HomeMy WebLinkAbout11.26.24 PZB Minutes ApprovedCase No. 24-051-CU LASR – 2991-3025 Mannheim Road, 3041 Orchard Place & 162001-1630 W.
Higgins Road
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DES PLAINES PLANNING AND ZONING BOARD MEETING
November 26, 2024
MINUTES
The Des Plaines Planning and Zoning Board held its regularly scheduled meeting on Tuesday,
November 26, 2024, at 7:00 p.m. in Room 102 of the Des Plaines Civic Center.
Chairman Szabo called the meeting to order at 7:00 p.m. and roll call was established.
PRESENT: Bronakowski, Saletnik, Szabo, Veremis, Weaver
ABSENT: Fowler and Catalano
ALSO PRESENT: Jonathan Stytz, Senior Planner
Jonathan Mendel, Assistant Director of CED
A quorum was present.
APPROVAL OF MINUTES
A motion was made by Member Veremis, seconded by Member Bronakowski, to approve the
meeting minutes of November 12, 2024, as amended in the draft provided to staff from Member
Weaver.
AYES: Bronakowski, Saletnik, Veremis, Weaver, Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
PUBLIC COMMENT ON NON-AGENDA ITEM
There was no public comment.
ADMINISTRATIVE DECISIONS
Chairman Szabo summarized the list of the recent administrative decisions on the agenda for
license agreement and minor variation requests:
• Case #24-065-V: 31 Westmere Road – Minor variation to permit a 6-foot-tall solid fence
along the south (rear) property line along the Millers Road public right-of-way. Approved
11/22/2024.
• Case #24-010-V: 840 E Grant Road – Minor variation to permit a building addition to be
4’8” from side property line, where 5’-0” is required. Approved 11/12/2024.
No comments from PZB members.
Case No. 24-051-CU LASR – 2991-3025 Mannheim Road, 3041 Orchard Place & 162001-1630 W.
Higgins Road
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Pending Applications:
1. Address: 2991-3025 Mannheim Road, 3041 Orchard Place & 162001-1630 W. Higgins
Road Case Number: 24-051-CU LASR
The petitioner is requesting a Conditional Use for a Localized Alternative Sign Regulation
(LASR), and any other variations, waivers, and zoning relief as may be necessary.
PINs: 09-33-305-018-0000, 09-33-305-019-0000, 09-33-305-020-0000, 09-33-305-023-
0000, 09-33-305-024-0000, 09-33-305-025-0000
Petitioner: Rehan Zaid, 1375 Remington Rd, Ste E, Schaumburg, IL 60173 (Owner /
Authorized Agent)
Owners: Orchards Lot 5, LLC; Orchards Lot 6, LLC; Orchards Lot 7, LLC; Prominence
O’Hare, LLC; and DP Higgins, LLC (Manager: Rehan Zaid, 1375 Remington Rd,
Ste E, Schaumburg, IL 60173)
Chair Szabo introduced the case.
Leonid Girik representing the petitioner was sworn in by Chair Szabo.
Mr. Girik outlined the proposed LASR amendment purpose and intent.
Chair Szabo asked applicant to elaborate on the proposed sign changes. Mr. Girik detailed the
changes and proposed signs’ design and locational details.
Member Weaver asked if the proposed signs were internally or externally lit. Mr. Girik explained
that neither lighting methods are proposed.
Jonathan Stytz provided staff report and presentation outlining the proposed LASR amendment,
applicable regulations and staff review.
Case Number: 24-061-CU LASR
PINs: 09-33-305-018-0000, -019, -020, -023, -024, -025
Ward: #6, Alderman Mark Walsten
Existing Zoning: C-3, General Commercial District
Case No. 24-051-CU LASR – 2991-3025 Mannheim Road, 3041 Orchard Place & 162001-1630 W.
