HomeMy WebLinkAboutPZB 11.25.25 Mtg Minutes_appdCASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
DEVON AVE
CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
1
DES PLAINES PLANNING AND ZONING BOARD MEETING
Tuesday, November 25, 2025
MINUTES
The Des Plaines Planning and Zoning Board held its regularly scheduled meeting on Tuesday,
November 25, 2025, at 7:00 p.m. in Room 102 of the Des Plaines Civic Center.
Chairman Szabo called the meeting to order at 7:02 p.m. and a roll call was established.
PRESENT: Weaver, Fowler, Fallico, Veremis, Zadrozny, and Szabo
ABSENT: Catalano
ALSO PRESENT: Samantha Redman, Senior Planner
Jeff Rogers, Director of CED
Jonathan Mendel, Assistant Director of CED
Stewart Weiss, City General Counsel
A quorum was present.
APPROVAL OF OCTOBER 28, 2025 & NOVEMBER 4, 2025 PZB MEETING MINUTES
Member Fowler moved and Member Zadrozny seconded a motion to approve the minutes as
presented.
AYES: Fowler, Zadrozny, Weaver, Fallico, Veremis, and Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
PUBLIC COMMENT ON NON-AGENDA ITEM
There was no public comment.
GENERAL COMMUNICATIONS
Chairman Szabo stated the PZB Rules of Procedure item would be heard at the end of the meeting.
Chairman Szabo provided the following updates:
• November 3, 2025 City Council meeting had no PZB cases on the agenda
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
DEVON AVE
CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
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• November 17, 2025 City Council meeting results:
o Consideration of a Conditional Use for a Childcare Center at 100 North Des Plaines
River Road
▪ Approved by City Council for 1st and 2nd reading
o Consideration of an Ordinance for a Map Amendment, Conditional Use, and Major
Variation at 30, 36, and 40 N. Des Plaines River Road
▪ Denied by City Council in total – consistent with PZB denial recommendations
ADMINISTRATIVE DECISIONS:
Chairman Szabo noted two items:
• 25-066-V – 1524 S Fifth Ave – Minor Variation to allow a fence taller than four feet within
the corner side yard – Approved
• 25-071-V – 1646 Illinois Street – Minor Variation to allow a fence closer than three feet to
an alley right-of-way – Approved
PENDING APPLICATIONS:
Chairman Szabo introduced the cases on the agenda.
1. Address: 1111 Joseph Schwab Road Case Number: 25-064-CU-V
Petitioner requests a continuance to the December 9, 2025 PZB meeting
The petitioner requests the following items: (i) a Conditional Use for to alter an existing
freestanding commercial mobile radio and wireless telecommunications service facility
use on the subject property in the I-1 Institutional district; (ii) major variations for the
location and setbacks of the service facility; and (iii) any other variations, waivers, and
zoning relief as may be necessary.
PINs: 09-21-205-001-0000, 09-21-205-004-0000, 09-21-205-007-8001
Petitioner: SMJ International o/b/o T-Mobile & American Tower Corp. (Representative:
Timothy Asta, 49030 Pontiac Trail, Suite 100, Wixom, MI 48393)
Owner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Member Fallico moved and Member Veremis seconded a motion to grant the continuance
to the December 9, 2025 meeting.
AYES: Fallico, Veremis, Weaver, Fowler, Zadrozny, and Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
DEVON AVE
CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
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2. Address: 1057 Hollywood Ave. Case Number: 25-068-APPEAL
The petitioner requests an appeal of the Zoning Administrator’s October 2, 2025
determination regarding the loss of nonconforming use status for a two-unit dwelling in
the R-1 Single Family Residential District.
Petitioner requests a continuance to the January 13, 2026 PZB meeting
PIN: 09-17-305-007-0000
Petitioner/Owner: Kendall Partners, Ltd. (Representative: Kevin Hansen), 129
Commercial Drive, Unit 7, Yorkville IL 60560
Member Fallico moved and Member Fowler grant a continuance to the January 13, 2026
meeting.
AYES: Fallico, Fowler, Veremis, Weaver, Zadrozny, and Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
3. Address: Citywide Case Number: 25-055-TA
The petitioners are requesting text amendments related to references, requirements and
Commercial Use Matrix regulations for the C-7 High Density Campus District, text amendments
to the sign regulations for Electronic Message Billboards (EMB) in the C-7 High Density
Campus District, and text amendments to other related regulations as may be necessary.
PIN: Citywide
Petitioners: Costco Wholesale Corporation, 730 Lake Drive, Issaquah, WA 98027 and RSA
Properties II, LLC, 9730 S. Western Ave, Suite 204, Evergreen Park, IL 60805
Chairman Szabo swore in the petitioner’s representatives.
Director Jeff Rogers presented the staff analysis.
Background
The purpose of the City’s zoning ordinance is to regulate and control the use and development of
land within the City of Des Plaines. The City’s zoning ordinance is codified as Title 12 of the City
Code of Des Plaines.
Section 12-6-1 of the Code establishes the City’s various zoning districts including Residence
Districts (R-1, R-2, R-3, and R-4), Commercial Districts (C-1, C-2, C-3, C-4, C-5, C-6, and C-7),
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
DEVON AVE
CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
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Manufacturing Districts (M-1, M-2, and M-3), and Special Districts (I-1 and MH-1).
The City’s C-7 high density campus district was established in May 2015 via Ordinance Z-11-15.
Currently, across the City only six parcels currently have a zoning designation of C-7 high density
campus district. All six parcels are contiguous, located at 2200, 2250, 2300, 2350, 2360, and 2400
E. Devon Ave. and comprise the O’Hare Lake Office Park. In the future, additional properties
could be designated C-7 high density campus district if a map amendment (rezoning) petition was
pursued and approved.
The six existing C-7 District parcels are improved with three existing multi-story office buildings,
surface parking lots, and a regional stormwater retention system commonly known as Peterson
Lake.
Potential redevelopment of portions of all of the O’Hare Lake Office Park has been contemplated
in the past. The City’s 2019 Comprehensive Plan identified the area for consideration for future
land uses comprised of “Lower Density Urban Mix with Residential,” a mixed-use land use
differentiated from the “Higher Density Urban Mix with Residential” land use applied to the C-5
central business district designated for Downtown Des Plaines.
Subsequent to the COVID-19 pandemic and sharp decreases in demand for the quantity and size
of business office occupancies, owners of properties improved with existing Class B and Class C
offices have been contemplating potential alternate land uses and development plans for these
properties.
This text amendment is being considered separately but pursued concurrently with development
entitlements for a proposed Costco Business Center upon portions of three of the existing C-7
District parcels at 2200 and 2400 E. Devon Avenue.
Proposed Amendments
The petitioners request consideration of text amendments to sections of the Code which establish
zoning regulations in the C-7 high density campus district, or regulations applicable to uses which
may be established in the C-7 district.
For organization purposes in this report and ease of reference during the PZB’s consideration of
this request, requested text amendments have been grouped into lettered sections. The lettered
sections are provided as a courtesy only and will not be included in the contents of any amendments
adopted by the City Council and subsequently incorporated in Title 12, Zoning, of the City Code.
For the purposes of displaying proposed text amendments with standard formatting that can be
incorporated into the text of an eventual draft ordinance:
• Proposed text additions are depicted in bold, double-underlined text.
• Proposed stricken text is depicted in bold, double-strikethrough text.
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
DEVON AVE
CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
5
The petitioners’ requested text amendments are summarized as follows:
Section A | The following requested amendments would apply to Section 12-6-1.B. of the
Code:
* * *
12-6-1: ESTABLISHMENT OF DISTRICTS:
In order to classify, regulate and restrict the location of specified uses, and to regulate and limit the
height and bulk of buildings for those uses, the city of Des Plaines, Illinois, is hereby divided into
the following districts:
A. Residence Districts:
R-1 single-family residential district
R-2 two-family residential district
R-3 townhouse residential district
R-4 central core residential district (Ord. Z-8-98, 9-21-1998)
B. Commercial Districts:
C-1 neighborhood shopping district
C-2 limited office commercial district
C-3 general commercial district
C-4 regional shopping district
C-5 central business district
C-6 casino district
C-7 high density campus commercial mixed-use district (Ord. Z-11-15, 5-18-2015)
C. Manufacturing Districts:
M-1 limited manufacturing district
M-2 general manufacturing district
M-3 special manufacturing district
D. Special Districts:
I-1 institutional district
MH-1 mobile home park district (Ord. Z-8-98, 9-21-1998)
* * *
Staff Commentary: The petitioner requests a renaming of the C-7 high density campus
district to the C-7 commercial mixed-use district. This description
generally aligns with the recommendation for future land uses in the
2019 Comprehensive Plan described as “Low Density Urban Mix with
Residential.”
The PZB should consider whether the proposed district name is
appropriate.
Section B | The following requested amendments would apply to Section 12-7-3.J. of the Code:
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
DEVON AVE
CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
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* * *
12-7-3: COMMERCIAL DISTRICTS REGULATIONS:
* * *
J. C-7 High Density Campus Commercial Mixed-Use District:
1. Purpose: The purpose of the C-7 High Density Campus Commercial Mixed-Use District
is to allow for the development of large, dense, and vertically oriented complexes that incorporate
a variety of both commercial and residential uses, including offices, retail spaces, hotels, and
multifamily residential use. Intended to be located proximate to arterial roads and State tollways,
properties zoned in this district are appropriate as destination sites for high traffic commercial and
residential uses. All properties located in the C-7 High Density Campus Commercial Mixed-
Use District must be developed in accordance with the City's planned unit development procedures
to ensure cohesive and integrated site plans, architecture, and public improvements.
2. Permitted Uses: The uses permitted in the C-7 High Density Campus Commercial
Mixed-Use District are set forth in table 3, "Commercial Districts Use Matrix", of this section.
Provided, however, that all properties zoned in this district must be developed as planned unit
developments in accordance with section 12-3-5 of this title and will be required to obtain a
conditional use permit to operate as such.
3. Conditional Uses: The uses allowed as conditional uses in the C-7 High Density Campus
Commercial Mixed-Use District, pursuant to section 12-3-4, "Conditional Uses", of this title, are
set forth in table 3, "Commercial Districts Use Matrix", of this section.
4. Transitional Uses: In the event that a previously developed zoning lot is reclassified into
the C-7 High Density Campus Commercial Mixed-Use District but is not immediately
substantially reconstructed or redeveloped, the zoning lot shall continue to be governed by the use
standards, bulk regulations, and other requirements of its prior zoning district classification. Upon
the construction of a new principal structure on the zoning lot, all regulations of the C-7 High
Density Campus Commercial Mixed-Use District shall apply to the zoning lot.
