HomeMy WebLinkAbout2025-05-27 - PZB Minutes_appdCase No. 25-021 Final Plat of Subdivision 555 Howard Ave.
Workshop Multi-Family Development – PUD 9535, 9575, 9585 & 9600 E. Golf Rd.
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DES PLAINES PLANNING AND ZONING BOARD MEETING
MAY 27, 2025
MINUTES
The Des Plaines Planning and Zoning Board held its regularly scheduled meeting on
Tuesday, May 27, 2025, at 7:00 p.m. in Room 102 of the Des Plaines Civic Center.
Chairman Szabo called the meeting to order at 7:00 p.m. and a roll call was
established.
PRESENT: Catalano, Fowler, Zadrozny, Veremis, Szabo
Szabo
ABSENT: Weaver
ALSO PRESENT: Samantha Redman, Senior Planner
Jonathan Mendel, Assistant Director of Community &
Economic Development
Jeff Rogers, Director of Community & Economic
Development
Ryan Johnson, Assistant Director of Community &
Economic Development
A quorum was present.
APPROVAL OF MINUTES
A motion was made by Board Member Fowler, seconded by Board Member Catalano
to approve the meeting minutes of May 13, 2025.
AYES: Catalano, Fowler, Zadrozny, Veremis, Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
PUBLIC COMMENT ON NON-AGENDA ITEM
There was no public comment.
General Communications: Assistant Director Jonathan Mendel detailed the proceedings of the
May 19, 2025 City Council vote to reconsider 2200 E. Golf Rd Assisted Living Facility. He
stated that the City Council approved a motion to reconsider and the reconsideration would be
placed on the June 2, 2025 City Council agenda.
Case No. 25-021 Final Plat of Subdivision 555 Howard Ave.
Workshop Multi-Family Development – PUD 9535, 9575, 9585 & 9600 E. Golf Rd.
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Administrative Decisions: Chairman Szabo stated for the record the minor variation denial
decision at 641 Ash St. and asked if there were any PZB member comments. There were none.
Pending Applications:
Chairman Szabo introduced the case and item on the agenda.
Chairman Szabo stated the petitioner requests a continuance and Assistant Director Mendel stated the
same.
Address: 555 Howard Rd Case Number: 25-021-FPLAT
The petitioner requests a Final Plat of Subdivision to consolidate the existing two lots into one
lot of record.
PINs: 09-30-400-002-0000; 09-30-400-032-0000
Petitioner/Owner: Doug Klein, 9525 W. Bryn Mawr Avenue, Rosemont, IL 60018
Chairman Szabo asked for a motion on the request to continue.
A motion was made by Member Catalano and seconded by Member Veremis to continue the
request to the June 10, 2025 PZB meeting.
AYES: Catalano, Fowler, Zadrozny, Veremis, Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
Addresses: 9535, 9575, 9585, and 9600 East Golf Road PZB Workshop
The Planning and Zoning Board will be hosting a workshop for a proposed development at the
former Fisherman's Dude Ranch property on the south side of Golf Road just east of I-294. The
property owner and developer, Napleton, proposes to develop an approximately 12-acre site with
multi-family and townhouse residential buildings. The developer and team will provide an
overview of their preliminary concepts, answer questions, and collect feedback about this
development.
The workshop is for informational purposes only. No formal petition for development approvals
will be considered, nor will any formal decisions or recommendations be made at this workshop.
Details can be found at desplainesil.gov/workshops.
PINs: 09-16-201-011-0000, 09-16-201-014-0000, 09-16-201-013-0000, 09-16-201-016-
0000, 09-16-201-015-0000, 09-16-201-003-0000, 09-15-100-033-0000, 09-15-100-
032-0000, 09-15-100-035-0000
Applicant/Owner: EFN Des Plaines Property LLC, One Oakbrook Terr., Ste 600, Oakbrook
Terrace, IL 60181
Chairman Szabo introduced the workshop item.