Higgins Road
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Existing Land Uses: Hotel (commercial) with attached restaurant under construction
(commercial), Convenience Mart Fueling Station with accessory
food and beverage (commercial), Multi-Tenant Commercial
Building (commercial), and Class B restaurant with EV charging
lot under construction (commercial)
Surrounding Zoning: North: C-3, General Commercial District (City of Des Plaines)
South: Commercial (D) (Village of Rosemont)
East: C-2, Limited Office Commercial District / C-3 General
Commercial District (City of Des Plaines)
West: C-3 General Commercial District (City of Des Plaines) /
Commercial (D) (Village of Rosemont)
Surrounding Land Use: North: I-90 Tollway, Commercial restaurants and retail
development
South: Class B Restaurant in City of Des Plaines (Commercial);
Two Hotels and Class A Restaurant in Village of
Rosemont (Commercial)
East: Railroad; then Multi-tenant Office Building (Commercial)
West: Hotel (Commercial) in Village of Rosemont
Street Classification: Mannheim Road and Higgins Road are arterial roads under
Illinois Department of Transportation (IDOT) jurisdiction.
Comprehensive Plan: Commercial is the designated use of the property.
Zoning/Property History: Property Background
Based on City records, the eight lots compromising the subject
property were annexed into the City in 1956 as vacant lots. A portion
of the subject property was originally utilized as an office and
warehouse building until 2010 when the building was demolished,
and the site was utilized as a parking lot.
Previous Entitlements
On August 1, 2016 via Ordinance Z-18-16, City Council approved a
Final PUD with a height exception and a Final Plat of Subdivision
consisting of a hotel (Lot 3), a freestanding Class A restaurant (Lot
5), an automotive service station with two food services (Lots 6 and
8), and a car wash (Lot 7). Out of the eight-lot subdivision, Lots 1,
2, and 4 were not included in the original PUD. Ordinance Z-18-16
required certain conditions, among others, related to signs and any
future adjustments to the approved PUD. All signs on the PUD
would require a LASR through Section 12-11-8 of the Zoning
Ordinance, and any proposed changes to uses within the PUD would
be a major change requiring City Council approval pursuant to
Section 12-3-5.G of the Zoning Ordinance. As such, in 2017 the
Case No. 24-051-CU LASR – 2991-3025 Mannheim Road, 3041 Orchard Place & 162001-1630 W.
Higgins Road
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petitioner applied for a conditional use for a LASR, which was
approved by City Council on June 18, 2018 through Ordinance Z-
18-18. The LASR request included a variety of different wall,
monument, pole, directional, and canopy signs. Lots 3, 6, and 8 were
developed and improved with the approved signs. However, Lots 5
and 7 had not yet been developed.
In 2019, the petitioner requested to amend both the original PUD
and LASR sign plan approvals was submitted to develop Lot 1 of
the subdivision with a one-story commercial building with two
tenant spaces, a drive-through, and separate surface parking area.
These proposed amendments were approved by City Council on
April 1, 2019 through Ordinance Z-5-19, and all associated
improvements have been completed on Lot 1.
In 2023, the petitioner requested to amend both the original PUD
and LASR sign plan approvals to develop Lot 5 of the subdivision
with a one-story, Class B restaurant, a drive-through, surface off-
street parking area, and a separate off-street EV parking lot, which
was approved by City Council on October 2, 2023 through
Ordinance Z-28-23.
The most recent application associated with this property was earlier
in 2024, when the petitioner requested amending both the original
PUD and LASR sign plan approvals to allow the development of an
EV charging parking lot use instead of the originally approved car
wash use. This was approved by City Council on March 18, 2024
through Ordinance Z-4-24 and is currently under construction.
Deviation from Approved Sign Plan on Lot 3
As noted in the table above, Ordinance Z-28-23—approved October
2, 2023—allowed for the installation of nine wall signs totaling 526
SF on the hotel building on Lot 3 for use by two new restaurants—
Cilantro and Ostras—in addition to the four existing wall signs for
the hotel. Each restaurant was allotted one wall sign on the upper
north, west, and south elevations of the hotel building while Ostras
was permitted a second wall sign lower on the south elevation. A
sign permit in conformance with Ordinance Z-28-23 was submitted,
reviewed, and approved late 2023. However, the permit was not
issued until early 2024 when the required permit fee was paid. Staff
inspected the subject property and discovered that wall signs
differing from the approved LASR, and related sign permit were
installed on the hotel building as noted on the attached Photos of
Existing Conditions. As a result, on September 9, 2024, staff sent a
letter to the business owner detailing the code violations and
requirement to amend the LASR.