5. Bulk Regulations: The bulk regulations that apply to the C-7 High Density Campus
Commercial Mixed-Use District are listed within table 4, "Commercial Districts Bulk Matrix", of
this section.
6. Standards For Development:
a. Eligible Parcels: No parcel or parcels of property may be classified in the C-7
High Density Campus Commercial Mixed-Use District unless: 1) they consist of a
contiguous area of more than ten (10) acres (including private rights -of-way and
stormwater retention areas), and 2) more than one-half (1/2) of the tract area is located
within two thousand feet (2,000') of a tollway operated by and under the jurisdiction of the
Illinois toll highway authority. The ordinance classifying a tract into the C-7 High Density
Campus Commercial Mixed-Use District must include a legal description of the tract and
findings that the tract satisfies the eligibility standards in this subsection J6 J.6.a.
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
DEVON AVE
CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
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b. Supplemental Parking Requirements: The following parking requirements shall
supersede the requirements of chapter 9 of this title. Parking and loading requirements shall
be determined as part of final plat review for the planned unit development on a case by
case basis analyzing the parking demand for each proposed use. The overall requirements
for parking may be satisfied by shared parking located on multiple lots provided that
maximum usage times will not overlap. The following evaluation criteria shall apply:
(1) Section 12-9-7, "Off Street Parking Requirements", of this title.
(2) In no case shall the required parking be less than seventy five percent
(75%) of the base parking requirement of the uses conducted on a single zoning lot
as required collectively, or the base parking requirement of the most parking
intensive use on the zoning lot, whichever is greater.
c. Block Size: The length and width of a block located in the C-7 High Density
Campus Commercial Mixed-Use District will not be subject to the restrictions set forth
in subsection 13-2-5P of the City Code.
d. Access: All vehicular access to any planned unit development in the C-7 High
Density Campus Commercial Mixed-Use District must be provided from a public street
with a right-of-way no less than sixty six feet (66') in width or two (2) dedicated lanes of
traffic in each direction, or a private circulation drive that connects to such public
street. The perimeter of such planned unit development shall be enclosed by a fence along
lot lines abutting residentially zoned property, except at designated access points or
where lots within the C-7 Commercial Mixed-Use District abut other lots within the
C-7 Commercial Mixed-Use District.
e. Frontage: Each zoning lot in the C-7 High Density Campus Commercial
Mixed-Use District must have frontage either on an arterial street or on a private circulation
drive that connects to an arterial street. If frontage is provided on a private circulation drive,
then easements and protective covenants assuring such circulation shall be included on the
final plat of subdivision for the planned unit development. This subsection shall supersede
subsection 13-2-5V of the City Code.
f. Street Standards: The standards for right-of-way widths in subsection 13-2-5L
of the City Code may be reduced by administrative approval of the development plan, but
not below twenty five feet (25').
g. Minimum Zoning Lot: Zoning lots in the C-7 High Density Campus
Commercial Mixed-Use District shall not be less than one acre in size. Planned unit
developments in the C-7 High Density Campus Commercial Mixed-Use District may be
comprised of multiple zoning lots, which may in turn be comprised of single or multiple
lots of record (or portions thereof), provided that all property within a planned unit
development in the C-7 High Density Campus Commercial Mixed-Use District be under
single ownership and/or unified control.
h. Open Space: No less than twenty percent (20%) of the ground area of a planned
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
DEVON AVE
CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
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unit development in the C-7 High Density Campus Commercial Mixed-Use District
must be maintained as open space for landscaped berms, buffer areas, recreational facilities
or stormwater retention facilities. Walkways, pedestrian areas, and bicycle paths may be
counted as open space, even if covered with impervious surfaces. The open space
requirement may be satisfied with a shared open space on contiguous lots in the C-7
Commercial Mixed-Use District, provided that 20% of the ground area of the
combined lot area(s) is maintained as such open space.
i. Number Of Buildings; Mixed Uses: Multiple principal buildings may be
allowed on a zoning lot, except that there shall not be less than fifteen feet (15') between
principal buildings, unless buildings are connected by pedestrian bridges, parking decks or
ground level concourses. A building with multiple-family dwelling units may be located
on the same zoning lot as a building devoted primarily to office uses in the C-7 High
Density Campus Commercial Mixed-Use District, and such buildings may be connected
by pedestrian bridges, parking decks or ground level concourses.
j. Campus Design Elements: Planned unit developments in the C-7 High Density
Campus Commercial Mixed-Use District will incorporate the following elements:
(1) Landscaped areas will exhibit continuity with prior stages of
development and satisfy the goals of the C-7 High Density Campus Commercial
Mixed-Use District.
* * *
k. Signage: Signage in the C-7 High Density Campus Commercial Mixed-Use
District shall comply with the restrictions of chapter 11 of this title unless a localized
alternative sign plan is approved pursuant to section 12-11-8 of this title.
* * *
Staff Commentary: Similar to the requested name change for the C-7 district introduced
in Section A, Section B includes numerous amendments intended to
standardize the new district name and description.
As outlined in Section A, the PZB should consider whether the
proposed district name is appropriate.
Section 12-7-3.J.6.d. introduces new clarifications regarding access
and fencing intended to allow utilization of a private roadway system
to interconnect C-7 designated parcels (as currently exists) and an
exemption from fencing requirements between contiguous C-7 parcels
while maintaining required fencing between C-7 parcels and adjacent
residentially zoned parcels.
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
DEVON AVE
CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
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The PZB should consider whether the access and fencing amendments
are appropriate.
Section 12-7-3.J.6.h. introduces new clarifications to facilitate
maintenance of cumulative open space to satisfy the existing
stipulation that a minimum of 20% of the total land area in any C -7
District Planned Unit Development be comprised of open space.
The PZB should consider whether the proposed assemblage of open
space among adjacent properties is appropriate.
Section C | The following requested amendments would apply to Section 12-7-3.K. of the Code,
TABLE 3: Commercial Districts Use Matrix:
* * *
K. Commercial Use Matrix:
TABLE 3
COMMERCIAL DISTRICTS USE MATRIX
P = Permitted use
C = Conditional use permit required
Uses * * * C-7
Accessory uses and structures * * * C
Accessory off site parking lots * * * C
Adult Day Service Center * * *
Alternative tobacco establishments * * *
Animal clinic * * *
Animal hospital * * *
Artisanal retail establishments * * *
Assisted living facility * * *
Auto body repair * * *
Auto filling station * * * P
Auto service repair * * *
Bed and breakfast * * *
Body art establishments * * *
Brewpub * * * P6
Cannabis dispensaries * * *
Car wash * * * C27
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
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CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
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Casino * * *
Childcare center * * * P6
Childcare center with accessory dwelling unit * * *
Colleges and universities * * *
Commercial art gallery * * *
Commercial indoor recreation * * * P
Commercial Motor Vehicle Sales and Leasing * * * C
Commercial outdoor recreation * * *
Commercial parking garage * * *
Commercial parking lot * * * P
Commercial shopping center * * * P
Commercially zoned assembly uses * * *
Congregate housing * * *
Consumer lender * * *
Convenience mart fueling or charging station * * *
Convenience retail store * * * P
Domestic pet service * * *
Drive-through facility (located adjacent to residential use) * * * C
Drive-through facility (not located adjacent to residential use) * * * P
Dry cleaners with plants on premises * * *
Dwellings, multiple-family * * * P
Dwellings, single-family detached * * *
Financial institutions * * * P
Food processing establishment * * *
Funeral homes * * *
Government facility * * * P
Grocery retail * * * P
Hotels * * * P
Leasing/rental agents, small equipment * * *
Leasing/rental agents, vehicles (non-moving) * * *
Leasing/rental agents, moving vehicles * * *
Libraries, private * * *
Libraries, public * * *
Livery service * * * C16
Massage establishments * * *
Media broadcast stations * * *
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
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CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
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Media print establishments * * *
Motor vehicle sales * * * C
Offices * * * P
Parks * * *
Pharmacies/drugstores * * * P
Planned developments C
Planned developments, mixed use * * *
Post Office * * *
Public transportation centers * * *
Public utilities * * *
Radio transmitting towers, public broadcasting * * *
Residential care homes, small * * *
Restaurants: * * *
Class A * * * P6
Class B * * * P6
Retail goods establishments * * * P6
Retail service establishments * * * P6
Schools, commercial * * * PC
Schools, private - elementary and high school * * *
Specialty food stores * * * P
Studios, artist, dance and music * * * P
Taverns and lounges * * * P
Trade contractors * * *
Transitional treatment facility * * *
Wholesale goods establishments * * * P
* * *
Staff Commentary: The petitioners are requesting various text amendments to modify the
C-7 District use matrix table with new permitted and conditional land
uses.
The proposed “Government Facilities” land use would allow for the
existing Federal Aviation Administration (FAA) offices to be
established as a permitted use in the existing building on the parcel at
2300 E. Devon Ave.
The PZB should consider whether the establishment of the existing
FAA offices as a permitted use is appropriate.
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
CASE NO. 25-069-PPUD-CU-TSUB-LASR PRELIM PUD, COND. USE, TSUB & LASR 2200 & 2400 E.
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CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
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Certain land use amendments are proposed to accommodate the
operations of the proposed Costco Business Center. These include the
following:
a. Auto Filling Station
b. Grocery, retail
c. Pharmacies/drugstores; and
d. Wholesale Goods Establishments
The PZB should consider whether the proposed land uses supporting
the operation of a Costco Business Center on portions of three of the
existing parcels are appropriate.
Certain other uses are proposed to provide flexibility in marketing the
remaining parcels on the property for new land uses. Staff has
categorized these proposed uses into two categories including those
that may seem appropriate versus those which may introduce
undesirable or potentially impactful uses to the subject properties.
The proposed land uses which Staff has identified as likely to be
compatible and appropriate additions to the C-7 District include the
following:
a. Accessory uses and structures;
b. Commercial indoor recreation;
c. Commercial motor vehicle sales and leasing;
d. Commercial shopping center;
e. Convenience retail store;
f. Drive-through facility (not located adjacent to residential use);
g. Motor vehicle sales; and
h. Schools, commercial.
The proposed land uses which Staff has identified as potentially
incompatible and inappropriate due to negative traffic impacts or low-
intensity underutilization of commercially zoned property in the C-7
District include the following:
a. Accessory off site parking lots;
b. Car wash;
c. Commercial parking lot;
d. Drive-through facility (located adjacent to residential use); and
e. Livery service in excess of the restrictions of Note 16 limiting
the size of such operations to a maximum of 45 vehicles.
