HomeMy WebLinkAbout2023.09.26 PZB Meeting MinutesCase 23-039-MAP-PUD-TSUB 900 Graceland & 1217 Thacker Map Amendment Variation, Planned
Unit Development & Tentative Subdivision
Case -053-CU-FPLAT-V 1345 Golf, 1269 Golf & 16 Mary Tentative and Final Plat of Subdivision
Case 23-055-CU 607 E. Oakton Conditional Use
1
DES PLAINES PLANNING AND ZONING BOARD MEETING
September 26, 2023
MINUTES
The Des Plaines Planning and Zoning Board held its regularly scheduled meeting on
Tuesday, September 26, 2023, at 7:00 p.m. in Room 102 of the Des Plaines Civic Center.
Chair Szabo called the meeting to order at 7:00 p.m. and roll call was established.
PRESENT: Weaver, Catalano, Fowler, Hofherr, Saletnik, Veremis, Szabo,
ABSENT: None
ALSO PRESENT: Ryan Johnson, Asst Director of Community & Economic Development
Samantha Redman, Planner
Margie Mosele, CED Executive Assistant
A quorum was present.
Call to Order and Roll Call
Approval of Minutes: September 12, 2023
APPROVAL OF MINUTES
A motion was made by Board Member Veremis, seconded by Board Member Fowler to approve
the meeting minutes of September 12, 2023.
AYES: Veremis, Fowler, Catalano, Hofherr, Saletnik, Szabo
NAYES: None
ABSTAIN: Weaver
***MOTION CARRIES **
PUBLIC COMMENT ON NON-AGENDA ITEM
Chair Szabo asked if anyone was here to discuss items not on the agenda. – None
Case 23-039-MAP-PUD-TSUB 900 Graceland & 1217 Thacker Map Amendment Variation, Planned
Unit Development & Tentative Subdivision
Case -053-CU-FPLAT-V 1345 Golf, 1269 Golf & 16 Mary Tentative and Final Plat of Subdivision
Case 23-055-CU 607 E. Oakton Conditional Use
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1. Address: 900 Graceland Avenue and 1217 Thacker Street Case Number: 23-039-MAP-PUD-TSUB
The petitioner has requested the following items: (i) a Map Amendment to rezone from M-2 General
Manufacturing to R-3 Townhouse Residential District; (ii) a Preliminary Planned Unit Development
(PUD) with exceptions; (iii) a Tentative Plat of Subdivision to consolidate eight lots into two lots; and
(iv) any other variations, waivers, and zoning relief as may be necessary. – CONTINUANCE
REQUESTED for 10/24/2023 PZB Meeting
PINs: 09-20-105-016-0000, 09-20-105-017-0000, 09-20-105-020-0000, 09-20-105-021-0000,
09-20-105-022-0000, 09-20-105-023-0000, 09-20-105-024-0000, 09-20-105-045-0000
Petitioner: Luz and Associates #1, LLC, 2030 West Wabansia Avenue, Chicago, IL 60611
Owner: Contour Saws, Inc., 100 Lakeview Parkway, Ste. 100, Vernon Hills, 60061
Date: September 22, 2023
To: Planning and Zoning Board (PZB)
From: Samantha Redman, Planner
Ryan Johnson, Assistant Director of Community and Economic Development
Subject: Request to Continue 23-039-MAP-PUD-TSUB: Zoning Map Amendment, Preliminary
Planned Unit Development (PUD) and Tentative Plat of Subdivision for 900 Graceland
Avenue and 1217 Thacker Street (Site A of Contour Place)
The petitioner has requested to continue the hearing to the Board’s regular meeting on Tuesday, October
24, 2023 to complete additional revisions to the proposed plan. I recommend the Board grant this
request, which is attached.
Case 23-039-MAP-PUD-TSUB 900 Graceland & 1217 Thacker Map Amendment Variation, Planned
Unit Development & Tentative Subdivision
Case -053-CU-FPLAT-V 1345 Golf, 1269 Golf & 16 Mary Tentative and Final Plat of Subdivision
Case 23-055-CU 607 E. Oakton Conditional Use
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Samantha Redman
From: Barry Sidel <sidelbarry@gmail.com>
Sent: Tuesday, September 19, 2023 9:45 AM
To: Samantha Redman
Cc: Rolando Acosta; Ryan Johnson
Subject: Re: Continuance for Case
Attachments: image001.jpg
Thank you and yes, let's do it.
