Des Plaines council defers 7‑story Lee Street PUD after debate over parking, phasing and design

A majority of the Des Plaines City Council voted Dec. 16 to defer action on a proposed seven‑story mixed‑use planned unit development at 760 Lee Street after a lengthy presentation and council debate about parking, construction phasing and design standards.

Senior planner Samantha Redmond told the council the preliminary PUD would consolidate several parcels, vacate an alley, and allow two residential towers above a two‑story parking podium with ground‑floor commercial space and a privately owned public park to the south. Redmond said the petitioner requested one exception: reducing required parking from 380 spaces to 317 (a 17% reduction), noting the site sits in the C‑5 downtown zoning district and that the PZB recommended the preliminary PUD unanimously.

Attorney Rolando Acosta and developer Paul Ducash described the site as “transit rich,” citing a commuter rail station about 700 feet away and multiple nearby bus lines. Acosta said the project is targeted to “empty nesters” and tenants with low car ownership; the developer plans to market units with one space per unit and to operate a parking management plan. Ducash's team said lender terms drove a two‑phase build, with the podium and one tower constructed first and a roughly six‑month gap before the second tower could begin if absorption targets are met.

Multiple aldermen pushed back. Alderman Brookman said the council recently funded an $80,000 downtown planning study and argued it would be premature to approve a major PUD before that study's recommendations are considered. Brookman raised concerns about material choices and asked that the council tighten downtown exterior‑material standards before approving large projects.

Several aldermen, including Moylan and Smith, questioned the parking math and the proposal’s reliance on on‑street parking and nearby garages. Concerns included overnight on‑street parking affecting winter snow‑plowing, the potential for spillover into neighborhoods, and whether projected transit usage will materialize. Other speakers asked for more evidence of the developer's capacity to complete a project of this size; council members noted the developer’s portfolio consisted mainly of smaller projects and requested proof of financial strength.

Council members also flagged the risk that the second tower might not be built if market absorption lags; the petitioner replied that the phasing was a lender requirement intended to limit the bank’s exposure and that the developer would rather see the entire project completed but must work within financing constraints.

After discussion, Alderman Sherwood moved — and the council seconded — to defer the preliminary PUD (Z‑28‑24) to the Jan. 21, 2025 meeting to allow the developer and staff to provide additional information on parking, commercial build‑outs, materials and financing. The motion carried.

What happens next: The petitioner said it will work with staff and the seller to gather more documentation and return on Jan. 21 if possible; the council’s deferral establishes the next procedural date for decision. The PZB’s earlier recommendation and the petitioner’s parking‑management plan will remain part of the record for council review.

Speakers quoted or referenced in this article are those who appear in the meeting record; attribution follows the transcript.