Case No. 24-051-CU LASR – 2991-3025 Mannheim Road, 3041 Orchard Place & 162001-1630 W.
Higgins Road
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CONDITIONAL USE LASR
Request Summary: Overview of Existing LASR Sign Plan
The existing LASR sign plan for the Orchard’s at O’Hare
development has been amended multiple times since its approval in
2018 through Ordinance Z-18-18. The table below summarizes the
signs included in the original LASR for Lot 3 and the approved
amendments since then.
Ord. Z-18-18 Ord. Z-5-19 Ord. Z-28-23 Ord. Z-4-24
• 6 wall signs for
hotel
• 1 EMB pole sign
• 4 directional signs
• Retention of
signs
previously
approved
• 9 new wall
signs for
hotel
restaurants
• Retention of
signs
previously
approved
Proposed Sign Plan
The proposal requests amending the existing LASR for the Orchards
at O’Hare PUD for the new Ostras restaurant located in the existing
hotel building on Lot 3. However, with the installation of signs
deviating from the approved sign plan, the LASR will need to be
amended to reflect the new signs for Ostras. The current request to
amend the LASR sign plan includes the removal of the originally
approved wall signs and replacement with new “Ostras” wall signs
detailed below:
Wall Sign ID Wall Sign Locations* Wall Sign Area**
“Ostras” • North side of restaurant
• South side of restaurant
24 SF each
(48 SF total)
“Latin Asian” • North side of restaurant 12 SF
“Oyster Bar” • South side of restaurant 14 SF
“Ostras” circular logo • Center of restaurant 31 SF
“Ostras Latin Asian – Oyster Bar”
(black)
• South building elevation at
street level
37 SF
“Ostras Latin Asian – Oyster Bar”
(white)
• North building elevation
on upper hotel floor
29 SF
Total Sign Area (Lot 3, Ostras) 171 SF
* All signs located on west building elevation at street level unless otherwise noted.
**Sign areas rounded to the nearest whole number.
Conditional Use Findings: Conditional Use requests are subject to the standards set forth in
Section 12-3- 4(E) of the Zoning Ordinance. Rationale for how the proposed amendments would
satisfy the standards is provided below and in the attached petitioner responses to standards. The
Board may use the provided responses as written as its rationale, modify, or adopt its own.
Case No. 24-051-CU LASR – 2991-3025 Mannheim Road, 3041 Orchard Place & 162001-1630 W.
Higgins Road
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1. The proposed Conditional Use is in fact a Conditional Use established within the specific
Zoning district involved:
Comment: The restaurant build-out includes signs in a quantity and size that require a LASR. A
LASR is a Conditional Use, as specified in Section 12-11-8 of the Zoning Ordinance for PUDS
and multi-building commercial developments.
2. The proposed Conditional Use is in accordance with the objectives of the City’s
Comprehensive Plan:
Comment: The build-out of the Ostras restaurant on Lot 3 of the Orchards at O’Hare PUD requires
the installation of appropriate signs to direct motorists and pedestrians to/from and throughout the
site. The Comprehensive Plan strives to increase commercial development along major corridors
like Mannheim Road as well as increase wayfinding for motorists and pedestrians alike. A great
deal of building-mounted signs are proposed throughout the development. However, it can be
argued that many of these signs provide proper wayfinding for motorists and pedestrians as they
access the site.
3. The proposed Conditional Use is designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity:
Comment: The proposed Conditional Use for a LASR requests additional identification signs at the
front of the building to help both motorists and pedestrians navigate the property. The restaurant
build-out is consistent with the PUD and the proposed signs are generally harmonious to these
surrounding developments.
4. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses:
Comment: Many of the proposed signs are not hazardous or disturbing to the existing neighboring
uses since a majority of all signs are directed towards public streets or other commercial properties.
All signs will meet all required performance standards as outlined in Section 12-11-6(B) of the
Zoning Ordinance.