Barry
On Tue, Sep 19, 2023 at 9:34 AM Samantha Redman <sredman@desplaines.org> wrote:
Hello Rolando/Barry,
As we discussed, please send me an email confirming whether you would like to continue your case to the
October 24th PZB meeting and authorize the use of the escrow fund to re-notice for this case.
I highly encourage re-noticing for this case (mailers, newspaper notice, sign posting). It was less than $500 for all
the noticing last time, so I think it is well worth it to avoid any concerns from the community/decision makers
about proper notice. You have more than sufficient funds in the escrow account for your case to pay for new
noticing.
Let me know ASAP if you have changed your mind about continuance too, my internal deadline for my staff
materials is today. Thank you!
City of Des Plaines
1420 Miner Street, Des Plaines, IL 60016
P: 847.391.5384 W: desplaines.org
A motion was made by Board Member Hofherr, seconded by Board Member Saletnik to
approve a continuation to the October 24, 2023 Planning and Zoning Board Meeting.
AYES: Hofherr, Saletnik, Weaver, Catalano, Fowler, Veremis, Szabo
NAYES: None
ABSTAIN: None
***MOTION CARRIES UNANIMOUSLY ***
Case 23-039-MAP-PUD-TSUB 900 Graceland & 1217 Thacker Map Amendment Variation, Planned
Unit Development & Tentative Subdivision
Case -053-CU-FPLAT-V 1345 Golf, 1269 Golf & 16 Mary Tentative and Final Plat of Subdivision
Case 23-055-CU 607 E. Oakton Conditional Use
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Out of Number Order on Agenda. Case Number 3 is being heard before Case Number 2.
3. Address: 607 E. Oakton Street Case Number: 23-055-CU
The petitioner has requested a Conditional Use for an auto service repair use in the C-3 General
Commercial district at 607 E. Oakton Street, and any other variations, waivers, and zoning relief as may
be necessary. – CONTINUANCE REQUESTED for 10/10/2023 PZB Meeting
PIN: 09-30-202-008-0000
Petitioner: Mykola Tsakniv, 601 Huntington Commons, Mt. Prospect, IL 60056
Owner: 607 Oakton LLC, 2241 West Howard Street, Chicago, IL 60645
MEMORANDUM
Date: September 19, 2023
To: Planning and Zoning Board (PZB)
From: Jonathan Stytz, AICP, Senior Planner
CC: Ryan Johnson, Assistant Director of Community and Economic Development
Subject: Request to Continue 23-055-CU: 607 E. Oakton Street
Due to underlying circumstances and to provide additional time for the petitioner to prepare their application, staff
has requested, and the petitioner has accepted to continue the hearing to the Board’s regular meeting on Tuesday,
October 10, 2023. I recommend the Board grant this request, which is attached.
Case 23-039-MAP-PUD-TSUB 900 Graceland & 1217 Thacker Map Amendment Variation, Planned
Unit Development & Tentative Subdivision
Case -053-CU-FPLAT-V 1345 Golf, 1269 Golf & 16 Mary Tentative and Final Plat of Subdivision
Case 23-055-CU 607 E. Oakton Conditional Use
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From: Louis Capozzoli
To: Jonathan Stytz
Cc: Kevin Kazimer
Subject: 607 E. Oakton Ave, Des Plaines, IL Conditional Use
Date: Tuesday, September 19, 2023 1:29:21 PM
Attachments: image001.png
Jonathan:
Due to the underlying circumstances please be advised my client is seeking a continuance of the 9/26/23 PBZ
meeting to the following next scheduled PBZ meeting of 10/10/26.
If you have any questions contact my office.
Thank you in advance for your time and prompt attention in regard to this matter.
Best Regards,
Louis Capozzoli, Esq.
A motion was made by Board Member Saletnik, seconded by Board Member Fowler to approve a
continuation to the October 10, 2023, Planning and Zoning Board Meeting.
AYES: Saletnik, Fowler, Weaver, Catalano, Hofherr, Veremis, Szabo
NAYES: None
ABSTAIN: None
***MOTION CARRIES UNANIMOUSLY ***
Case 23-039-MAP-PUD-TSUB 900 Graceland & 1217 Thacker Map Amendment Variation, Planned
Unit Development & Tentative Subdivision
Case -053-CU-FPLAT-V 1345 Golf, 1269 Golf & 16 Mary Tentative and Final Plat of Subdivision
Case 23-055-CU 607 E. Oakton Conditional Use
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2. Address: 1345 E. Golf Road and 16 Mary Street Case Number: 23-053-CU-FPLAT-V
The petitioner has requested the following items: (i) a combined Tentative and Final of Subdivision to consolidate
all lots into one; and (ii) and any other variations, waivers, and zoning relief as may be necessary.