Case No. 25-021 Final Plat of Subdivision 555 Howard Ave.
Workshop Multi-Family Development – PUD 9535, 9575, 9585 & 9600 E. Golf Rd.
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Senior Planner Sam Redman outlined the proposal and the mechanics of the workshop format,
highlighting that this is not a regulatory process and not formal motions are required. Additionally,
she outlined the methods the public can provide comments regarding this workshop proposal.
Rick Brandstatter (Petitioner’s representative) introduced the project and the developer’s team.
Nick Spoor, the Petitioner’s architect, stated they work for Arcadis, the primary architecture firm
for the project. He discussed the site’s challenges such as its adjacency to Golf Road and the large
pond within the site. They took advantage of these challenging conditions and turned them into
features of the development. He outlined the location of the apartment style building and the
townhouses. This site plan uses the pond as the primary amenity and locating much of the common
amenities orientated to the pond such as the pool, walking paths, etc. Eighteen townhomes are
planned facing the pond.
Nick Spoor described the site circulation design accommodating the Fire Department access
throughout the site for both the townhomes and the apartment building.
Nick Spoor described the general floor plan designs for the apartment building and the eighteen 3-
bedroom townhomes.
Rick Brandstatter described the target demographics for this project. 220 units planned with a
selection of individual unit sizes. Tracy Cross performed a market analysis for this development
related to the general surrounding regional market and the specific Des Plaines market. He
described the household size/makeup, resident ages and household income demographics for both
discrete market areas analyzed. The market analyses indicate that the market area and Des Plaines
will easily accommodate and absorb the proposed development. Rents are projected to be about
$3 per square foot.
Nick Spoor described the specific exterior building design and materials for the apartment building
and the townhomes and shared exterior material samples to the PZB. These samples were brick
and fiber cement board. He then walked the PZB through the proposed designs on all the proposed
buildings’ exterior building elevations.
Steve Corcoran (Petitioner’s Civil Engineer) outlined the traffic study and site access and
circulation plans. He described the proposed access design in the context of Golf Road traffic
management and ROW design. He stated they believe Golf Road can accommodate the proposed
development and they have already submitted to IDOT for conceptual approval prior to formal
construction permit review.
Laura Rosenbaum (Petitioner’s Civil Engineer) described the proposed on-site and off-site
improvements associated with this development. They are creating some public sidewalks and
extending the curb and gutters along Golf Road connecting sidewalk east to Potter Road and
improving the public street drainage on Golf Road. Laura then discussed their desire to connect
to the private Aqua Illinois water and sewer system instead of the City of Des Plaines
approximately 1,000 feet to the west at North East River Road. Then Laura outlined how the on-
site stormwater management will be accommodated by raising the pond’s high water line 1 foot
Case No. 25-021 Final Plat of Subdivision 555 Howard Ave.
Workshop Multi-Family Development – PUD 9535, 9575, 9585 & 9600 E. Golf Rd.
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and using the existing creek directed outfall. Lastly, Laura stated that the southeast corner of the
site is not classified as a wetland through consultation with the Army Corps of Engineers and
MWRD. However, it is within the floodplain and they propose providing compensatory storage
on-site and preserving the actual creek in the floodway.
Member Veremis asked if the project is for rent or for purchase condominiums and if all the
development amenities will be available to all residents.
Mr. Brandstatter stated the entire development is planned as rentals and all residents of the
development will have access to the on-site amenities.
Chairman Szabo asked if there were additional comments or questions from the PZB. There
were none at this time, so Chair Szabo opened the meeting to public comment.
Abraham Lee (9403 Bay Colony Drive [unincorporated]) asked if there is a proposed sound wall
with this development and if a sound study will be conducted.
Chairman Szabo stated he will have the Petitioner’s team address this after the public comments.