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
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CASE 25-064-CU-V COND. USE & MAROR VAR 1111 JOSEPH SCHWAB RD
CASE 25-068-APPEAL APPEAL OF ADMIN. DECISION 1057 HOLLYWOOD AVE
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The PZB should consider whether these additional proposed land use
modifications are appropriate or inappropriate. Any land uses the PZB
deems inappropriate should be stricken from the proposed
amendments in any motion to approve the remaining text
amendments.
Section D | The following requested amendments would apply to Section 12-7-3.K. of the Code,
TABLE 3: Commercial Districts Use Matrix, Notes:
* * *
Notes:
* * *
6. When incorporated within, or accessory to, an office/hotel use.
* * *
16. When the total number of livery service vehicles associated with the subject business
does not exceed 45 vehicles.
* * *
25. This section intentionally left blank.
* * *
Staff Commentary: The requested amendments to Note 25 aligns with the intended changes
to the C-7 District requirements.
Staff recommends retaining Note 16 in application to current and
future livery service uses on the property which generate traffic, can
create access and circulation conflicts among properties, and generate
minimal economic activity for adjacent and nearby businesses.
The PZB should consider whether the proposed amendments to the
Notes section are appropriate.
Section E | The following requested amendments would apply to Section 12-7-3.L. of the Code,
TABLE 4: Commercial Districts Bulk Matrix:
* * *
L. Commercial Bulk Matrix:
CASE NO. 25-055-TA TEXT AMENDMENT CITYWIDE
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TABLE 4
COMMERCIAL DISTRICTS BULK MATRIX
Bulk Controls C-75
Maximum height 165 ft.
Minimum front yard1:
Adjacent residential 50 ft.
Adjacent other 25 ft.
Minimum side yard:
Adjacent residential 50 ft.
Adjacent other 25 ft.
Minimum rear yard:
Adjacent residential 50 ft.
Adjacent other 25 ft.
Notes:
* * *
5. In the C-7 High Density Campus Commercial Mixed-Use District, the maximum
total height of a building located within 150 feet of a residential property line may
not exceed 125 feet.
* * *
Staff Commentary: Similar to the requested name change for the C-7 district introduced
in Sections A & B, Section E includes an amendment intended to
standardize the new district name and description.
As outlined in Sections A & B, the PZB should consider whether the
proposed district name is appropriate.
Section F | The following requested amendments would apply to Section 12-11-5.G. of the Code
in regard to Electronic Message Boards:
* * *
12-11-5: SIGN STANDARDS BY SIGN TYPE:
* * *
G. Electronic Message Boards:
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1. Electronic Message Board Requirements And Limitations: Electronic message
boards shall be permitted only when incorporated within a new or existing pole sign or
monument sign (this shall not include billboards except as permitted in accordance with
subsection H of this section) or when embedded within an electric vehicle charging port.
The overall sign must comply with all existing standards and regulations as set forth in this
chapter. Electronic message boards incorporated into an approved sign shall be subject to
the standards and regulations as set forth in section 12-11-6 of this chapter.
2. Electronic Message Board Standards: Monument or pole signs containing
electronic message boards shall be subject to the same standards as set forth in subsections
A, "Pole Signs", and B, "Monument Signs", of this section.
3. Permitted Types: Video display signs.
4. Prohibited Types: The following types of electronic message boards shall be
prohibited:
a. Animated sign.
b. Flashing sign.
5. Permitted Districts: Electronic message boards shall be permitted in the following
districts under the following conditions:
a. C-1 Neighborhood Shopping District as a conditional use only.
b. C-2 Limited Office Commercial District as a conditional use only.
c. C-3 General Commercial District as a permitted use.
d. C-4 Regional Shopping District as a permitted use.
e. C-5 Central Business District as a conditional use only.
f. C-6 Casino District as a localized alternative sign regulation plan.
g. M-1 Limited Manufacturing as a permitted use.
h. M-2 General Manufacturing as a permitted use.
i. M-3 Special Manufacturing as a permitted use.
j. I-1 Institutional as a permitted use.
k. R-1 Residential as a permitted use when on school property, City-owned
property, or Park District-owned property, subject to the standards found in subsection 12-
11-6B of this chapter.
l. C-7 Commercial Mixed-Use District as a localized alternative sign regulation
plan.
* * *
Staff Commentary: The petitioners request text amendments to facilitate future electronic
message board signage for future businesses provided such signage is
considered and approved in accordance with the Code’s localized
alternative sign regulation (LASR) process.
The PZB should consider whether the introduction of new EMB signs
in the C-7 district is appropriate.
Section G | The following requested amendments would apply to Section 12-11-5.H. of the Code
in regard to Electronic Message Boards Billboard signs:
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* * *
H. Electronic Message Board Billboard: A new electronic message board billboard may be
permitted subject to the standards and regulations for both billboards generally and electronic
message board billboards set forth in section 12-11-6 of this chapter. The static billboard panels of
a qualified billboard may be converted to electronic message board panels only pursuant to an
electronic message board billboard permit issued by the City, and subject to the standards and
regulations for electronic message board billboards set forth in section 12-11-6 of this chapter. For
the purposes of this subsection, a qualified billboard must meet the following criteria:
1. The billboard was erected prior to the effective date of this subsection. If the billboard
is relocated in accordance with subsection 12-11-10C of this chapter, the date the billboard was
originally erected, prior to relocation, will be determinative.
2. The billboard must be a legally conforming billboard. For the purposes of this
subsection only, an applicant for an electronic message board billboard permit may establish that
the existing billboard is legally conforming by either:
a. Providing proof that the existing billboard was erected pursuant to a valid permit
issued by the City; or
b. Providing documentation to show that the existing billboard conforms with all of
the standards and regulations as set forth for billboards in section 12-11-6 of this chapter
except for the permit requirement.
c. Notwithstanding section 12-11-10 of this chapter, if a billboard is not legally
conforming in accordance with subsection H2a or H2b of this section, the removal and
replacement of the sign in the same location for the sole purpose of converting the st atic
panels to electronic message board panels is permitted only as a conditional use pursuant
to section 12-3-4 of this title, and subject to the standards and regulations for electronic
message board billboards as set forth in section 12-11-6 of this chapter.
3. The billboard must have a valid IDOT sign permit.
4. The billboard must be located within six hundred sixty feet (660') of I-90 or I-294.
5. In the C-7 District, no Electronic Message Board Billboard can be constructed on
any
parcel of land until and unless:
a. The billboard lease or a memorandum of the lease is recorded with the office
of the Cook County Clerk, Illinois; and
b. The billboard permit is held either solely by the owner of the land or jointly
by
the owner of the land and the building contractor.
* * *
Staff Commentary: The petitioners request text amendments to facilitate future electronic
message board billboard signage when in compliance with regulations
applicable to electronic message board billboard signage elsewhere
throughout the City while additionally requiring recording with the
Cook County Clerk a copy of the lease and when the permit is held by
the land owner or both the land owner and the building contractor.
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A map exhibit depicting potential billboard locations is attached to
this memo.
The PZB should consider whether the introduction of new allowances
for EMB Billboard signs in the C-7 district is appropriate.
Section H | The following requested amendments would apply to Section 12-11-6.B. of the Code
in regard to Billboard signs:
* * *
12-11-6: REGULATION BY DISTRICT CLASSIFICATION:
* * *
B. Commercial, Manufacturing And Institutional Districts: It shall be unlawful for any person to
construct or maintain a sign in any commercial district, manufacturing district, or the I-1 Institutional
District, except as follows. A property may incorporate both wall and monument signs or wall and pole
signs. The use of monument signs in conjunction with pole signs is prohibited; provided, however, if a
property is eligible to contain two pole signs or two monument signs, then the property may construct a
combination of a pole sign and a monument sign as long as each sign is at least 200 feet apart.
Monument or pole signs containing electronic message boards shall be subject to the same standards as set
forth in this subsection, except that only one electronic message board will be permitted per lot. In the event
that a single business exists on multiple lots or in the case of a business park or retail center, only one
electronic message board will be permitted overall.
Sign Type Number, Area, Height, And Other
Limitations2
* * *
Billboards Billboards shall be permitted only within the
C-1, C-2, C-3, C-6, C-7, M-1, M-2 and I-1
Districts and located within 660 feet of I-90
and I-294 toll roads.
Structure must be in compliance with the
Illinois Department of Transportation
regulations and a valid current IDOT permit
must be presented with the application for
city permits.
In the C-6 District, the number of permits
issued for billboards pursuant to
subsection 12-11-3.C.3, "Billboard Permits",
of this chapter is specifically limited to one.
In the C-7 District, the number of permits
issued for billboards pursuant to
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subsection 12-11 -3.C.3, "Billboard
Permits", of this chapter is specifically
limited to four. In all other districts of the
City combined, the total number of permits
for billboards under subsection 12-11-3.C.3,
"Billboard Permits", of this chapter is
specifically limited to 13; provided, however,
the 13th billboard permit may be issued by
the City only in accordance with Ordinance
Z-53-21.
In the C-6 District, a billboard may have
three faces; provided, however, that two of
the three faces shall not exceed 1,200 sq. ft.,
the third face shall not exceed 600 sq. ft, and
the total sign face area shall not exceed 3,000
sq. ft. In all other districts of the City, the
total surface area of the signs shall not
exceed 1,200 sq. ft. per face and 2,400 total
square feet for a double faced sign.
Height of the sign shall not exceed 99 feet
from the base of the pole to the top of the
structure or 65 feet from the surface of the
pavement of the lane closest to the structure,
except as otherwise provided by a limited
variation ordinance adopted by Council.
All billboards must meet the spacing
requirements as required by the Illinois
Advertising Control Act.
No portion of a billboard shall be allowed
within 300 feet of a residential property line.
This distance shall be measured at ground
level from a line perpendicular to the closest
part of the billboard to the residential
property line.
A billboard for which a permit record does
not exist but otherwise meets all of
development standards for billboards as set
forth in this subsection B is a legally
conforming billboard for the purposes of this
chapter.
* * *
Notes:
1. In the case where there are multiple uses in a single structure (i.e., commercial strip shopping center)
1 wall sign is permitted for each business, however the aggregate total square footage of all signs shall not
exceed the limits set forth in this section.
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2. On parcels less than 5 acres, the total square footage area of all signs shall not exceed 600 square
feet; provided, however, that the calculation of the maximum sign area shall not include the area of any
static and electronic message board billboards on the parcel."
* * *
Staff Commentary: The petitioners request text amendments to facilitate future electronic
message board billboard signage in the C-7 District and establishing a
maximum quantity of four billboard signs within the C-7 District.
A map exhibit depicting potential billboard locations is attached to
this memo.