Petitioner: Pasque Mauro, 1269 E. Golf Road, Des Plaines, IL 60016
Owner: 1345 Golf / 16 Mary LLC (Representative: Pasque Mauro, 1269 E. Golf Road,
Des Plaines, IL 60016)
PINs: 09-17-200-026-0000; -027; -039
Ward: #1, Alderman Mark A. Lysakowski
Existing Zoning: M-2, General Manufacturing District
Existing Land Use: Multi-tenant building with active childcare center
Surrounding Zoning:
North: I-1, Institutional District
South: M-1, Limited Manufacturing District
East: C-2, Limited Office Commercial District
West: C-2, Limited Office Commercial District
Surrounding Land Use:
North: Hospital (Institutional)
South: Maine Township Highway Commission (Industrial)
East: Watch Manufacturer (Industrial); Electrician (Commercial)
West: Material Supply Business (Industrial)
Street Classification: Golf Road is another principal arterial, and Mary Street and Redeker Road are
each local streets.
Comprehensive Plan: The subject property is illustrated as Commercial Industrial Urban Mix.
Case 23-039-MAP-PUD-TSUB 900 Graceland & 1217 Thacker Map Amendment Variation, Planned
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Case -053-CU-FPLAT-V 1345 Golf, 1269 Golf & 16 Mary Tentative and Final Plat of Subdivision
Case 23-055-CU 607 E. Oakton Conditional Use
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Zoning/Property History:
Based on City records, portions of the subject property—comprised of three parcels—were
annexed into the city between 1965 and 1973 with a building, off-street parking area, and open
space. Around the early 2000s, a commercial radio service facility, or cell tower, was installed on
the property and has been in operation ever since. In 2014, a conditional use was approved for a
childcare center on the subject property, and the business, See Me Grow and Learn, began
operations in 2015. In 2018, a conditional use amendment was approved to expand the childcare
center in the existing building. The childcare is still in operation on the subject property. There
have also been various manufacturing, warehouse, or production uses that have operated out of
the remaining building space not occupied by the childcare center. One recent business was
Chromatech printing (the building is sometimes called “the old Chromatech.”) However, these
other businesses ceased operations in March 2023, making the childcare center the only active
business on the subject property at this time.
The three lots under 1345 E. Golf Road and 16 Mary Street recently underwent a map
amendment approved through Ordinance Z-15-23 to rezone all parcels to the M-2 General
Manufacturing district to match the zoning of the 1331 E. Golf Road lot and make all collective
lots eligible for an outdoor bulk material facility use, which is only permitted through a
conditional use in the M-2 district. In addition, a text amendment was approved through
Ordinance Z-14-23 to allow childcare centers in the M-2 district with a conditional use permit.
At its September 12, 2023 meeting, the PZB heard the conditional use and variation requests,
which are included with this case number and related to the current combined Tentative and
Final Plat of Subdivision request. The PZB approved both standard variation requests for
building setbacks—(i) to reduce the required front yard of 65 feet to 33.74 feet and (ii) to reduce
the required side yard from 50 feet to 30 feet—and recommended that the City Council approve
the remaining requests: (i) a Conditional Use for an Outdoor Bulk Material Facility in the M-2
district; (ii) an Amended Conditional Use for a Childcare Center in the M-2 district; (iii) a Major
Variation to allow the height of materials to exceed the height of the proposed screening wall;
(iv) a Major Variation to not require any interior parking lot landscaping; and (v) a Major
Variation to allow a lighting (photometric) plan that would not comply with the maximum
allowable foot-candles at the west lot line. The City will separately consider the petitioner’s
requests for Minor Variations, which are subject to approval of the Zoning Administrator
(staff/administrative authority) pursuant to Sections 12-3-6 and 12-7-4.E.5.a.9. These requests are
related to (i) fence height for the proposed screening wall for certain segments and (ii) open
storage requirements under Site Plan Review in the M-2 District.
Case 23-039-MAP-PUD-TSUB 900 Graceland & 1217 Thacker Map Amendment Variation, Planned
Unit Development & Tentative Subdivision
Case -053-CU-FPLAT-V 1345 Golf, 1269 Golf & 16 Mary Tentative and Final Plat of Subdivision
Case 23-055-CU 607 E. Oakton Conditional Use
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TENTATIVE AND FINAL PLAT OF SUBDIVISION
Request Summary: Overview
The subject property consists of four lots of record in the M-2 district totaling
3.17 acres under the addresses detail in the table below.
Address PIN(s) Size
1331 E. Golf Road 09-17-200-055-0000 41,584 SF / 0.95 acres
1345 E. Golf Road /
16 Mary Street
09-17-200-026-0000 26,327 SF / 0.60 acres
09-17-200-027-0000 1,371 SF / 0.03 acres
09-17-200-039-0000 69,196 SF / 1.59 acres
The petitioner is requesting a combined Tentative and Final Plat of Subdivision to consolidate
the existing four lots into one lot of record for the existing childcare center use and proposed
outdoor bulk material facility use. The petitioner’s submittal includes a separate Tentative Plat
and Final Plat sheet for the proposed Mauro Golf Road Resubdivision, which are required to
meet the requirements in Title 13 Subdivision Regulations.
Building Lines and Easements
The proposed subdivision shows the following building lines and easements: (i) a new 65-foot
front building setback line along the north property line abutting Golf Road; (ii) new 50-foot side
building setback lines along the east (abutting Mary Street) and west (abutting Auto Krafters at
1285 E. Golf Road) property lines; (iii) a new 25-foot rear building setback line along the south
property line abutting Redeker Road; (iv) 5-foot public utility easements along the south
(abutting Redeker Road) and east (abutting Mary Street) property lines; and (v) an approximate
62-foot-wide by 297-foot-long stormwater management easement located towards the center of
the lot and extending down to the south property line.
Section 13-2-2 of the Subdivision Regulations requires the petitioner to provide documentation
of the approval of all proposed utility easements from the applicable private utility companies.
The subject property is currently served by NICOR and Commonwealth Edison (ComEd) and
the existing utility connections and service is not subject to change as part of this request.
Subdivision Process, Required Public Improvements
Chapter 13-3 of the Subdivision Regulations allows the City to require various right-of-way
(ROW) improvements based on criteria such as traffic and effect on adjacent properties. Under
Section 13-3-1, the developer is required to: (i) remove two existing curb cuts off Golf Road and
replace with a new three-lane, full access curb cut onto Golf Road per IDOT comments; (ii)
remove an existing curb cut off Mary Street; (iii) upgrade the existing curb-cut on Redeker Road
with a new three-lane, full access curb-cut; (iv) remove the existing concrete median on Golf
Road and its replacement with a new left-turn lane per IDOT comments; and (v) add a curb along
the north side of regular road as shown on the attached Demolition Plan and attached Site Plan.
The developer has provided PWE with an estimated cost of public improvements totaling
$2,518,000, an amount for which PWE has approved. A performance security in the form of a
Case 23-039-MAP-PUD-TSUB 900 Graceland & 1217 Thacker Map Amendment Variation, Planned
Unit Development & Tentative Subdivision
Case -053-CU-FPLAT-V 1345 Golf, 1269 Golf & 16 Mary Tentative and Final Plat of Subdivision
Case 23-055-CU 607 E. Oakton Conditional Use
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letter of credit, with the City named as the beneficiary, will be required to secure the
improvements. An attached memo serves as PWE’s approval (as noted) under Section 13-2-4.
The proposal includes on-site improvements including (i) the removal of the existing non-paved
area and outdoor activity area for the childcare center on the subject property and the development
on 1331 E. Golf Road as shown on the attached Demolition Plan; and (ii) the installation of
outdoor storage bins, paved operations/parking areas, upgraded site access points, and new
outdoor activity area for the childcare center as shown on the attached Site Plan. The existing
building, cell tower, and on-street parking areas along Mary Street would be retained as part of
this project, with some parking lot upgrades proposed.
PZB Procedure and Recommended Conditions: Under Sections 13-2-3 (PZB Procedure) and 13-2-7
(Approval of Final Plat by PZB) of the Subdivision Regulations, the PZB has the following authority:
• To approve the Tentative Plat of Subdivision; and
• To approve the Final Plat of Subdivision and forward it onto the City Council for their final
determination.
Under Title 13 of the City Code (Subdivision Regulations), the Board is the approving body for a
Tentative Plat of Subdivision and the recommending body for a Final Plat of Subdivision. There are no
staff proposed conditions of approval associated with this request.
Attachments:
Attachment 1: Location Map
Attachment 2: Site and Context Photos
Attachment 3: Photos of Existing Conditions
Attachment 4: ALTA-NSPS Land Title Survey
Attachment 5: Project Narrative
Attachment 6: Site Plan (includes Demolition Plan)
Attachment 7: Select Final Engineering Plans1
Attachment 8: Public Works and Engineering Memo
Attachment 9: Tentative Plat of Subdivision
Attachment 10: Final Plat of Subdivision
1 Full copy available upon request to the Community and Economic Development Department.
Case 23-039-MAP-PUD-TSUB 900 Graceland & 1217 Thacker Map Amendment Variation, Planned
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Chair Szabo swore in Pat Mauro - Petitioner, Anastas Shkurti – Attorney and Jason Doland - Engineer.
