DES PLAINES PLANNING AND ZONING BOARD MEETING MINUTES

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1 Page 1 DES PLAINES PLANNING AND ZONING BOARD MEETING MINUTES The Des Plaines Planning and Zoning Board Meeting held its regularly-scheduled meeting on Tuesday, December 13, 2016, at 7 p.m. in Room 102 of the Des Plaines Civic Center. ZONING BOARD PRESENT: ALSO PRESENT: Bader, Green, Catalano, Saletnik, Hofherr, Schell, Szabo Lauren Pruss, AICP, Coordinator/Community & Economic Development Johanna Bye, AICP, Senior Planner/Community & Economic Development Gale Cerabona/Recording Secretary Chairman Szabo called the meeting to order at 7:01 p.m. and read this evening s cases. Roll call was conducted. APPROVAL OF MINUTES A motion was made by Board Member Hofherr, seconded by Board Member Saletnik, to approve the minutes of November 22, 2016, as presented. AYES: NAYES: ABSTAIN: Hofherr, Saletnik, Bader, Catalano, Schell None Green, Szabo MOTION CARRIED UNANIMOUSLY*** PUBLIC COMMENT There were no comments. NEW BUSINESS 1. Addresses: Potter Road Case FPUD A Final Planned Unit Development (PUD) is requested under Section 3-5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, to allow for the expansion of the parking lot of a Place of Worship that was approved as a Conditional Use and construction of a Parsonage and future classroom building, with a PUD bulk exception for an existing 8-foot front yard setback, instead of not less than 25 feet. PINs: , , , , Petitioner: Richard Vane, 240 N. Industrial Drive, Bradley, IL 60915

2 Page 2 Owner: Chicago Mar Thoma Church, 240 Potter Road, Des Plaines, IL Chairman Szabo swore in Richard Vane, 240 N. Industrial Drive, Bradley, IL 60915, Sunny Cherian, 4124 N. McVicker, Chicago, IL, & Shijy Alex, 12 N. Albert, Mt. Prospect, IL. Mr. Vane, Engineer, reminded that approval was given earlier to rezone the property to R-3; are here tonight for PUD approval. He noted the Arborist identified 5 trees (Box Elders) will be removed; 5 new trees will be planted around the perimeter noted in landscape plan) as well as remaining trees. Water run-off is being directed to Potter Road. There is a refuse container. Lighting/foot candles are in compliance. Chairman Szabo asked what type of trees are being planted. Petitioner advised Red Maple, Kentucky Coffee, etc. Chairman Szabo asked if the Board has any questions. There were none. He then asked Staff to provide the Staff Report which Senior Planner Bye did: Issue: A Final Planned Unit Development (FPUD) is requested under Section of the 1998 City of Des Plaines Zoning Ordinance, as amended, to allow for the construction of a parsonage and additional parking at Chicago Mar Thoma Church. Final Planned Unit Development Report Address: Potter Road Owners: Chicago Mar Thoma Church, 240 Potter Road, Des Plaines, IL Petitioner: Richard Vane, 240 N. Industrial Drive, Bradley, IL Case Number: FPUD Real Estate Index Numbers: , , , , Ward: # Existing Zoning: Existing Land Use: Surrounding Zoning: 1, Patricia Haugeberg R-3 Townhouse Residential District Place of Worship North: R-1 Single-Family Residential South: R-1 Single-Family Residential East: Unincorporated Cook County West: R-1 Single-Family Residential Surrounding Land Use: North: Residential South: Residential East: Residential West: Residential Street Classification: Potter Road is a collector street.

3 Page 3 Comprehensive Plan: Project Description The Comprehensive Plan designates the site Single Family Residential. The subject property was granted preliminary PUD approval for the construction of a parsonage and additional parking in July of Additionally, the subject property was approved for a Map Amendment to change the zoning from R-1 Single-Family Residential to R-3 Townhouse Residential. The R-3 zoning allows more than one principal building to be constructed on the zoning lot. Planned Unit Development Findings As required, the proposed development is reviewed below in terms of the findings contained in Section of the Zoning Ordinance: A. The extent to which the Proposed Plan is or is not consistent with the stated purpose of the PUD regulations in Section : Comment: The proposed plan is consistent with the stated purpose of Section (A) of the Zoning Ordinance. The plan would provide 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 zoning regulations which would require the proposed house at 310 Potter Road to be developed under separate ownership and control from the Church. B. The extent to which the proposed plan meets the prerequisites and standards of the planned unit development regulations: Comment: The proposed Planned Unit Development meets all PUD requirements contained in Section of the Zoning Ordinance as it would be located in a zoning district (R-3) that permits PUDs, it meets the minimum size standard of two acres (3.43 acres in size), and the land is under unified control of Chicago Mar Thoma Church. C. 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: Comment: The proposed development would meet or exceed the following applicable zoning regulations in the R-3 Townhouse Residential District: Minimum size for PUD: Two acres are required; the total site is 3.43 acres. Maximum building coverage: Not applicable in R-3 Townhouse Residential. 193 parking spaces required; 227 are proposed, in addition to 2 spaces in front of the parsonage garage. Maximum Building Height 45 ; proposed 35. Compatibility with surrounding properties: The project is not expected to be detrimental to surrounding residential properties. General Design: The general design of the development is not expected to be detrimental to the public health, safety or general welfare.