Tiji Veltileattil (9660 Golf Road – Mobil gas station [unincorporated] ) asked if the west
driveway could be moved further east to make a 4-way traffic signaled intersection on Golf Road
to improve access to his business on the northside of Golf Road.
Chairman Szabo stated improvements to Golf Road would require IDOT’s review and decision
and the Petitioner can further comment.
Henry Laznowski (9439 Bay Colony [unincorporated Cook County]) stated his neighborhood
has parking problems and asked if there is enough parking on the proposed development. He
stated they are having problems with unapproved parking occurring on their property from a
nearby assembly use.
Larry Beanet (Bay Colony property manager [unincorporated Cook County]) will there be a wall
or fence between the proposed development and their property. Tree contractors from working on
the subject property accessed through Bay Colony without approval and didn’t repair the
dismantled fence used to access the subject property. Additionally, they asked if access between
the properties be closed at the southeast corner of the property to prevent pedestrian movement
between the properties to prevent trespassing.
Ann Parker (9452 Bay Colony [unincorporated Cook County]) asked about the proper
stormwater management and nuisance pest management.
William David (Lake Maryann resident and owns units in Bay Colony [unincorporated Cook
County]) concerned about the proposed west driveway to the proposed development is only a
right-in/right-out from Golf Road.
Case No. 25-021 Final Plat of Subdivision 555 Howard Ave.
Workshop Multi-Family Development – PUD 9535, 9575, 9585 & 9600 E. Golf Rd.
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Chairman Szabo stated that is correct and then asked about the depth of the pond. The developer
team stated it is about 8-12 feet deep from the records they have. Chairman asked if there is any
recreational boating on the pond and the size of the pool. There is no recreational boating and the
size of the pool is not yet determined.
Member Veremis asked about the proposed timeline for development completion.
Rick Brandstatter stated if zoning entitlement occurs in 2025 then construction would begin in
2026 and 18-24 months of construction. The apartment building would be first and then the
townhouses.
Member Veremis asked about the finished population for the development.
Rick Brandstatter stated there would be about 400 residents given the mix of unit sizes and target
market demographics.
Rick Brandstatter addressed the questions from public comment. He stated there would be 230
parking spaces in the apartment building and the townhomes create 49 parking spaces given the
garage parking, driveway parking and ‘on-street’ parking. This is 279 total on the site for the
development’s 220 units.
Member Fowler asked about the size of the proposed apartment
Nick Spoor stated the 1-bds are about 750 sqft-800 sq.ft., studios about 650-700 sqft and 2-bds
about 1,000 sqft. Townhomes about 2,310 sqft.
Member Fowler asked if the townhomes could be about $6,900/month rent given the
aforementioned ~$3/sqft rental rate. Brandstatter confirmed that might be true.
Chairman Szabo asked for the Petitioner to address the public questions.
Rick Brandstatter stated there are not planning to conduct a sound study, but with the apartment
building’s parking garage on the west side of the building it should provide some decent level of
sound dampening.
Steve Corcoran stated that the right in/right out on the westside of the property is consistent with
IDOT’s needs on Golf Road.
Rick Brandstatter stated the parking is addressed and the fence maintenance and construction
between the subject property and Bay Colony with be compliant. On-site stormwater management
will be constructed in compliance with local, state and federal regulations and general civil
engineering best practices. He reiterated the development phasing, pond aeration, no recreational
boating, pond depth and development completion dates.
Chairman Szabo closed the workshop and further questions and comments can be reserved for
the formal public hearing process.
Case No. 25-021 Final Plat of Subdivision 555 Howard Ave.
Workshop Multi-Family Development – PUD 9535, 9575, 9585 & 9600 E. Golf Rd.
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Chairman Szabo
ADJOURNMENT
Chairman Szabo adjourned the meeting by affirmative voice vote at 8:03 p.m.
Sincerely,
Jonathan Mendel/Recording Secretary
cc: City Officials, Aldermen, Planning & Zoning Board, Petitioners