The PZB should consider whether the introduction of new allowances
for up to four new EMB Billboard signs in the C-7 district is
appropriate.
Standards for Text Amendments:
Consideration of the following standards included in Sec. 12-3-7.E. of the City Code is required
when formulating a recommendation or determination to amend the text of the Zoning Ordinance.
Both the PZB & City Council may utilize 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 advises the City to consider amendments establishing the C-7
district as allowing land uses described as “Low Density Urban Mix with Residential.” Most
of the proposed amendments may help with this transition from the existing high density
campus district which encourages a smaller subset of land uses.
2. Whether the proposed amendment is compatible with current conditions and the overall
character of existing development;
The existing C-7 high density campus district zoning permits various commercial office and
residential land uses which may be more intensive than those contemplated by the proposed
text amendments. The existing zoning permits mixed-uses and is situated along a major
arterial street abutting the I-294 Tollway. Current provisions establishing fencing
requirements adjacent to existing residential uses would be retained.
3. Whether the proposed amendment is appropriate considering the adequacy of public
facilities and services available to this subject property;
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The proposed amendments would not be expected to significantly alter or affect the adequacy
of existing and future public facilities and services.
4. Whether the proposed amendment will have an adverse effect on the value of properties
throughout the jurisdiction.
The proposed amendments would not be anticipated to have any adverse impact on the value
of properties throughout the City which are proximate to parcels currently designated C -7
district. Specific consideration of impacts of future C-7 district zoning designations pursued
in accordance with the requirements of the Zoning Ordinance as amended is warranted,
however specific consideration of potential impacts of future map amendments would require
additional scrutiny of these impacts on a case-by-case basis.
5. Whether the proposed amendment reflects responsible standards for development and
growth.
The proposed amendments are intended to ensure responsible maintenance, improvements,
expansion, reinvestment, and replacement of existing, aging Class B and Class C office
buildings as well as potential future new commercial and multi-family residential buildings
which may enhance the local economy and revitalize the subject properties.
PZB Procedure and Recommended Conditions: Per Section 12-3-7.D.3. of the Code, the PZB
has the authority to recommend approval, approval with modification, or disapproval 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.
Staff recommends consideration of the following references to the petitioners’ proposed text
amendments:
1. Section A;
2. Section B;
3. Section C as amended to strike proposed modifications to the following land uses
regulations in the C-7 District:
a. Accessory off site parking lots;
b. Car wash;
c. Commercial parking lot;
d. Drive-through facility (located adjacent to residential use); and
e. Livery service in excess of the restrictions of Note 16 limiting the size of such
operations to a maximum of 45 vehicles.
4. Section D;
5. Section E;
6. Section F;
7. Section G; and
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8. Section H.
Chairman Szabo asked for PZB comments.
Member Weaver asked if the only C-7 district in the City in this location and the minimum C-7
district area requirement is 1 acre.
Director Rogers affirmed these fact and creation of C-7 districts elsewhere in the City would have
to meet the minimum district area requirements and proceed with a map amendment review
process with final decision by City Council.
Member Weaver stated it appears the C-7 district is tailored for the Costco development and the
applicant’s proposal requests adding the option for billboards within the C-7 district and if
additional C-7 districts were proposed elsewhere in the City they would be entitled to the billboards
as proposed in this text amendment.
Director Rogers outlined this is theoretically correct, but the billboards would have to comply with
the general billboard and C-7 district applicable requirements.
Member Veremis asked about the C-7 livery service uses and that there are many vehicles currently
parked on the property. How many are permitted to be parked there?
Director Rogers explained current code allows livery service uses with up to 45 vehicles parked
on the property and there are several livery service businesses on the property with likely no more
than 45 vehicles per business. The petitioner proposes waiving that livery service limit, but staff
recommends against this request.
Member Veremis stated that the recommendation would permit a livery service on the Costco
property.
Director Rogers clarified that the C-7 livery service use would be throughout the entire O’Hare
Lakes property, not just the Costco property.
Chairman Szabo asked for additional PZB questions.
Member Weaver asked what would happen if no changes to the C-7 district, would the proposed
Costco development be permitted?
Director Rogers explained that scenario for the record related to the existing C-7 district creation
history in 2015 and the subsequent policy and economic shift from 2019 through today
recommending excess office land be redeveloped for other more productive land uses that are not
currently permitted in the C-7 District. If the proposed text amendments was denied the petitioner
would have the existing permitted and conditional uses of the C-7 available to them.
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Member Weaver asked if no residential is currently permitted in the C-7.
Director Rogers stated multi-family is currently permitted under ‘dwellings-multi-family’.
Member Weaver reiterated that billboards would be for general regional traffic advertising along
I-294 and not specifically only for Costco’s use and advertising.
Director Rogers outlined the desired billboard development of Costco and the remaining property
owner. He then outlined the current general billboard requirements.
Chairman Szabo asked if there was additional PZB comments there were none and asked if any
public comment at this time.
Petitioner’s representative – Steve Cross (Costco real estate development director) presented their
proposed text amendment request and how it fits with the greater Costco development and the
remaining land.
Mr. Cross stated the text amendment as proposed is primarily necessary for the Costco
development. Mr. Cross then described the difference between a Costco business center versus a
Costco general retail warehouse store.
Chairman Szabo swore in the property owner Tony Ruh (91 Meadowview, Northfield, IL).
Tony Ruh (property owner) introduced himself and the remaining land after Costco acquires their
portion from Mr. Ruh.
Mr. Ruh stated he has plans under the proposed C-7 district and his possible ideas for
redevelopment of the remaining property after the Costco redevelopment and its. He also stated
he agreed to remove high intensity traffic generating land use.
Member Weaver stated your plan, Mr. Ruh, is still fairly wide open until after the Costco is
developed.
Mr. Cross stated how the Costco development would occupy all the southern portion of the overall
property and access easement will be created to permit passage across the Costco property to the
remaining lots to the north.
Member Veremis asked about the changes to the lake.
Mr. Cross outlined the plans and reasons for filling part of the lake and what the current property
owner has done to begin this lake filling process.
Member Veremis asked about the soil stockpiles on the property.
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Mr. Cross much of the soil will be used fill demoed buildings’ basement holes and additional soil
with then come to the site to fill the lake in the manner needed to create the Costco lot.
City General Counsel Stewart Weiss clarified the need to refocus to the text amendments at this
time and the Costco development plan will be discussed during the next case.
Chairman Szabo asked if there are public comments for staff or the petitioner’s presentations on
the text amendment request.
Jim Russo (311 5 Patton St.) asked about the about if the current owner was part of the 2015
development proposal. Mr. Russo asked about the demolition timeline for the current building
demolition. Mr. Russo asked about the need to trap rats due to the demolition of the building.
Mr. Ruh stated the demolition began on December 2, 2025.
Mr. Russo asked who’s responsible for trapping rats and rodents.
Director Rogers clarified the request process for rodent catching and the times for baiting and
demolition during this project. He further clarified that this issue is a code enforcement item and
Mr. Russo should contact staff outside of this meeting.
Mr. Russo asked about the need for rodent control for the demolition of the next building.
Mr. Ruh stated he hasn’t seen rats in the 3 years he’s owned the property.
Chairman Szabo asked for more comments on the text amendment request.
Grace Vollkommer (3132 Patton St.) asked about the text amendment and the applicability to the
entire 50 acres and whether the entire lake would be completely filled for 50 acres of
redevelopment.
Director Rogers outlined the general C-7 regulations, requirements for stormwater management
and general need for this lake as a general stormwater retention facility.
Rich Einecker (2911 S Craig Dr.) asked about the reduction of the minimum required 20% open
space text amendment and relayed his concerns about whether such reduction would be detrimental
to the property’s stormwater management. He outlined his history of flooding but he generally
accepts the proposed development.
Alderman Mark Walsten (Ward 6 Alderman) stated his past and current desire for the rat traps and
baiting and asked to be informed about the status. He asked Director Rogers to explain.
Director Rogers explained the method and purpose of rat baiting.
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Chairman Szabo swore in Alderman Walsten for the record.
Alderman Walsten clarified that only a portion of the lake will be filled for the proposed
development. Additionally, Alderman Walsten is not in favor of the proposed increase of the
number of permitted billboards as part of this text amendment but is in favor of the Costco
development. He also wants the immediate residents to the west to be assisted and be part of the
development review process and to relay any concerns to his attention.
Chairman Szabo stated Aldermen typically don’t address the PZB and that although he is
appreciative of the elected officials’ service he was concerned that direct participation in the PZB’s
hearing on the request may create a conflict.
Alderman Walsten stated he is a citizen and has the right to comment.
Chairman Szabo thanked the alderman for his comments.
Barabra Abt made a statement about the Methodist Campground.
Chairman Szabo stated that property is not on the agenda this evening.
Member Weaver clarified the minimum open space requirement will be likely less for the proposed
Costco development versus the remaining land in the C-7 District.
Director Rogers clarified that the 20% minimum open space requirement would also include the
lake which is on its own lot and would easily accommodate the minimum 20% open space for the
C-7 district.
Chairman Szabo asked to close the public comment section and the PZB approved it unanimously
by voice vote. Attorney Weiss clarified this only closes the public hearing portion of the meeting
and the PZB can still deliberate and ask questions to staff and/or the petitioner.
Director Rogers clarified that the Petitioner/Owner testified during this meeting to agree to remove
the text amendments as staff recommends.
Member Fowler asked why the PZB is reviewing the text amendments before the Costco
development plan request.
Director Rogers clarified that the text amendment request could stand alone from the Costco
development plan and it’s important the City Council review and act on the text amendment before
the Costco request to properly sequence the legislation and approvals.
Member Fallico asked what is the minimum necessary to permit the development of the Costco
development.
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Director Rogers outlined the minimum necessary text amendments required to permit the proposed
Costco development. Additionally, Director Rogers outlined the remaining proposed C-7 changes
that don’t necessarily enable the Costco development proposal.
Member Fallico stated the PZB could simply recommend the text amendments to permit only the
Costco development and the property owner could return with the remaining text amendments as
later time when they have a specific development.
Director Rogers agreed with this scenario.
Member Weaver asked about the difference between the proposed Business Center versus a Retail
Wholesale Costco.
Mr. Cross stated the specific design of the Business Center design.
Member Weaver reiterated the proposed billboards text amendment is not necessary for the Costco
development and asked who gets the revenue from potential billboards.
Director Rogers stated the owner can identify the billboard revenue receiver and reiterated that all
development in the C-7 district requires the PUD review process.
Member Weaver stated that the Costco development does not include new billboards.
Director Rogers affirmed such.
Member Fallico asked if Costco wants any billboards of their own.