4 Page 4 D. 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, provide for, protect open space, and further the amenities of light and air, recreation and visual enjoyment: Comment: After reviewing the petitioner s final building and site improvement plans, it appears that the proposed development provides adequate provision for the necessary infrastructure. A condition of the Preliminary PUD approval was that the petitioner hire a certified arborist to prepare a tree conservation action plan to ensure minimal impact to saved trees on the property. The petitioner has included a tree conservation plan with the Final PUD application. The plan identifies trees that are to be preserved, preserved with root pruning, or removed. Staff has identified five trees that were proposed to be preserved in the original plan that will now be removed; however, the new landscape plan calls for five additional trees to be planted on the site. E. The extent to which the relationship and compatibility of the proposed development is beneficial or adverse to adjacent properties and neighborhood: Comment: The proposed Church expansion is unlikely to have an adverse effect on the adjacent residential properties. F. The extent to which the proposed plan is not desirable to physical development, tax base and economic well-being of the entire community: Comment: We do not anticipate any negative impact on the city s tax base or the economic well-being of the community. G. The extent to which the proposed plan is in conformity with the recommendations of the 2007 Comprehensive Plan: Comment: The 2007 City of Des Plaines Comprehensive Plan recommends Single-Family Residential for this site. The proposed PUD is consistent with this designation for the following reasons: 1. Churches and parish houses are a conditional use in the existing R-1 zone, but permitted by right in the R-3 zone. Given that the applicant has been approved for R-3 zoning with the Preliminary PUD approval, the same protective measures that would be afforded the neighborhood and surrounding area by a conditional use are applied during the approval process for the planned unit development. 2. If approved, the Final PUD would restrict the use of the property to exactly as outlined in this application and would not permit the development of townhomes on the property. Recommendation: I recommend approval of the Final PUD for the construction of a parsonage and additional parking at Chicago Mar Thoma Church, based on review of the information presented by the applicant and the findings made above. The plans are in substantial conformity with those plans submitted and approved for Preliminary PUD. Planning and Zoning Board Procedure: The Planning and Zoning Board may vote to recommend approval, approval with modifications, or disapproval. The City Council has final authority over the Final PUD.

5 Page 5 Chairman Szabo asked the audience if anyone is in favor of this proposal approximately 20 people raised their hands. He asked if anyone objects 2 people raised their hands and came forward: Diane Nelson 285 Good Court Ms. Nelson asked if there will still be an 8 ft. fence along her property. Mr. Vane advised yes Chairman Szabo swore in: Pamela Warford 2530 Church Street Is the 8 ft. front yard set-back still the case? Mr. Vane advised yes. Ms. Warford stated the code at 25 ft. is a 70% variance; don t like setting a precedence. Coordinator Pruss stated the exception is to recognize the existing church. Mr. Vane stated the church was originally 25 ft., and the County took back 17 ft. Nancy Creeley 283 Good Court Ms. Creeley stated the church placed a fence at the Nelson s house (next to parking lot); there will be an 8 ft. fence on the left side and a 6 ft. fence on the right. Could an 8 ft. fence along the entire rear property line be a consideration? She asked what size the trees are. Mr. Vane illustrated the fence and trees. He stated the new trees are 2 ½ in diameter. Chairman Szabo asked if the Board has further questions. Board Member Hofherr asked if the 2 ft. fence extension is possible. Mr. Vane stated they would like to proceed as proposed (the 8 ft. fence is where the neighbor is most affected); don t see the need. A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to recommend approval to City Council for the Final PUD. AYES: NAYES: Hofherr, Catalano, Bader, Green, Saletnik, Schell, Szabo None MOTION CARRIED UNANIMOUSLY*** Chairman Szabo advised a recommendation for approval would be provided to City Council. 2. Addresses: 200 E. Howard, Suite 230 Case CU The petitioner is requesting a Conditional Use under Section 7-4.E-3 of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a Commercial Indoor Recreation establishment in the M-2 General Manufacturing District. PIN: Petitioner: Scott Pecucci, 309 Woodbridge Street, Des Plaines, IL Owner: Howard O Hare Business Center, 333 E. Butterfield Road, Lombard, IL Chairman Szabo swore in Scott Pecucci, 309 Woodbridge Street, Des Plaines, IL & John R. Carrozza, Attorney at Law, 2715 N. Thatcher Avenue, River Grove, IL.

