HomeMy WebLinkAbout2025-09-30 - PZB MinutesCASE NO. 25-046-TPLAT-PPUD TENT. PLAT OF SUB & PRELIM PUD 9535-9601 E. GOLF RD
CASE NO. 25-053-FPLAT FINAL PLAT OF SUBDIVISION 1655 & 1695 S. DES PLAINES RIVER RD
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DES PLAINES PLANNING AND ZONING BOARD MEETING
Tuesday, September 30, 2025
MINUTES
The Des Plaines Planning and Zoning Board held its regularly scheduled meeting on Tuesday,
September 30, 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: Szabo, Weaver, Fowler, Zadrozny, & Catalano
ABSENT: Fallico, Veremis,
ALSO PRESENT: Samantha Redman, Senior Planner
Jonathan Stytz, Senior Planner
Jonathan Mendel, Assistant Director of CED
A quorum was present.
APPROVAL OF SEPTEMBER 9, 2025 PZB MEETING MINUTES
Member Fowler moved and Member Catalano seconded a motion to approve the minutes as
presented.
AYES: Fowler, Catalano, Zadrozny & Szabo
NAYS: None
ABSTAIN: Weaver
***MOTION CARRIED***
PUBLIC COMMENT ON NON-AGENDA ITEM
There was no public comment.
GENERAL COMMUNICATIONS:
Chairman Szabo outlined:
1. September 15, 2025 City Council meeting results: 1173 Elmhurst Rd – CU for Assembly
Use – Approved at 1st reading
2. Notice of Cancellation of October 14, 2025 PZB Meeting
ADMINISTRATIVE DECISIONS:
Chairman Szabo noted there were two items:
• 25-050-V – 2331 Bellaire Ave – Minor Variation to allow a 6-foot-tall solid fence within the
front yard of a double frontage lot not abutting an arterial roadway. – Approved
• 25-054-LA – 1466 Webster Lane – License Agreement to allow pavers instead of concrete in
the public right-of-way – Approved
CASE NO. 25-046-TPLAT-PPUD TENT. PLAT OF SUB & PRELIM PUD 9535-9601 E. GOLF RD
CASE NO. 25-053-FPLAT FINAL PLAT OF SUBDIVISION 1655 & 1695 S. DES PLAINES RIVER RD
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Pending Applications:
Chairman Szabo introduced the cases on the agenda.
1. Addresses: 9535, 9575, 9585, and 9601 East Golf Road – Request Continuance to
November 4, 2025 PZB meeting
Case Number: 25-046-TPLAT-PPUD
The petitioner requests the following: i) a Tentative Plat of Subdivision to consolidate
nine lots into one lot; ii) a Preliminary Planned Unit Development with a height, lot area,
and required off-street parking exception for a proposed multifamily residential and
single family attached residential development; and iii) any other variations, waivers, and
zoning relief as may be necessary.
PIN: 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
Petitioner/Owner: EFN Des Plaines Property LLC, One Oakbrook Terr., Ste 600, Oakbrook
Terrace, IL 60181
Chairman Szabo outlined the request to continue to the November 4, 2025 PZB meeting.
Member Catalano moved and Member Fowler seconded a motion to approve a continuance to the
November 4, 2025 PZB meeting.
AYES: Catalano, Fowler, Weaver, Zadrozny & Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
1. Addresses: 1655 & 1695 S. Des Plaines River Road Case Number: 25-053-FPLAT
The applicant requests a Final Plat of Subdivision to consolidate the existing two lots into one lot
of record, and any other variations, waivers, and zoning relief as may be necessary.
PINs: 09-28-107-008-0000; 09-28-107-009-0000
Applicant/Owner: Brickton Montessori (Representative: Erica Lane, 8622 W. Catalpa Ave,
Chicago, IL 60656)
Chairman Szabo swore in the petitioner ’s representatives Erica Lane and Rebecca Leslie.
Ms. Lane reintroduced their operation, the timeline of the Plat of Subdivision review process and
proposed Final Plat of Subdivision.
Chairman Szabo asked for PZB member questions and there were none.
CASE NO. 25-046-TPLAT-PPUD TENT. PLAT OF SUB & PRELIM PUD 9535-9601 E. GOLF RD
CASE NO. 25-053-FPLAT FINAL PLAT OF SUBDIVISION 1655 & 1695 S. DES PLAINES RIVER RD
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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: Brickton Montessori (Representative: Erica Lane, 8622 W. Catalpa
Ave, Chicago, IL 60656)
Case Number: 25-053-FPLAT
PINs: 09-28-107-008-0000 and 09-28-107-009-0000
Ward: #2, Alderman Colt Moylan
Existing Zoning: I-1, Institutional District (both properties)
Existing Land Use: Vacant property (1655 S. Des Plaines River Road); office building
and parking lot (1695 S. Des Plaines River Road)
Surrounding Zoning: North: C-3 General Commercial District
South: Single Family Residential District (R4) (Unincorporated
Cook County)
East: Single Family Residential District (R4) (Unincorporated
Cook County)
West: C-3 General Commercial District
Surrounding Land Use: North: Multi-tenant Office Building (Commercial)
South: Cook County Forest Preserve (Recreation)
East: Des Plaines River; then Cook County Forest Preserve
(Recreation)
West: Retail and Service Establishments (Commercial)
Street Classification: Des Plaines River Road is a minor arterial road under City of Des
Plaines jurisdiction.
Comprehensive Plan: The subject property is illustrated as Open Space on the Future Land
Use map in the 2019 Comprehensive Plan.
Zoning/Property History: Overview
The subject properties described below are both located along Des
Plaines River Road in the City of Des Plaines but are bounded by
the Des Plaines River and the Cook County Forest Preserve in
unincorporated Cook County.