Mr. Shkurti stated that they were at the PZB on September 12, 2023. He stated at the meeting the
following items were passed. 1. Approved the standard variation requests for the property related to the
required front and side yard setbacks in the M-2 District. 2. Recommended to City Council approval of
the proposed Conditional Use for the childcare center and outdoor bulk material facility and 3.
Recommended approval to City Council the major variation requests including outdoor materials,
interior parking lot landscaping, and the photometric variations.
Mr. Shkurti stated that they are at tonight’s meeting for a Tentative and Final Plat of Subdivision at
1331-1345 E. Golf Road and 16 Mary Street (Des Plaines Material + Supply, See Me Grow & Learn).
He stated that the site plans have not changed. He stated that the Plat of Subdivision was modified
pursuant to the request by the staff. He stated that all the requirements necessary have been satisfied
including depictions of the building line, Easements, the Right of Way and Easements for the Utilities.
He said they will not need a new service for Nicor or Com Ed because service was already established.
The Final Plat of Subdivision would combine 4 pins and three addresses to create 3.17 acres property.
Chair Szabo asked about the minor changes in the Plat?
Mr. Shkurti stated that there are several requirements in Section 13-2.2 and 13.3 of the Subdivision Code
and the plats meet all requirements. The staff wanted to make sure all the easement, right of way and
utilities were depicted correctly, so minor changes were made to satisfy the requirements of the
ordinance.
Samantha Redman, Planner, went over the staff report. She explained the petition for a Tentative and
Final Plat of Subdivision at 1331-1345 E. Golf Road and 16 Mary Street for (Des Plaines Material +
Supply, See Me Grow & Learn). Ms. Redman explained the Location Map and Background for 1331-
1345 E. Golf Road and 16 Mary Street. It is an existing multi-unit commercial building with a childcare
center which consists of four separate parcels. The total property area is 3.17 acres, and it is in the M-2
General Manufacturing
Ms. Redman explained the Project Overview. The petitioner’s long-term goal for the property is the
redevelopment for use as an outdoor bulk material facility while retaining the childcare center, with
plans to relocate the playground. Several other requests are associated with this case, including Map and
Text Amendments (both approved) and Conditional Uses and Variations (scheduled to be heard at the
10/2/2023 Council Meeting) The current request is for a Tentative and Final Plat of Subdivision. She
explained the Tentative Plat of Subdivision and the Final Plat of Subdivision. She displayed the
Subdivision and Public Improvements.
Ms. Redman stated the Final Engineering Plans were approved by Public Works and Engineering on
August 7, 2023, as noted in the approval letter. The PZB were provided with the two actions available:
1. Tentative Plat of Subdivision - Final Decision: authority to approve, approve with conditions, or
deny.
2. Final Plat of Subdivision - Authority to approve, approve with conditions, or deny (continues to
Council for their final determination)
Case 23-039-MAP-PUD-TSUB 900 Graceland & 1217 Thacker Map Amendment Variation, Planned
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Case -053-CU-FPLAT-V 1345 Golf, 1269 Golf & 16 Mary Tentative and Final Plat of Subdivision
Case 23-055-CU 607 E. Oakton Conditional Use
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A motion was made by Board Member Weaver seconded by Board Member Catalano that the
PZB approves the Tentative Plat of Subdivision.
AYES: Weaver, Catalano, Fowler, Hofherr, Saletnik, Veremis, Szabo
NAYES: None
ABSTAIN: None
***MOTION CARRIES UNANIMOUSLY **
A motion was made by Board Member Weaver seconded by Board Member Hofherr that the
PZB recommends to the City Council their approval of the Final Plat of Subdivision.
AYES: Weaver, Hofherr, Catalano, Fowler, Saletnik, Veremis, Szabo
NAYES: None
ABSTAIN: None
***MOTION CARRIES UNANIMOUSLY ***
ADJOURNMENT
The next scheduled Planning & Zoning Board meeting is Tuesday October 10, 2022.
Chairman Szabo adjourned the meeting by voice vote at 7:15 p.m.
Sincerely,
Margie Mosele, Executive Assistant/Recording Secretary
cc: City Officials, Aldermen, Planning & Zoning Board, Petitioners