6 Page 6 Mr. Carrozza advised a cross-fit gym is proposed for the vacant warehouse/office space; there will be no exterior or interior changes. There are well over 150 parking spaces (10 parking spaces allotted). Classes are between participants. Merchandise will be sold. Chairman Szabo asked if there will be showers. Petitioner advised there will be 2 restrooms, but no showers. Mr. Pecucci stated the personal training classes will be from 5:30 a.m.-7:30 a.m. and 4:30 p.m.-7:30 p.m.; classes are one-hour long. Board Member Hofherr asked/stated: if there will be signage on Howard. Mr. Carrozza advised it will be on the door front the snow plow covers the parking space so please advise the owner when this will open. Mr. Pecucci advised in January or February, 2017 Chairman Szabo asked Staff to provide the Staff Report. He also asked what the hours of operation are. Petitioner advised 5:30 a.m.-7:30 a.m.; all other evening hours as noted are correct. Senior Planner Bye offered the Staff Report: Issue: The petitioner is requesting a Conditional Use permit under Section 7.4-E.3 of the 1998 City of Des Plaines Zoning Ordinance, as amended, to operate a Commercial Indoor Recreation Establishment in the M- 2 Zoning District. Analysis: Address: 200 E. Howard Avenue, Suite 230 Owners: Howard O Hare Business Center, 333 E. Butterfield Road, Lombard, IL Petitioner: Scott Pecucci, 309 Woodbridge Street, Des Plaines, IL Case Number: CU Real Estate Index Number: Ward: # Existing Zoning: Existing Land Use: 5, James Brookman M-2 General Manufacturing District General Office/Manufacturing Surrounding Zoning: North: General Manufacturing South: General Manufacturing East: General Manufacturing West: General Manufacturing Surrounding Land Use: North: General Office/Manufacturing South: General Office/Manufacturing East: General Office/Manufacturing West: General Office/Manufacturing

7 Page 7 Street Classification: Comprehensive Plan: Howard Avenue is an arterial road The Comprehensive Plan designates the site as Industrial The applicant, Scott Pecucci, has requested a Conditional Use Permit to operate a Commercial Indoor Recreation Establishment at 200 E. Howard Avenue, Suite 230. The tenant space is one of approximately 30 in the Howard O Hare Business Center. The three-building, single-story development is on approximately 9.8 acres and is located on the north side of Howard Avenue, just west of the Union Pacific Railroad. The site is accessed by a single curb cut off of Howard Avenue. The petitioner proposes to operate a CrossFit Gym within the roughly 5,000 square-foot tenant space. The petitioner has stated in his application that CrossFit is a physical exercise, philosophy, and diet which incorporates various elements of high intensity interval training, weightlifting, and gymnastics in one-hour classes. The proposed CrossFit Gym would operate Monday-Friday, 5:30 a.m. to 7:30 a.m. and 4:30 p.m. to 7:30 p.m. and on Saturdays from 8:00 a.m. to 12:00 p.m. Classes would have between 10 and 12 people, including the coach. One coach per shift will be on the premises. Athletic apparel may also be sold in the tenant space. A request to waive the traffic study requirement was granted after review by staff based of the proposed site plan and size of the operation. Conditional Use Findings: As required by Section (Standards for Conditional Uses) of the Zoning Ordinance, the proposed development is reviewed below: A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning district involved: Comment: A Commercial Indoor Recreation Establishment is a Conditional Use in the M-2, General Manufacturing Zoning District, as specified in Section 7.4-C of the 1998 City of Des Plaines Zoning Ordinance, as amended. B. The proposed Conditional Use is in accordance with the objectives of the City s Comprehensive Plan: Comment: The 2007 Comprehensive Plan recommends an Industrial use for the site. C. 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 Commercial Indoor Recreation Establishment is located in an existing business center with approximately 30 tenant spaces. The petitioner does not plan to change the exterior appearance of the building and all operations will occur indoors. D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: Based on the plans submitted, none of the functions of the Commercial Indoor Recreation Establishment are anticipated to be hazardous or disturbing to the surrounding neighborhood. All operations will occur indoors. E. 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

