5 District. 5. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan: Comment: The Future Land Use Map of the 2019 Comprehensive Plan designates this property as Higher Density Urban Mix with Residential, which focuses on denser mix of commercial and residential developments. The existing multi-tenant office building does provide a denser commercial component but does not provide any residential component at this time. While the conditional use request adds to the existing commercial uses on site, it does not fully algin with the Future Land Use classification noted on the Comprehensive Plan. CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 19 6. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity: Comment: The proposed commercial school use will be located within an established concrete and brick office building that is generally harmonious and appropriate in appearance to surrounding commercial and office development in the immediate area. The street frontage and improvements match those along the remainder of Ellinwood Street, including landscape planter boxes. 5. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: The proposed commercial school use will be conducted entirely within the individual tenant space inside the building itself minimizing perceived adverse effects. In addition, the existing parking and drive aisle areas will remain to accommodate both student and teacher access to the site to minimize adverse effects on neighboring uses. 7. 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 adequately served by essential public facilities and services, which will not change with the operation of the commercial school on site. Staff do not have concerns that this use will impact the essential public facilities and services currently serving the subject property. 8. The proposed Conditional Use does not create excessive additional requirements at public expense for public facilities and services and will not be detrimental to the economic well-being of the entire community: Comment: The existing multi-tenant office building on the subject property currently provide services that benefit the community as a whole. A commercial school provides additional services that further benefit the community without excessive additional requirements for public facilities and services. 11. 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 specific educational and evaluation activities listed for the proposed commercial school does not appear to create any adverse effects in respect to traffic, noise, smoke fumes, glare, and odors. All activities of the proposed commercial school use will occur inside the individual tenant space and will only occur for a portion of each day, minimizing adverse effects on surrounding properties. CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 20 12. 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 vehicular access to the subject property will occur on private property accessible by utilizing the existing street connection, is sufficient for the commercial school, and will not be adjusted. The location and layout of the rear off-street parking lot for the multi- tenant office building is near one of the multiple entrances to the building and would not interfere with surrounding public thoroughfares. 13. 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 has already been developed with the multi-tenant office building and off-street parking area. The commercial school will occupy a portion of the existing building without further development or any new loss of these features. 14. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: The proposed commercial school will comply with all other requirements of the Zoning Ordinance for the C-5 Central Business District. 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 or deny requested commercial school use. 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 Use) of the Zoning Ordinance. There are no staff recommended conditions of approval for this request. Acting Chairman Catalano asked for PZB comments or questions. Member Veremis asked if the subject property maintenance comments are the petitioner’s or the property owner’s responsibility. Senior Planner Stytz stated it is not the Petitioner’s responsibility. Member Weaver is the petitioner a tenant or property owner. Senior Planner Stytz confirmed the Petitioner is a tenant. Member Fowler moved and Member Veremis seconded a motion to recommend the City Council approve the proposed Conditional Use as requested without any conditions. AYES: Weaver, Veremis, Fowler, Zadrozny and Catalano NAYS: None ABSTAIN: None ***MOTION CARRIED*** CASE NO. 26-008-CU-V CONDITIONAL USE & MAJOR VARIATION 999 E. TOUHY AVE CASE NO. 26-009-CU CONDITIONAL USE 1585 ELLINWOOD ST 21 ADDITIONAL ITEMS None ADJOURNMENT Acting Chairman Catalano adjourned the meeting by affirmative voice vote at 8:06 P.M. Sincerely, Jonthan Mendel, AICP, Assistant Director/Recording Secretary cc: City Officials, Aldermen, Planning & Zoning Board, Petitioners