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HomeMy WebLinkAbout11/04/1996 ZBA MinutesMINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. ZBA-20-96 PETITIONER: SUBJECT PROPERTY: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: Hearing Date: November 4, 1996 Northwest Assembly of God 900 North Wolf Road October 30, 1996 (Journal) Request to rezone property from C-R, Conservation/Recreation to R -X, Single Family Residence; and the following variations: 1) reduce the front building setback from 40 ft. to 39 ft. for an existing building; 2) reduce the exterior sideyard parking setback from 15 ft. to 12 ft. for the existing parking lot west of the church building. Gilbert Basnik, Chairman Ronald. Cassidy Jack Verhasselt Robert Brettrager Leo Floros Elizabeth Luxem Richard Lohrstorfer OBJECTORS/INTERESTED PARTIES: Pastor Bob Maddox Chairman Gil Basnik introduced Case ZBA-20-96, being a request to rezone property from C-R, Conservation/Recreation to R -X, Single Family Residence; and setback variations for existing conditions at 900 North Wolf Road. Petitioner Bob Maddox, Pastor for Northwest Assembly of God, was sworn in and summarized the request. Prior to 1991, Northwest Assembly of God owned two parcels of land; one where the Feehanville School is and the other at Wolf and Kensington. In 1991, the Church came to an agreement with the River Trails Park District to exchange land with the Park District thus providing the Northwest Assembly of God with 11 contiguous acres of property (4 lots) at the corner of Wolf and Kensington. Since that time, the church has developed this property and now has plans to increase the size of their Christian education area. Mr. Sims presented the staff report. He indicated that a condition of the plans for expansion is that the church be required to consolidate all their property into one lot. The consolidation is required so that the church's property meets the lot coverage requirements of the Zoning Ordinance. The Plan Commission met on October 23, 1996 and voted 7-0 in favor of recommending approval of their plat of resubdivision. The resubdivision plat will consolidate the church property into one V ZBA-20-96 Page 2 lot of record. During the review of the plat of consolidation, staff observed that three lots were zoned C-R, the other was zoned R -X. The church is now requesting that all parcels be rezoned to R -X Single Family Residence District. They are also requesting two variations on pre-existing conditions to bring the church into compliance with the Zoning Ordinance. The petitioner has agreed to request that the three parcels identified above be rezoned to R -X so that the new consolidated lot is contained within one zoning district. This zoning designation is consistent with the zoning of the Church's original three lots. There are also two variations being requested by the Church. Section 14.805.B.2 requires non-residential lots located within the R -X Single Family District to have a 40 foot minimum front yard setback. The existing church was built 39 feet from the yard property line off of Wolf Road. The petitioner is seeking a one foot variation to permit a 39 foot front yard setback for the existing church only. If granted, this will bring the existing church into compliance with the Zoning Ordinance. In accordance with Section 14.805, the minimum exterior sideyard for non-residential property located within the R -X Single Family District is 25 feet. The existing parking lot west of the church is 12 feet from Kensington Road right-of-way, where 15 feet is required. The proposed rezoning and subdivision are required for the Northwest Assembly of God to construct an addition onto its principal structure. The proposed R -X Single Family Zoning District designation is consistent with the zoning classification of the petitioner's other property and that of the school district property north of the church. The request complies with the standards set forth in Section 14.203.1) for the granting of a rezoning request. Mr. Sims added that the requested front yard and sideyard variations pertain only to the existing property conditions. These are minor variations in nature and are intended to bring the existing building and parking lot into compliance. Staff recommended approval of the rezoning of the above mentioned parcels from C-R, Conservation/Recreation to R -X, Single Family Residence; and the approval of a variation permitted 39 foot setback for the existing church building and a 12 foot exterior sideyard for the existing parking lot located west of Northwest Assembly of God Church located at 900 North Wolf Road, Case No. ZBA-20-96. Mr. Cassidy questioned whether these issues were oversights the last time the church rebuilt or added on. Mr. Sims responded by saying.that at that time, the improvements that they made were within the Zoning Ordinance. It is only the most recent set of plans that will exceed the lot coverage requirements and that is why they are requesting the rezoning. Chairman Basnik questioned whether the existing parking is sufficient for the existing uses and for future uses. The petitioner explained to the Board that during Sunday Service there are typically 50 open spaces, so he felt that there was an ample supply. Mr. Cassidy then pointed out that on certain holidays and special religious days, there are times when the parking lot is filled beyond capacity and the petitioner concurred. ZBA-20-96 Page 3 Mr. Cassidy asked if the plan that was presented a few years back to build a sanctuary on this property was omitted from consideration. The petitioner responded that yes in 1991 they presented the Village with a comprehensive plan to make such improvements on their property. This addition is only one of many improvements to come to fulfill that comprehensive plan. Mr. Basnik asked how many buildings can be placed on this lot and the petitioner responded that it was only one continuous building. Staff added that if additional buildings were proposed, the church would be required to appear before the Board for approval of a Planned Unit Development. Chairman Basnik entertained a motion to approve the rezoning from C-R, Conservation/Recreation to R -X Single Family Residence and setback variations for existing conditions. The motion was made by Mr. Floros and seconded by Ms. Luxem. Upon Roll Call: AYES: Brettrager, Cassidy, Verhasselt, Floros, Luxem, Lohrstorfer and Basnik NAYS: None The motion was approved 7-0. Res ectfully Sur,itted, Joseph LaManti , �" Intern