Mr. Cross affirmed that Costco does not propose a billboard and won’t have one on their property.
Member Weaver stated the future possible rezoning of other similar lands in the City that could be
rezoned for additional C-7 districts and this would require further analysis for other areas of the
City.
Member Weaver moved and Member Zadrozny seconded a motion to recommend approval of the
proposed text amendments as proposed by staff.
AYES: Weaver, Zadrozny, Fowler, Fallico, Veremis, and Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
Meeting was in recess at 8:12 p.m. for a break.
Meeting resumed at 8:16 p.m.
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Addresses: 2200 and 2400 E. Devon Ave Case Number: 25-069-PPUD-CU-TSUB-
LASR
The petitioner requests the following items: (i) a Preliminary Planned Unit Development with
exceptions for quantity of parking stalls; (ii) Conditional Uses; (iii) Tentative Subdivision; (iv)
Major and Standard Variations for building design, site access, off-street parking and loading,
site lighting, fence design, landscaping, screening, and other variations as may be necessary; (v)
a Localized Alternative Sign Regulation; and (vi) any other waivers, and zoning relief as may be
necessary.
PINs: 09-33-401-027-0000, 09-33-401-028-0000, & 09-33-401-032-0000
Petitioner: Costco Wholesale Corporation, 730 Lake Drive, Issaquah, WA 98027
Owner: RSA Properties II, LLC, 9730 S. Western Ave, Suite 204, Evergreen Park, IL 60805
Chairman Szabo swore in some members of the public.
Chairman Szabo swore in the petitioner – Mr. Steve Cross.
Mr. Cross outlined the Costco development plan, site details and general development site
operations, hours of operation and traffic as outlined in the meeting agenda packet. Additionally,
he reiterated and reaffirmed Alderman Walsten’s concern that the neighboring residents should be
thoughtfully considered with this proposed development. He stated he will have a public meeting
with the adjacent neighborhood to further discuss this redevelopment project.
Mr. Brad Prischman (Engineer for the project with V3 Companies). He outlined the site
development and site civil engineering, traffic patterns and driveways in/out of the property onto
Devon Ave. There will be a full four-way traffic signal and pedestrian access sidewalks throughout
the public ROW frontage and private property to complete the accessibility. Additionally, he
outlined the specific layout, traffic patterns and location for the fueling stations area on the subject
property’s western side. Lastly, he outlined the site landscaping and buffering plan throughout the
subject property, site stormwater management plans, and the transition between the subject
property and the existing residential neighborhood to the west.
Mr. Cross presented the building façade elevations, site orientation, site signage LASR, the
preliminary plat of subdivision, major variations site landscaping designed to amply buffer the
neighboring residential, and the preliminary PUD requested exemptions for parking. He also
outlined the sustainable elements of the building and façade design to reduce energy consumption
and adapted to a particular site’s contextual scale.
Member Veremis asked about the fuel center hours of operation.
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Mr. Cross stated the fuel center hours 6 a.m. - 10 p.m. every day.
Member Veremis stated the site landscaping screening and shorter lighting standards are good.
Would there be odors from the fuel trucks?
Mr. Cross stated there should be little to no noise or odors and most of the delivery vehicles should
exit to the west.
Member Weaver discussed his opinion regarding the on-site parking proposed for wholesale and
retail customers and parking. Member Weaver asked about the possible distribution of wholesale
customers versus retail customers.
Mr. Cross stated the distribution is likely 40% retail customers versus 60% wholesale customers.
Member Weaver asked about the dimensions of the general parking spaces throughout the site.
Mr. Cross stated these parking spaces are standard motor vehicle parking space dimensions and
the spaces are generally 10 feet wide by 20 feet deep.
Member Weaver asked if these box trucks are delivering to third-party customers.
Mr. Cross stated about 20% of the box trucks are delivering to third-party customers and 80% are
wholesale customers buying for their own purposes/needs.
Member Weaver asked where the nearest Business Center Costco is and how many in Chicago
metro.
Mr. Cross stated the nearest is Bedford Park, IL and this proposed store in Des Plaines would be
the second in the Chicago metro area.
Member Fowler asked about the location of the fueling center and why choose the western side of
the subject property.
Mr. Cross outlined the reasons for the proposed development site layout, which is to have parking
within easy proximity to the entry and the location of the lake fill directly affecting the location of
the building and the surface parking. The building can’t be placed on the location of the lake fill
due to soil structural requirements. Additionally, the fuel center is likely to have much less sound
impact on the neighboring residential neighborhood instead of the having the loading docks on the
residential side. The loading docks would have a much greater negative impact daily than the fuel
center.
Member Fowler has concerns about the fueling center location and the impact on the residents to
the west.
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Mr. Cross stated the building couldn’t be laid out with the main customer entrance on the west
Member Fowler stated her concerns still exist given the fuel center longer hours than the store.
Mr. Cross stated this layout is the best for Costco’s operations and creating the least impact on the
residential neighborhood to the west.
Member Veremis stated the residents rear yards are adjacent to the fueling center side of the
development.
Tony Ruh (property owner) reiterated the need for the proposed fuel center site layout reasoning
as described by Mr. Cross.
Member Weaver reiterated the impacts of loading bays versus the fuel center on the adjacent
residential properties to the west.
Member Fowler made a comment about a desire Mr. Ruh to continue the property buffering for
the remaining O’Hare Lakes land after the Costco sale and development.
Member Fallico wanted to clarify that the fuel center is only for passenger vehicles and not for
large truck fueling with diesel. He asked if diesel is provided.
Mr. Cross stated affirmed the fuel center is only for passenger vehicles and no diesel fuel is
available.
Member Fallico asked if Costco typically owns the land they develop.
Mr. Cross affirmed that Costco typically owns the land they develop, which will be the same for
this proposed project.
Member Zadrozny asked about the sequencing/synchronizing of the proposed traffic signal with
the existing traffic signals immediately to the west and east.
Mr. Cross stated the sequencing will still be worked through with the City of Des Plaines and the
Village of Rosemont.
Chair Szabo asked staff to present.
Director Jeff Rogers presented the staff analysis.
Issue: The petitioner requests the following items: (i) a Preliminary Planned Unit Development
with exceptions for quantity of parking stalls; (ii) Conditional Uses; (iii) Tentative Plat of
Subdivision; (iv) Major and Standard Variations for building design, site access, off-street parking
and loading, site lighting, fence design, landscaping, screening, and other variations as may be
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necessary; (v) a Localized Alternative Sign Regulation; and (vi) any other waivers, and zoning
relief as may be necessary.
Petitioner: Costco Wholesale Corporation, 730 Lake Drive, Issaquah, WA
98027
Owner: RSA Properties II, LLC, 9730 S. Western Ave, Suite 204,
Evergreen Park, IL 60805
Case Number: 25-069-PPUD-CU-TSUB-LASR-V
PINs: 09-33-401-027-0000, 09-33-401-028-0000, & 09-33-401-032-
0000
Ward: #6, Alderman Mark Walsten
Existing Zoning: C-7, High Density Campus District
Existing Land Use: Commercial single-tenant and multi-tenant office buildings, surface
parking lots, and a large stormwater retention pond
Surrounding Zoning: North: City of Des Plaines C-7 High Density Campus District
South: Village of Rosemont Multi Family (C) District &
Commercial (D) District
East: City of Des Plaines C-6 Casino District
West: City of Des Plaines R-1 Single-Family Residential District
Surrounding Land Use: North: Commercial Office Building, Stormwater Retention, &
Vacant Lot
South: Commercial Office Building, Parking Garage, & Multi-
family residences
East: Commercial Office Building, Casino, & Parking Garage
West: Single-family detached residences
Street Classification: E. Devon Avenue is classified as a Minor Arterial with the north half
under the jurisdiction of the City of Des Plaines and the south half
of the right-of-way under the jurisdiction of the Village of
Rosemont. No direct access is available to the I-294 Tristate
Tollway.
Comprehensive Plan: The Comprehensive Plan’s future land use designation for the
property is “Low Density Urban Mix with Residential.”
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Property/Zoning History: Per the Cook County Tax map, the subject property is comprised of
Lot 1, Lot 2, and part of Lot 6 in the O’Hare Lake Subdivision. A
vacant office building at 2200 E. Devon Avenue was recently razed.
The property owner intends to raze an existing office building at
2400 E. Devon Ave. in early 2026. The property owner is
coordinating dewatering/lowering of water levels in the pond to
facilitate filling of a portion of the retention pond to create the
remainder of the rectangular development site.
The current property ownership entities of the subject properties
were established in 2022. The petitioner is under contract to
purchase the resubdivided property from the current owner
contingent upon approval of the zoning entitlements currently
requested.
Project Overview: The petitioner, Costco Wholesale Corporation, proposes the
development of a new retail commercial building to be comprised
of approximately 137,327 square feet upon a new lot of record
comprised of approximately 14.29 acres and a new traffic signal in
E. Devon Avenue right-of-way at the southwest corner of the
property. A proposed fuel center would be located at the west end of
the site and would include a small enclosure for control equipment,
a warming shelter for employees, and twelve fueling islands
accommodating simultaneous refueling of up to 24 vehicles with
additional queuing space for more than 30 additional vehicles.
The development site includes a portion of the existing stormwater
retention pond commonly known as Peterson Lake which will be
modified in accordance with required local and outside agency
permits over the next few months to provide a pad for a portion of
the proposed parking lot. This petition relates to the proposed
redevelopment of the parcels at the south end of the existing O’Hare
Lake Office Park only. Details of the project are included below and
in relevant attachments.
Bulk Regulations
The table below illustrates staff’s interpretation of the required yards
(i.e., building setbacks) for this property and the proposed building
setbacks as noted in Section 12-7-3.L. and defined in Section 12-13-
3.
Bulk Controls Required Proposed
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Off-Street Parking & PUD Exception
In accordance with the requirements of the Code, the following
quantities of off-street parking stalls are required:
Sec. 12-3-5.C.4. of the Code allows for consideration of reductions
in required parking associated with a Planned Unit Development by
up to 25% of the total collective parking requirement. In conjunction
with the PUD request, the applicant requests an exception to reduce
the minimum parking requirement by 21.7% from 530 spaces to 415
spaces, the equivalent of more than 3 parking spaces per 1,000
square feet of net floor area. Based upon Costco’s experience and
projected demand, the petitioner asserts that the proposed parking
stall quantity aligns with their operations.
Off-Street Loading
In accordance with the requirements of the Code, the following
quantities of off-street loading stalls are required:
Lot size 2 acres (min.) 14.29 acres
Building Height 165 ft. (max.) 34.00 ft.
Front yard building setback (south) 50 ft. (min.) 85.50 ft.
Side yard building setback (west) 50 ft. (min.) 74.25 ft.
Side yard building setback (east) 25 ft. (min.) 99.75 ft.
Rear yard building setback (north) 25 ft. (min.) 191 ft.
Building Coverage N/A 23.6%
Parking Requirement Total
Retail
Establishments
1 space per 250
square feet of net
floor area
120,634 square feet =
482 stalls
Automobile Filling
Stations
2 spaces for every
pump
24 pumps =
48 stalls
Accessible Spaces Between 401 to
500 spaces
provided
9 accessible stalls
Total Accessible Proposed: 10 stalls
Total Required: 530 stalls
Total Proposed: 415 stalls
Loading Requirement Total
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Site Access
The subject property is currently accessible via three full access,
unsignalized curb cuts to E. Devon Ave., one each at the southwest
corner, approximate center of the lot’s frontage, and southeast
corner.
The proposed site modifications would reduce the quantity of full
access curb cuts to E. Devon Ave., from three to two, one each at the
southwest corner and southeast corner. A new traffic signal would
be installed at the southwest corner of the property. The specific
design, right-of-way improvements, lane striping, and other details
would need to be coordinated among the petitioner, the City, the
Village of Rosemont, and property owners along the opposite side
of the right-of-way. A condition of approval has been included in the
sample motion relating to this required coordination and
interjurisdictional design review and permitting.
Traffic
The petitioner has provided an analysis of the traffic impacts and
suitability of the proposed traffic signal prepared by Kenig,
Lindgren, O’Hara, Aboona, Inc, a copy of which is attached to this
report. The study includes results from a traffic survey of existing
conditions with the site improvements as they existed in December
2024.
In regard to proposed traffic generated from the Costco Business
Center including Fuel Center operations, the proposed weekday
morning peak hour of traffic is estimated to generate approximately
495 inbound & 388 outbound traffic movements (approximately
14.71 vehicles per minute). The proposed weekday
afternoon/evening peak hour of traffic is estimated to generate 514
inbound and 535 outbound traffic movements (approximately 17.5
vehicles per minute).
Building Size 1 loading space for each
50,000 square feet
120,634 square feet =
3 spaces
Total Proposed: 10 loading spaces
(including 1 accessible
loading space)
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Proposed logistics deliveries, refuse management, and other truck
trips would primarily utilize unsignalized access at the southeast
corner of the property.
Transparency, Entrance Location, & Building Materials
The proposed building design features a design affiliated with
Costco’s Business Center prototype.
Section 12-3-11 of the Code establishes limitations regarding blank
exterior walls and requires the facade of a retail commercial building
to rectangular areas comprising more than 30% of the elevation to
omit windows. Also, no extent of a story’s façade may be
windowless for a horizontal distance greater than 15 feet. As a
“warehouse” retail style building, each of the proposed elevations
exclude windows except for windows in the overhead doors utilized
in the enclosed canopy at the primary building entrance.
City Code requires the building entrance to be located along the
front (south) elevation or at either the southwest or southeast
building corner. The proposed building entrance is at the northwest
corner, proximate to the proposed customer parking field.
City Code requires utilization of materials including face brick,
stucco, metal, and/or concrete masonry units (CMU block). The
petitioner proposes a combination of vertical rib architectural metal
panels, concrete masonry units (CMU block), and natural-finish
concrete for exterior building materials.
_________________ Required Proposed
Ground Floor Space
Transparency
75% above a height
of 2.75 feet (min.)
Between 0%-2%
Ground Floor
Building Materials
Face brick, stucco,
metal, and concrete
masonry units
(CMU)
Metal panels,
concrete
masonry units
(CMU), and
concrete
Relief from compliance with the transparency and entrance location
standards to allow the petitioner’s proposed building design will
require minor variations via the Building Design Review process
outlined in Sec. 12-3-11 of the Code.
Site Lighting
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The petitioner has provided a site photometric plan and catalog cuts
of the proposed light fixtures. The proposed design features two
different heights of proposed pole-mounted light fixtures with LED
light elements. Most of the site would feature light poles with light
elements at a height of 30.0 feet above adjacent grades. To reduce
potential lighting impacts upon residential areas to the west of the
property, light poles in these areas will feature light elements at a
reduced height of 20.0 feet above adjacent grades. The proposed
photometric plan demonstrates the proposed lighting plan would
comply with maximum permissible light levels at all property lines.
Tree Preservation, Removal, & Landscaping
The petitioner proposes landscaping in areas across the property
including along proposed drive aisles including west of the proposed
fuel center, within islands throughout the parking lot, along the north
boundary of the property, and along the frontage of the property
abutting E. Devon Avenue right-of-way. As depicted on the
petitioner’s tree preservation plan and landscaping plan, various
existing mature trees along the west property line both on and
adjacent to the property are proposed to be preserved.
The proposed design omits required parkway trees from the public
right-of-way due to conflicts with existing utilities and a proposed
multi-modal path.
The proposed design would feature an opaque privacy fence at a
height of 8.0 feet along the west lot line and preservation of existing
mature, healthy landscaping in lieu of new buffer landscaping with
a minimum width of 5.0 feet and new trees approximately every 30
feet on-center.
In lieu of foundation landscaping required to abut 35% of street-
facing elevations, the petitioner intends to include the required
quantities of plant materials elsewhere across the site.
The petitioner requests major variations to accommodate these
modifications to the proposed landscaping plan.
Mechanical and Dumpster Screening
Section 12-10-11 of the Code requires screening of roof-top
mechanical units and utility areas. The proposed design utilizes
refuse dumpsters within a depressed loading berth connected to the
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building. In lieu of compliant screening, the petitioner is requesting
a major variation to omit the required screening adjacent to the
dumpsters in favor of additional landscape screening along the edge
of the drive aisle south of the dumpster location. Although certain
relief from screening requirements including height, landscaping,
and materials can be sought via the minor variation process,
omitting the screening requires a major variation.
The petitioner proposes a similar landscape treatment for proposed
mechanical equipment to be installed at grade. A major variation is
requested to allow a proposed mechanical room to the south and
landscaping along the edge of the adjacent access drive aisle.
Rooftop Mechanical Screening
Section 12-10-11 .B.3. of the Code requires screening of roof-top
mechanical units from a vantage point across adjacent rights-of-
way. The petitioner’s design would comply with screening
requirements from the south and west, however due to the raised
elevation of the I-294 Tollway, a zoning variation is requested since
the proposed parapet wall may not fully screen rooftop mechanical
units from all vantage points within the Tollway right-of-way.
Stormwater Management
In accordance with the requirements of Title 14 of the City Code and
the Cook County Watershed Management Ordinance, the applicant
is proposing a civil engineering design to comply with stormwater
management requirements as applicable to the proposed scope of
site modifications. If the project is approved, additional analysis of
the proposed design would be completed during review of final
engineering plans in advance of the finalization of the Final Planned
Unit Development and Final Plat of Subdivision and prior to the
approval of any final designs in advance of the issuance of grading
& site work permits and/or building permits.
Additional Variations: The applicant requests several additional major zoning variations.
The variation requests are summarized as follows:
Loading Berth Dimensions & Orientation
Per Code, loading berths are not permitted to be oriented toward the
public right-of-way and must be dimensioned a minimum of 15 feet
(width) by 35 feet (length) by 14 feet (height). The applicant
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proposes to orient the proposed loading stalls for the proposed
building at the southeast corner and northeast corners of the
building, with additional at-grade truck loading spaces between the
south building elevation and E. Devon Ave.
As proposed, five loading bays would face E. Devon Ave. including
four intended for use by semi-trailers and one for the proposed
refuse dumpster. The petitioner proposes landscaping among the
east and south edge of the circulation drive aisle as screening for the
proposed loading bays.
An additional 25 at-grade truck bays are included south of the
building in area with access restrictions controlled by gates. These
areas would also include opaque privacy fencing at a height of 10.0
feet and additional landscape screening between the truck bays and
E. Devon Ave. A major variation is required for the proposed fence
height in this area where a maximum fence height of 8.0 feet is
permissible by right.
The petitioner requests a major variation to modify the minimum
width of the loading spaces from 15 feet to 13.5 feet to align with
their operational standards.
Site Access
The petitioner requests a major variation from the provisions of
Section 12-7-3.J.6.d. of the Code requiring private circulation drives
connecting the development to E. Devon Ave. to feature two
dedicated lanes of traffic in each direction. The petitioner proposes
various private circulations drives comprised of only one dedicated
land of traffic in each direction.
Fencing along the I-294 Tollway, E. Devon Ave., and Lake Peterson
Section 12-7-3.J.6.d. of the Code establishes requirements for
fencing around the perimeter of the development site except at
designated access points. The petitioner requests variations from
this provision to eliminate required fencing between the
development site and Lake Peterson, to retain existing fencing along
the east side of the share drive aisle at the east of the site abutting I-
294, and to omit fencing along E. Devon Avenue except where
provided as screening for loading areas. All required fencing
abutting the existing residential properties to the west is proposed
on the petitioners’ development plans. Concurrently with the
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petitioner’s variation request, the petitioner’s proposed text
amendment includes amendments to eliminate required fencing
between C-7 parcels.
Open Space
As originally designed, the entirety of the O’Hare Lake Office Park
features a large stormwater retention amenity serving as open space
which exceeds the minimum required area of 20% of the entire
development. The petitioner requests a variation to reduce the
minimum proportion of open space across only the proposed Costco
Business Center site from 20% to approximately 13%. Concurrently
with the petitioner’s variation request, the petitioner’s proposed text
amendment includes amendments to allow consideration of open
space across contiguous C-7 parcels in the determination of
compliance with the minimum open space requirement.
Site Plan Review The table below combines a zoning analysis of site plan, retail
building, and fuel center. A Site Plan Review is required for all
development application requests to assess how the request meets
the characteristics identified in Section 12-3-2, which are listed
below along with staff’s assessment of each in relation to the current
Site Plan provided by the petitioner, located in the Site Plan
attachment.
Site Plan Review
Item Analysis (based on Proposal)
The arrangement of
structures on the site
• The new building would occupy an area of open
space at the center/right of the new lot with
access from both the east and west.
• The new fuel center canopy would be accessible
from both the east and west and would control
traffic queues to ensure these do not extend into
shared drive aisles or E. Devon Ave.
The arrangement of
open space and
landscape
improvements
• The proposed site plan would maintain existing
landscaping along the west lot line while
introducing new privacy fencing in this area.
• The proposed landscape design concentrates
landscaping in areas where screening is needed,
however would require zoning variations for
various details relating to utility locations, right-
of-way improvements, and locations of refuse
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dumpsters and ground-level mechanical
infrastructure.