8 Page 8 sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide adequately any such services: Comment: The proposed Commercial Indoor Recreation Establishment would be served adequately by essential public facilities and would not overburden existing public services. F. 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 Commercial Indoor Recreation Establishment would appear to have adequate public facilities; it would not create a burden on public facilities nor would it be a detriment to the economic well-being of the community. G. 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 Commercial Indoor Recreation Establishment is not anticipated to create additional traffic or noise that could be detrimental to surrounding land uses. H. 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 Commercial Indoor Recreation Establishment would utilize the existing curb cut on Howard Street for access. Based on an evaluation of the existing conditions and plans provided, staff does not find any evidence for potential interference with traffic patterns. I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance: Comment: Use of an existing tenant space and building is proposed. The proposed Commercial Indoor Recreation Establishment would not cause the destruction, loss, or damage of any natural, scenic or historic features of major importance. J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: It appears that the proposed Commercial Indoor Recreation Establishment complies with all additional regulations within the Zoning Ordinance. A total of 16 off street parking spaces are required for the proposed use, while only 7 are required for occupancy of this space with an industrial use. However, the proposed hours of operation are off-peak of typical business hours and will likely not have a significant impact on the availability of parking for the other tenants in the development. Recommendation: I recommend approval of the Conditional Use Permit for the operation of a Commercial Indoor Recreation Establishment, based on review of the information presented by the applicant and the findings made above, as specified in Section (Standards for Conditional Uses) of the City of Des Plaines

9 Page 9 Zoning Ordinance. The proposed use will not create an excess of traffic or noise and is not expected to cause a negative impact on surrounding land uses. Planning and Zoning Board Procedure: Under Sections C ( Conditional Uses) of the Zoning Ordinance the Planning and Zoning Board has the authority to recommend that the City Council approve, approve subject to conditions, or deny the above-mentioned Conditional Use Permit for the operation of a Commercial Indoor Recreation Establishment in the M-2 zoning district. The City Council has the final authority on the project. Chairman Szabo asked how business will be drummed up. Mr. Pecucci advised he is at another gym and has a following; will forego that position for this opportunity. Chairman Szabo asked if anyone is in favor of the proposal. No one responded. He asked if anyone objects 2 people raised their hands, came forward and were sworn in: Julia DePalma & Sherwin M. Sorkin, R.Ph., Exec. Dir. of Hospice Svcs., UVANTA Pharmacy 200 E. Howard Ms. DePalma stated they are adjacent and concerned about parking. Their business is a highly secured one; don t like high traffic areas. Mr. Sorkin advised this is a Hospice company; have employees; may expand to 24 hours. The concern is security, parking. Chairman Szabo asked how pharmaceuticals are secured. Ms. DePalma advised there are cameras and a security system. Mr. Carrozza advised there are 3 other locations, and there have never been any issues; clientele is fit and health conscious. Mr. Pecucci stated he knows all clients; like a family. He stated that it is not an open gym and that clients can only participate in scheduled classes. Mr. Sorkin asked if the hours will be expanding and if there is a noise factor. Mr. Pecucci stated this is an upscale clientele. Board Member Catalano asked if this is a franchise. Mr. Carrozza advised it is not. Board Member Hofherr asked if the pharmacy is north or south of this business. Ms. DePalma advised south. Mr. Pecucci stated he could direct where clients park. A motion was made by Board Member Schell, seconded by Board Member Catalano, to recommend approval to City Council for the Conditional Use Permit. AYES: NAYES: Schell, Catalano, Green, Bader, Hofherr, Saletnik, Szabo None MOTION CARRIED UNANIMOUSLY*** Chairman Szabo advised a recommendation for approval would be provided to City Council. 3. Addresses: 410 Northwest Highway Case CU The petitioner is requesting a Conditional Use under Section 7-3.F-3 of the 1998 Des Plaines Zoning Ordinance, as amended, to increase the maximum number of used cars sold from 10 to 45 in the C-3 General Commercial District (Staff requests Continuance to a date certain of

10 Page 10 January 10, 2017). PINs: , , , , Petitioner: Ryan Triphahn & George Zervos, 410 Northwest Highway, Des Plaines, IL Owner: George Zervos, 4758 River Road, Schiller Park, IL A motion was made by Board Member Schell, seconded by Board Member Green, to continue this petition to the January 10, 2017, meeting. AYES: NAYES: Schell, Green, Bader, Catalano, Saletnik, Hofherr, Szabo None MOTION CARRIED UNANIMOUSLY*** Coordinator Pruss shared that City Staff requires more time with Petitioner. OLD BUSINESS There was no Old Business. ADJOURNMENT Board Member Hofherr stated he would not be in attendance for the January 10th, 2017, meeting. On a voice vote, Chairman Szabo adjourned the meeting at 7:46 p.m. Sincerely, Gale Cerabona Recording Secretary cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners