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HomeMy WebLinkAbout01/25/1996 CVSC MinutesMINUTES OF THE SPECIAL MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. ZBA-t-V-96 PETITIONER: SUBJECT PROPERTY: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: ABSENT: OBJECTORS/INTERESTED PARTIES Hearing Date: January 25, 1996 Nicholas and Angela Kyriakopoulos 1900 West Golf Road January 10, 1996 The petitioners are seeking a variation to Section 14.303.D.1 to construct a 6 foot high perimeter fence along the rear and west side lot line. Gilbert Basnik, Chairman Ronald Cassidy Peter Lannon Elizabeth Luxem Jack Verhasselt Robert Brettrager Leo Floros None Chairman Basnik introduced case ZBA-1-V-96 being a request for variation to Section 14.303.D.I to construct a 6 foot high perimeter fence along the rear and west side lot line instead of the maximum allowed 5 foot high fence. Mr. Dennis J. Born, 181 N. Waukegan Road, Northfield, Illinois, introduced himself to the Zoning Board of Appeals as the Attorney for the petitioners. Mr. Borne presented to the Zoning Board of Appeals three (3) letters from neighbors of the petitioners in support of the proposed variation request. Mrs. Angie Kyriakopoulos, petitioner, stated that they have been at this location for approximately four years and would like to install a six (6) foot high fence around the west and back property. She said that the reason for the hardship is the grade of her property is one (1) to two (2) feet lower than surrounding properties. Mrs. Kyriakopoulos further stated that the proposed fence would be constructed of all cedar wood material. She further noted that they are willing to comply with all Village regulations pertaining to the proposed fence. She stated that they have four (4) vehicles on their property and the fence would help screen the vehicles from the neighborhood. ZBA-1- V-96 Page 2 Mr. Ungerleider, Planning Coordinator for the Village of Mount Prospect then summarized the staff report for the Zoning Board of Appeals. He stated that the petitioners are seeking approval of a variation to construct a six (6) foot high solid wood perimeter fence to be located along the rear and west side lot lines. The proposed perimeter fence will traverse along the entire rear lot line and extend along the west side lot line to a point behind the front elevation of the existing home. Mr. Ungerleider stated that the residence is located on a quasi -corner residential lot a Golf Road and Par Street (private). Their home maintains a twenty-five (25) foot setback from the rear property line and a thirty-five (35) foot setback from the west side line. The subject property is set lower than it's neighboring properties to the west, north and east by approximately 1-2 feet. All neighboring homes meet the Village's setback requirements. Mr. Ungerleider further stated that the property on the west side has a garage and to the north, a backyard which faces the subject property. He also noted that the petitioners have drainage problems and staff has worked with the petitioner to correct the drainage further suggesting that staff believes the addition of birming instead of the fence would help alleviate both the drainage concern and privacy (seclusion of vehicles) from the neighboring properties. Chairman Basnik asked staff how far the fence would be from the lot line to the patio or side of house. Mr. Ungerleider stated it would be twenty-five (25) feet noting that this is the minimum lot standard. Ms. Luxem asked if the fence would end up in the front yard of the property to the west. Mr. Ungerleider stated a portion of the fence would block some of the front yard. Ms. Luxem asked how many and what types of vehicles are parked on the property. Mr. Born stated there are two (2) vans and two(2) passenger vehicles. He further noted that there have been some citations in the past with regards to the parking of the vehicles. The petitioner has worked with Village staff and have spent approximately $10,000.00 to construct a concrete driveway for the vehicles. There is a garage on the property which houses a fifth vehicle. Chairman Basnik read into the record a letter from Walter and Rosemary Jort who object to the petitioners request. The Jorts live to the northwest of the petitioners. The Zoning Board of Appeals generally discussed the request with emphasis on the impact of surrounding properties. Mr. Lannon stated that there have been past cases where the property is lower than surrounding properties and a higher fence was approved in the lower grade areas. He proposed the petitioner perhaps install a fence according to grade so it may be five (5) feet high in some areas or six (6) feet high but not to exceed six (6) feet in height. The petitioner agreed that the suggestion made by Mr. Lannon would be ZBA-1-V-96 Page 3 suitable for their needs. The properties at 1910, 1850, and 812 have submitted letters of support of this request for variation. Mr. Cassidy asked if there was a home occupation being performed at the residence. In response, Mr. Born said there was not. Mr. Lannon then moved that the Zoning Board of Appeals approve a variation to Section 14.304.D.1.B of the Zoning Ordinance to increase the maximum height of a perimeter fence along the rear property line and the west side lot line from five (5) feet to six (6) feet as shown on petitioners exhibit one subject to the fence on the west side be constructed so as to conform with the natural slope of the land starting with six (6) feet in the back and decreasing accordingly never to exceed six (6) feet in height and to establish a parallel line with the slop of the land to the front. The fence is also to be constructed of solid cedar material and to be- a board on board quality fence. The motion was seconded by Mr. Verhasselt. Upon Roll Call: AYES: Lannon NAYS: Basnik, Cassidy, Lannon, Luxem The motion was denied by a vote of 4-1. Respectfully submitted, ?,"� 4m"�� Julie Ann Bouris Secretary