5. The proposed Conditional Use is to be served adequately by essential public facilities and
services, such as highways, streets, police and fire protection, drainage structures, refuse
disposal, water and sewer, and schools; or agencies responsible for establishing the
Conditional Use shall provide adequately any such services:
Comment: The proposed signs have no effect on essential public facilities and services. Instead,
the new signs will identify the new restaurant’s location in the PUD.
6. The proposed Conditional Use does not create excessive additional requirements at public
expense for public facilities and services and will not be detrimental to the economic well-
being of the entire community:
Comment: The proposed signs would not create a burden on public facilities, nor would they be a
detriment to the economic well-being of the community. The signs are intended to share
information about the new restaurant in the hotel building.
Case No. 24-051-CU LASR – 2991-3025 Mannheim Road, 3041 Orchard Place & 162001-1630 W.
Higgins Road
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7. The proposed Conditional Use does not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons, property, or
the general welfare by reason of excessive production of traffic, noise, smoke fumes, glare or
odors:
Comment: The proposed signs will not create additional traffic, noise, smoke fumes, or odors.
They will also not create glare since they are non-illuminated.
8. The proposed Conditional Use provides vehicular access to the property designed so that it
does not create an interference with traffic on surrounding public thoroughfares:
Comment: The proposed signs will not change or create an interference with traffic on surrounding
public thoroughfares but rather establish building identification for motorists and pedestrians.
9. The proposed Conditional Use does not result in the destruction, loss, or damage of natural,
scenic, or historic features of major importance:
Comment: The proposed new signs would not cause the destruction, loss, or damage of any
natural, scenic or historic features of major importance. The signs will be used to enhance a site
that is already developed.
10. The proposed Conditional Use complies with all additional regulations in the Zoning
Ordinance specific to the Conditional Use requested:
Comment: All signs will comply with the performance standards in the Ordinance.
PZB Procedure and Recommended Condition: Pursuant to Section 12-11-8 of the Zoning
Ordinance, the PZB may vote to recommend approval, approval with conditions, or denial of the
conditional use LASR Amendment request. If the PZB chooses to recommend approval of the
LASR, as amended, staff recommends the following conditions.
Recommended Conditions of Approval:
1. Structural design plans shall be provided for all signage at time of building permit.
2. Plans may need to be altered at time of building permit to comply with all applicable City
of Des Plaines code requirements.
Member Saletnik stated that proposed condition No. 2 may be unnecessary as it is a code
requirement. Senior Planner Stytz outlined the reasoning for the condition.
A motion was made by Member Weaver, seconded by Member Veremis, to recommend approval
LASR amendment with the two staff recommended conditions of approval in the staff report.
AYES: Weaver, Veremis, Bronakowski, Saletnik, Szabo
NAYES: None
ABSTAIN: None
***MOTION CARRIED***
Case No. 24-051-CU LASR – 2991-3025 Mannheim Road, 3041 Orchard Place & 162001-1630 W.
Higgins Road
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Ratification of proposed 2025 Meeting Schedule
Mr. Mendel presented the final draft 2025 PZB meeting schedule for formal approval by the PZB.
The approved schedule will then be added to all applicable information guides, the Clerk’s office
and City Manager’s office.
Motion by Member Saletnik and seconded by Bronakowski to approve. Approved by all members.
Discussion of PZB member availability for Workshop
Developers for 2200 E. Golf Road would like to schedule a PZB Workshop soon to discuss:
“Heritage Woods" is a proposed 4-story assisted senior living facility by Woodlane Development,
to be located south of the Monarch Apartments at the NE corner of the E. Golf Rd/N. East River
Road intersection. The facility would feature 150 private apartments and community amenities for
residents. It aims to support seniors aged 85 and older requiring assistance with daily living
activities, including regular medical support, catering to those with incomes at or below 80% of
the median family income.
The applicant requests a special workshop to provide an avenue to share information about the
project and solicit any public feedback to shape the final development plans prior to any formal
zoning requests.
ADJOURNMENT
Chairman Szabo adjourned the meeting by affirmative voice vote at 7:30 p.m.
Sincerely,
Jonathan Mendel, AICP Assistant Director of Community & Economic Development, Recording
Secretary
cc: City Officials, Aldermen, Planning & Zoning Board, Petitioners