• New privacy fencing and landscaping would
screen proposed at-grade truck loading area near
the front lot line.
The adequacy of the
proposed circulation
system on the site
• The site plan allows access from both the east
and west and would introduce a new traffic
signal at the primary vehicle entrance from E.
Devon Ave. at the southwest corner of the site.
The location, design,
and screening of
proposed off-street
parking areas
• The applicant proposes a principal parking field
for employees and customers north and west of
the building near the proposed building entrance
at the northeast corner of the property.
The adequacy of the
proposed landscaping
design on the site
• The applicant proposes preservation of existing
healthy trees along the west end of the site
abutting existing residential properties to be
supplemented by a new privacy fence.
• The proposed landscaping plan includes
appropriately sized landscape islands and trees in
the locations required.
• Per Code, additional fencing would be required
along the north, east, and south lot lines however
the petitioner is seeking relief via the zoning
variation process for alternate treatments in these
areas.
The design, location,
and installation of
proposed site
illumination
• The proposed site illumination plan would
comply with Code requirements for site lighting
& mitigation of potential glare onto adjacent
properties.
The correlation of the
proposed site plan
with adopted land use
policies, goals, and
objectives of the
comprehensive plan
• The Comprehensive Plan recommends
consideration of changes to land use
requirements to facilitate “Low Density Urban
Mix with Residential.” The proposed land use
would introduce new commercial development
in the C-7 District which aligns with this
recommendation with opportunity for additional
land uses changes on the other lots within the
subdivision.
ENTITLEMENT REQUESTS AND ANALYSIS
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Overview of Requests The petitioner requests consideration of the following items to
facilitate the proposed development:
1. A Conditional Use for a Preliminary Planned Unit Development
(PUD) in the C-7 High Density Campus District with an
exception to reduce the minimum required parking stall quantity
from one space per each 250 square feet of net floor area to one
space per each 333 feet of net floor area;
2. A Conditional Use for a Localized Alternative Sign Regulation
(LASR);
3. A Preliminary Plat of Subdivision to create one new lot of
record;
4. Major zoning variations for the following:
a. Site access with drive aisles providing one lane in each
direction instead of a minimum of two lanes in each
direction;
b. A reduction in the required buffer yard along the west
line from 5.0 feet to accommodate preservation of
existing landscaping and installation of an opaque
privacy fence at a height of 8.0 feet;
c. A waiver from the requirement to install parkway trees
in E. Devon Ave right-of-way;
d. A waiver from required installation of fencing between
the subject property and the adjacent lots to the north;
e. A waiver to allow existing fencing east of the drive aisle
abutting I-294 to remain;
f. A combined open space within the extents of the lot of
approximately 13% instead of a minimum of 30%;
g. A waiver from required installation of foundation
landscaping;
h. A waiver to allow relocation of landscape screening to
the outside of adjacent drive aisles for refuse dumpsters
and mechanical equipment at grade;
i. A waiver from rooftop mechanical screening
requirements from the I-294 Tollway right-of-way only;
and
j. Five (5) loading spaces that open onto or face a public
right-of-way;
k. 25 at-grade loading spaces abutting the front (south) lot
line.
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5. Minor zoning variations for the following:
a. Fencing along the south lot line with a height of up to
10.0 feet instead of a maximum of 8.0 feet;
b. Transparency of building elevations of between 0%-2%
instead of a minimum of 30%;
c. Horizontal distances without windows along building
elevations in excess of 15 feet; and
d. Location of the primary building entrance location at an
interior building corner.
Preliminary PUD A planned development, as defined below, was requested to
accommodate the existing and proposed improvements across the
property.
Per Code, the Planned Unit Development allows for the following:
A development occurring on a parcel under single ownership
or unified control which is developed as a unit and includes
two (2) or more principal buildings or uses and is processed
under the planned development procedure of this title”
(Section 12-13-3).
The purpose of a PUD is to promote a unified development by
providing flexibility in development standards to accommodate site
conditions and encourage innovative use of land. Certain
characteristics are required by Section 12-3-5.A. of the Zoning
Ordinance, which are listed below along with staff’s assessment of
each in relation to the attached Preliminary PUD Plat provided by
the petitioner.
Preliminary PUD Plat Review
Item Analysis (based on Proposal)
A maximum choice in the
types of environment
available to the public by
allowing a development that
would not be possible under
the strict application of the
other sections of this title
The subject property was developed in
accordance with prior zoning requirements
to feature office buildings which have
experienced low occupancy due to market
conditions. The petitioner is pursuing text
amendments in cooperation with the
property owner of the remaining lots to
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allow modifications to underlying land use
requirements. The C-7 District
requirements require new development to
pursue approvals in accordance with the
PUD process.
Permanent preservation of
common open space and
recreation areas and facilities
The proposed site design maintains the
original stormwater retention pond, as
modified within the extents of the
development.
A pattern of development to
preserve natural vegetation,
topographic and geologic
features
The proposed tree preservation plan
includes a focus on preservation of existing
mature, healthy landscaping at the west end
of the development site to serve as screening
for adjacent residential properties with
supplemental fencing and landscaping
improvements.
A creative approach to the
use of land and related
physical facilities that results
in better development and
design and the construction
of aesthetic amenities
The proposed plans allow for
redevelopment of component portions of
the original office park in an effort to
achieve certain recommendations of the
2019 Comprehensive Plan.
An efficient use of the land
resulting in more economic
networks of utilities, streets
and other facilities
The proposed plan supplements the existing
utility designs and would reenforce existing
private access drives and public streets
including the installation of a new traffic
signal.
A land use which promotes
the public health, safety, and
general welfare
No site design elements would introduce
factors which would detract from the public
health, safety, or general welfare.
Prerequisites: Location, Ownership, and Size
PUDs are authorized in all zoning districts in the City subject to the
regulations in Section 12-3-5 of the Zoning Ordinance and must be
under single ownership and/or unified control.
PUD Bulk Exceptions
The requested PUD would include both the existing and proposed
improvements, and an exception to allow a reduction in the quantity
of required off-street parking stalls from 530 spaces to 485 spaces.
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After additional progress related to proposed construction plans and
prior to issuance of permits for the proposed building and related
improvements, the petitioner would need to apply for PZB
consideration and City Council approval of a Final PUD.
Plat of Subdivision The proposal includes a consolidation of two original subdivided
lots and part of the existing lot comprising Peterson Lake into one
new lot of record. The attached Tentative Plat of Planned Unit
Development shows the dimensions of the proposed lot.
Subdivision Improvements
Public right-of-way was dedicated previously, and various public
improvements exist along E. Devon Ave. The remainder of the
development would be served by existing private access drive aisles
encumbered with easements for use by adjacent property owners,
their successors and assigns, and invitees.
In addition, the memo states that public improvements required for
this development will include new watermain through the site and
improvements associated with the proposed traffic signal. In
addition, Section 13-3-2 of the Subdivision Ordinance discusses
required improvements for subdivided properties and timelines for
the improvements. Improvements are approved by the City Council
during the final plat of subdivision process and financial guarantees
for improvements are included within the resolution at that stage in
the process.
Note the petitioner’s request at this time is for a Tentative Plat only.
The steps for Final Plat are articulated in Sections 13-2-4 through
13-2-8. The Final Plat of Subdivision would occur at a later date and
would be required prior to the issuance of building permits for the
proposed development. All necessary dedications, fees, and
necessary improvements, if any, would be outlined in the final
subdivision resolution.
Localized Alternative Sign Regulation
The petitioner requests approval of a localized alternative sign
regulation (LASR) for proposed signage. Per Code, a LASR can be
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considered for the subject property in accordance with the
Conditional Use process.
The development site includes eight (8) proposed wall signs
including the following:
a. Sign B1 - Costco Business Center (south elevation) – 223 sq.
ft.
b. Sign B2 - Costco Business Center (east elevation) – 223 sq.
ft.
c. Sign B3 - Costco Business Center (north elevation) – 162 sq.
ft.
d. Sign B4 - Costco Business Center (north elevation) – 223 sq.
ft.
e. Sign B5 - Costco Business Center (west elevation) – 162 sq.
ft.
f. Sign F1 - Costco Fuel Center (south elevation) – 21 sq. ft.
g. Sign F2 - Costco Fuel Center (east elevation) – 21 sq. ft.
h. Sign F3 - Costco Fuel Center (north elevation) – 21 sq. ft.
The PZB should consider whether the proposed LASR for signage
is appropriate.
Proposed Schedule Entitlement Schedule
The proposed requests for Preliminary Planned Unit Development
and Tentative Plat of Subdivision are among the entitlements
included in the first of two phases of required entitlements.
After a Tentative Plat of Subdivision is approved by the Planning
and Zoning Board, the next step is a Final Plat of Subdivision. A
Final Plat of Subdivision must be submitted within 12 months of the
approval of the Tentative Plat.
If the Final PUD is recommended by PZB and approved by the City
Council, the Final Plat of Subdivision will need to be submitted for
review & approval prior to recording subsequent to the collection of
required financial securities associated with the engineering
improvements.
Construction Schedule
With any subdivision, construction must commence on any required
public improvements within one year. A financial security is
collected by the City to guarantee improvements and released after
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inspection of completed improvements. An additional warranty
security is collected by the City to ensure the public improvements
will not require repair after installation, any funds from which that
remain unused are returned after 18 months after completion of the
project.
In conjunction with Final Planned Unit Development and Final Plat
of Subdivision, the applicant will be required to provide a proposed
Construction Schedule which outlines their projected project
schedule for construction of site & building improvements. As
currently anticipated, the proposed construction would be initiated
in 2026 and would continue throughout the year with the goal of
opening before the end of 2026.
PUD Findings of Fact:
The following is a discussion of standards for PUDs from Section 12-3-5 of the Zoning Ordinance.
Rationale for how well the proposal addresses the standards is provided below and in the attached
petitioner responses to standards. The Board may use the provided responses as written, as
modified, or adopt its own to represent its rationale.
1. The extent to which the Proposed Plan is or is not consistent with the stated purpose of the
PUD regulations in Section 12-3-5.A of this title:
The proposed PUD generally aligns with the stated purposes of PUDs as analyzed in the
Preliminary PUD Plat Review table above with a proposed retail commercial development,
mitigating design elements, and landscaping.
2. The extent to which the proposed plan meets the prerequisites and standards of the
planned unit development regulations:
The proposal meets the ownership/unified control and size requirements in the Zoning
Ordinance.