CASE NO. 25-046-TPLAT-PPUD TENT. PLAT OF SUB & PRELIM PUD 9535-9601 E. GOLF RD
CASE NO. 25-053-FPLAT FINAL PLAT OF SUBDIVISION 1655 & 1695 S. DES PLAINES RIVER RD
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Address PIN Current Zoning District Lot Size
1655 S. Des Plaines River Rd 09-28-107-008-0000 I-1, Institutional district 30,592.48 SF
(0.70 acres)
1695 S. Des Plaines River Rd 09-28-107-009-0000 I-1, Institutional district 58,478.31 SF
(1.34 acres)
The property at 1655 S. Des Plaines River Road is unimproved.
However, the property at 1695 S. Des Plaines River Road is
improved with a two-story, 19,000-square-foot commercial building
with a surface parking area as shown on the attached ALTA/NSPS
Land Title Survey.
Development Proposal and Previous Approvals
The applicant is interested in locating a private school and childcare
center within the existing building on the subject properties. On June
3, 2024, City Council approved a text amendment to allow a
childcare center in the I-1 district via Ordinance Z-8-24 and the
following items via Ordinance Z-9-24: (i) map amendments to
rezone both properties to I-1; (ii) a conditional use to allow a
childcare center on the subject property; and (iii) five separate major
variations related to parking lot location, setback, and landscaping.
The Tentative Plat request to consolidate the two existing lots into
one lot was approved by PZB on November 12, 2024. As such, the
applicant now requests the final plat, which is the last required step
for the subdivision process.
FINAL PLAT OF SUBDIVISION
Request Description: Overview
The proposal includes the consolidation of the two existing lots into
one 3.14-acre lot. The attached Final Plat of Brickton Montessori
Subdivision shows the location, boundary, and size of the proposed
consolidated lot. The plat notes the previously vacated Springer
Street right-of-way located at the southern portion of the subdivision
that abuts the Cook County Forest Preserve District property.
Building Lines and Easements
The plat shows the following for the proposed subdivision: (i) a new
50-foot front building setback line along the west property line; (ii)
new 25-foot side building setback lines along the north and south
side property lines; (iii) existing 12-foot and 15-foot by 15-foot
public utility easements at the northwest corner; (iv) a permanent
easement for the Metropolitan Water Reclamation District
(MWRD) along the west side; (v) an 84-inch MWRD Storm Line
along the south portion; and (vi) a notation related to part of the
northwest corner that was taken by Illinois Department of
Transportation (IDOT) for roadway purposes.
CASE NO. 25-046-TPLAT-PPUD TENT. PLAT OF SUB & PRELIM PUD 9535-9601 E. GOLF RD
CASE NO. 25-053-FPLAT FINAL PLAT OF SUBDIVISION 1655 & 1695 S. DES PLAINES RIVER RD
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The plat notes that the rear property line of the subdivision is located
at the center thread of the Des Plaines River. As such, the rear 50-
foot rear building setback line along the east boundary of the
proposed subdivision is not shown. However, the existing office
building is setback substantially further than 50 feet from the rear
property line.
Floodplain and Floodway Considerations
Both properties abut the Des Plaines River on their eastern
boundaries and, based on the current Federal Emergency
Management Agency (FEMA) flood hazard maps, are located
entirely within a flood hazard zone and a portion of the regulatory
floodway. As such, any development is required to conform with all
FEMA and City of Des Plaines Flood Control regulations prior to
the construction of any improvements on either property.
Public Works and Engineering (PWE) Review
The applicant has provided the attached Final Engineering Plans,
which identify the specific improvements related to this project
including a new curb cut on Des Plaines River Road, new walkways
on site, a new fire department connection, site grading, building
waterproofing, and various building interior adjustments. The
applicant has also provided an Engineer’s Estimate of Probable Cost
(EOPC) for improvements addressing the various flood hazard zone
concerns on the subject property, which have been approved by the
PWE department with conditions as noted in the attached PWE
approval letter. This approval is conditioned upon the applicant
providing additional details related to the EOPC submittal by time
of City Council consideration to ensure all appropriate FEMA and
flood control regulations are met.
PZB Procedure and Recommended Conditions: Under Section 13-2-3 (Planning and Zoning
Board’s Procedure) of the Subdivision Regulations, the PZB has the final authority to recommend
approval or denial of the Final Plat of Subdivision request at 1655 and 1695 S. Des Plaines River
Road. As part of the recommendation for this plat, the additional details requested by the PWE in
its approval letter are also included and required at time of City Council consideration in order to
fully complete the subdivision process.
Chairman Szabo asked for any public or board comments and there were none.
CASE NO. 25-046-TPLAT-PPUD TENT. PLAT OF SUB & PRELIM PUD 9535-9601 E. GOLF RD
CASE NO. 25-053-FPLAT FINAL PLAT OF SUBDIVISION 1655 & 1695 S. DES PLAINES RIVER RD
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Member Weaver moved and Member Catalano seconded a motion to recommend the City Council
approve the Final Plat of Subdivision as proposed.
AYES: Weaver, Catalano, Fowler, Zadrozny, & Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
Chairman Szabo asked if there were any additional items to discuss.
Senior Planner Redman stated the discussion item requested by the PZB regarding the
building design regulations and procedures will be presented at a November meeting.
ADJOURNMENT
Chairman Szabo adjourned the meeting by affirmative voice vote at 7:12 P.M.
Sincerely,
Jonathan Mendel, AICP, Assistant Director/Recording Secretary
cc: City Officials, Aldermen, Planning & Zoning Board, Petitioners