3. The extent to which the proposed plan departs from the applicable zoning and subdivision
regulations otherwise applicable to the subject property, including, but not limited to the
density, dimension, area, bulk, and use and the reasons why such departures are or are
not deemed to be in the public interest:
The new site and building improvements meet the bulk regulations outlined in Section 12-7-
4.F. of the Zoning Ordinance (See Site Plan Review section above).
4. The extent to which the physical design of the proposed development does or does not
make adequate provision for public services, provide adequate control of vehicular traffic,
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provide for, protect open space, and further the amenities of light and air, recreation and
visual enjoyment:
The proposed design reduces the quantity of existing curb cuts and introduces a new traffic
signal for additional traffic control. Any impact to air or light quality from this development is
not anticipated to be greater than any similar development of this nature or permitted in this
zoning district and will be controlled by the environmental performance standards of Chapter
12 of the Zoning Ordinance.
Refer to the Traffic Study for details on anticipated traffic impact. The report states the
development will not generate a disproportionate impact to the street network, and distributes
anticipated traffic across the day more so than the O’Hare Lake Office Park when the buildings
were at designed peak occupancies.
5. The extent to which the relationship and compatibility of the proposed development is
beneficial or adverse to adjacent properties and neighborhood:
The subject property is positioned at the boundary of an existing area of C -7 District
development and an existing R-1 Residential District. The existing mature landscaping would
be supplemented with a new privacy fence along the west lot line. Light fixtures have been
designed at a lower height along the west lot line to decrease potential line-of-sight impacts
upon adjacent residential uses.
6. The extent to which the proposed plan is or is not desirable to physical development, tax
base, and economic well-being of the entire community:
The proposed development would increase the value of the property and site improvements and
thereby increase the real estate taxes generated by the property. Additionally, the proposed land
use would generate sales taxes, motor fuel taxes, and introduce new employment within the
community.
7. The extent to which the proposed plan is in conformity with the recommendations of the
2019 Comprehensive Plan:
Site design elements and the proposed land use would comply with the recommendations of the
2019 Comprehensive Plan recommending “Low Density Urban Mix with Residential.”
PZB Procedure and Recommended Conditions:
Under Section 12-3-5.D.2.c (Procedure for Review and Decision for PUDs) of the Zoning
Ordinance, the PZB has the authority to recommend that the City Council approve, approve with
modifications, or deny the Preliminary Planned Unit Development (PUD). The City Council has
final authority on this request.
The PZB should take the following motions. The zoning motions can be combined or taken
individually:
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Zoning Recommendations to City Council
• A motion pursuant to Section 12-3-5.E of the Zoning Ordinance to recommend to City
Council to approve, approve with modifications, or deny the requests for a Conditional Use
for a Preliminary PUD, a Conditional Use for a Localized Alternative Sign Regulation,
Tentative Plat of Subdivision, and Major Variations for the following site conditions:
a. Site access with drive aisles providing one lane in each direction instead of a
minimum of two lanes in each direction;
b. A reduction in the required buffer yard along the west line from 5.0 feet to
accommodate preservation of existing landscaping and installation of an opaque
privacy fence at a height of 8.0 feet;
c. A waiver from the requirement to install parkway trees in E. Devon Ave right-of-
way;
d. A waiver from required installation of fencing between the subject property and the
adjacent lots to the north;
e. A waiver to allow existing fencing east of the drive aisle abutting I-294 to remain;
f. A combined open space within the extents of the lot of approximately 13% instead
of a minimum of 30%;
g. A waiver from required installation of foundation landscaping;
h. A waiver to allow relocation of landscape screening to the outside of adjacent drive
aisles for refuse dumpsters and mechanical equipment at grade;
i. A waiver from rooftop mechanical screening requirements from the I-294 Tollway
right-of-way only; and
j. Five (5) loading spaces that open onto or face a public right-of-way;
k. 25 at-grade loading spaces abutting the front (south) lot line.
If the PZB recommends approval, staff recommends the following conditions for the Preliminary
PUD, Conditional Uses, Tentative Plat of Subdivision, Localized Area Sign Regulation, and
Major Variations.
Condition(s) of Approval:
1. The petitioner and the City of Des Plaines will coordinate with the Village of Rosemont
and property owners in affected areas on the south side of E. Devon Ave. regarding the
design and jurisdictional approvals associated with the proposed traffic signal and
associated improvements.
2. At time of Final Plat of Subdivision, approval of utility easements by all privately owned
utility companies shall be indicated via written correspondence or lettered on the final
document.
3. Additional minor variations will be pursued and considered in accordance with the process
provided in Sec. 12-3-6 of the Code.
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4. The petitioner must maintain the Property and operate the Proposed Use in compliance
with the Performance Standards in Chapter 12 of Title 12 of the City Code, including,
without limitation, light, odor, and noise.
Chairman Szabo asked for PZB comments and questions for staff and there were none.
Chairman Szabo asked public comments.
Alderman Mark Walsten asked about the 8-foot fence along the west property lines adjacent to the
residents may not be sufficient. He suggested a 10- or 12-foot fence or solid sound wall. He asked
the petitioner if the proposed building could be LEED certified.
Mr. Cross stated most of their buildings would likely meet LEED requirements but does not plan
to seek actual LEED certification. Alderman Walsten stated the community is proud of the
Casino’s LEED certification but understands the Costco’s desire and actions for this development
project.
Matthew Jentle (3105 Patton Dr) concerned about the impact on his property and that the fencing
will not be sufficient. He also has questions and concerns regarding the construction of the fueling
center and the proposed traffic patterns into and from the proposed development. He also stated
concerns regarding the number of variations for this project and whether this is the correct location
for this development and would have also liked to know about this project before the meeting.
George Cutro (2941 S. Craig) resident asked if the fueling station is permitted at this location near
the residents. Is there a setback requirement for gas stations from residential properties.
Director Rogers stated the current C-7 zoning district doesn’t permit fueling uses, but the proposed
C-7 text amendments reviewed at this meeting would permit the fuel center within a PUD review.
George Cutro asked if there will be fuel contamination on the residential properties and about an
impact study on the Patton Drive intersection with Devon Ave. He also asked about the traffic and
traffic signal design and increase traffic needs when the rest of the properties are development
Grace Vollkommer (3135 Patton Dr) knew the subject property would be developed and happy its
not a large hotel development. She has concerns regarding the proximity of the fuel center adjacent
to her rear yard. Additionally, traffic and fueling demand may be greater for this site given its
proximity to the O’Hare airport and the refueling needs of car rental users.
Rich Einecker (2911 Patton Dr.) is providing information from his neighbors and asked about the
location of the fueling station. Could the fueling station be located on the south westerly side of
the property closer to the building and Devon Ave? He asked what is the criteria for the reason to
layout the building as proposed. Is truck traffic noise reason to locate the loading areas as far away
from the residents as possible. He believes the fuel center traffic will be significant and a high
impact on the residents to the west.
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Mr. Cross addressed the resident’s questions for the record that placing the fuel center on the
western side and the loading docks is the best operation and impact site layout. The traffic queuing
throughout the site plan
Rich Einecker asked should queuing traffic be pulled into the property from the Devon Ave.
Mr. Cross stated that employee parking is intended to the north side of the parking lot and states
queuing traffic must extend be accommodated within the subject property and the interior site
layout is designed to accommodate this queuing traffic to prevent extending onto Devon Ave.
Rich Einecker asked why the traffic signal is necessary with this proposal. He does not feel there
is sufficient traffic to warrant the proposed traffic signal given his perception of the current Devon
Ave traffic. Additionally, he believes the fueling station will generate more traffic than the Costco
business center. He also believes the notice distance requirement should be greater than 500 feet.
George Cutro asked if the traffic study included the fueling station and the business center.
Director Rogers stated the traffic study is within the agenda packet and did include the fuel center
and the traffic signal in the study.
Member Veremis asked if more of the lake could be filled and the fueling center be located on the
lake fill.
Mr. Cross stated that was not considered, but would require significantly more review, engineering,
analysis and cost.
Member Fowler asked if filling the lake was necessary and could adjust the location of the
proposed fueling center.
Mr. Cross stated they didn’t consider pushing the Costco development to the east and not buy much
of the westerly portion of the site. If Costco had done this, the remaining land on the southeast
corner would likely have been developed
Member Weaver asked Director Rogers about the solid fencing around the proposed box truck area
of the site.
Director Rogers outlined the specific site buffering and landscaping throughout the development.
Member Weaver asked about the specific process for perimeter fence.
Director Rogers clarified the site design and enclosure for fencing throughout the site but it is not
required to be opaque.
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Member Weaver stated the fence is not to prevent people from seeing into the site, but to prevent
unauthorized access to the loading area.
Mr. Cross outlined the details and purpose of fencing around the truck parking and loading areas
of the site at the southeast corner of the site and building. The proposed fencing is designed to
visually disappear but not opaque.
Member Weaver asked about the location and purpose of various wall signs proposed for the
building.
Mr. Cross and Member Weaver discussed how the customers will make the distinction between a
retail wholesale store and a business center.
Chair Szabo ended the public discussion.
Member Weaver reiterated the additional steps in this zoning entitlement review process with the
Final PUD, Plat of Subdivision and eventual permitting and construction.
Member Weaver moved and Member Fallico seconded a motion to recommend the City
Council approve the development request as proposed with conditions as drafted by Staff.
AYES: Weaver, Fallico, Fowler, Veremis, Zadrozny, and Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
ADDITIONAL ITEMS
Director Jeff Rogers outlined the Staff memo to PZB regarding Rules of Procedure. He
further outlined the Staff’s availability for PZB questions and reiterated the open meetings
requirements, following PZB and City Council adopted rules of operation. He ended with
the clarification that the 11/4/25 meeting and information distribution complied with local
and state rules and laws.
Member Weaver asked to confirm if the packet was available on the website for the public.
Chairman Szabo confirmed that the 11/4/25 PZB packet email didn’t get to all the PZB
members.
Director Rogers affirmed that the PZB members had not received it.
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Member Weaver asked about timeline for downtown development update memo from
Staff to the PZB.
Director Rogers stated staff will target providing such information for the January 13,
2026 PZB meeting.
Chairman Szabo asked about Alderman or Mayor providing testimony to the PZB and
asked about the rules for such.
Attorney Weiss confirmed that there were no State or local provisions prohibiting
participation in a public hearing by an elected official.
Member Fowler agreed that participation in a PZB hearing by an elected official was rare
during her tenure.
ADJOURNMENT
Chairman Szabo adjourned the meeting by affirmative voice vote at 10:01 P.M.
Sincerely,
Jonthan Mendel, AICP, Assistant Director/Recording Secretary
cc: City Officials, Aldermen, Planning & Zoning Board, Petitioners