HomeMy WebLinkAbout11/10/2005 P&Z minutes 37-05
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-37-05
Hearing Date: November 10, 2005
PROPERTY ADDRESS:
309 Westgate
PETITIONERS:
Witold and Barbara Skowron
PUBLICATION DATE:
October 26, 2005
PIN#:
03-35-401-061-0000
REQUEST:
Plat ofResubdivision & Development Code exception
MEMBERS PRESENT:
Richard Rogers, Acting Chair
Joseph Donnelly
Leo Floros
Ronald Roberts
Keith Youngquist
MEMBERS ABSENT:
Arlene Juracek, Marlys Haaland
STAFF MEMBERS PRESENT:
Jill Baty, Planning Intern
Judith Connolly, AICP, Senior Planner
Ellen Divita, Deputy Director Community Development
Stacey Dunn, Community Development Secretary
INTERESTED PARTIES:
Jason Dolan, Thomas & Witold Skowron
Acting Chairman Richard Rogers called the meeting to order at 7:32 p.m. Keith Youngquist moved to approve
the minutes, of the October 27, 2005 meeting and Joseph Donnelly seconded the motion. The motion was
approved 4-0, with Leo Floros abstaining. At 7:34 pm, Acting Chairman Rogers introduced Case No. PZ-37-05,
a Resubdivision Plat and Development Code. He said that the case is Village Board final and that the
Commission will make a recommending vote tonight.
Judy Connolly, Senior Planner, summarized the case. The Subject Property is located on the east side of
Westgate Road, between Cardinal and Wildwood Lanes, and contains a single-family residence with related
improvements. The Subject Property is zoned R1 Single Family Residence and is bordered on all sides by the R1
District.
Ms. Connolly said the Petitioner would like to demolish the existing residence and resubdivide the Subject
Property to create a two-lot subdivision. The R1 zoning district requires a minimum lot size of 8,125 square feet
and the proposed lots would each measure 10,491.6 square feet, which exceeds the Rl minimum lot size
requirements. The proposed homes would meet the applicable zoning regulations. However, due to the manner
in which the surrounding lots were developed, the large lot size, and the Petitioner seeking to meet Village Codes
regulations, the proposed lots would exceed the depth-to-width ratio requirement listed in the Subdivision &
Development Code.
Ms. Connolly stated that the table in the Staff Report lists the bulk regulations for the Rl zoning district and lists
the current setbacks. The Petitioner has not finalized the design of the proposed houses, but understands the new
structures must comply with all Village Code requirements. The Village's Comprehensive Plan and Land Use
Richard Rogers, Acting Chair
Planning & Zoning Commission Meeting November 10, 2005
PZ-37-05
Page 2
Map designate the Subject Property as Single Family Residence. The Petitioner's proposed Resubdivision is in
keeping with the Village's designation.
Ms. Connolly noted the Engineering Division had no objections to the resubdivision or Development Code
exception. They found that the plat was prepared in accordance with Village Codes. The Petitioner is required to
provide storm water detention as the Development Code requires detention when two or more lots are created.
Also, Staff found that the proposed plat is in keeping with current development trends for this neighborhood and
the size of the proposed lots would be consistent with other properties in this area.
Ms. Connolly reiterated that the Petitioner seeks to create two lots of record by subdividing the Subject Property.
The proposed plat is part of PZ-37-05, a Resubdivision request and Development Code Exception request. The
plat was prepared in accordance with the Development Code requirements, but the Petitioner is seeking relief
from the Development Code regulations for the lot depth-to-width ratio. She said the Development Code permits
the Planning & Zoning Commission to recommend approval of exceptions to Development Code regulations in
cases of hardship, "caused by conditions uniquely attributable to the land under consideration, would be imposed
upon an applicant by compliance with these regulations and upon a finding that there are alternate feasible means
of fulfilling the purpose and spirit of the regulations to protect the public health, safety and welfare..."
Ms. Connolly said the request must meet the standards for an exception, which are listed in Sec. 15.109. She
summarized the standards and noted that the Subject Property measures slightly less than one-acre in size and the
proposed lots will exceed the minimum requirements of the Rl zoning district. Due to the manner in which the
adjacent properties were subdivided, as well as the Village's policy of requiring direct access onto each lot of
record, the Petitioner has designed the two-lot subdivision in a manner that exceeds the 2 12: 1 depth-to-width
ratio required by the Development Code. The 2 12: 1 ratio required by Village Code dictates a lot depth of no
more than 206.7' and the Petitioner proposes a 253.79' lot depth. The increased lot depth for the properties is a
result of the manner in which the properties were originally subdivided. The neighborhood is developed and the
proposed lot depth is consistent with the other properties on the block. In addition, the 'extra' depth will be used
to accommodate the required storm water detention. The proposed lot depths would not have a detrimental
impact on the public health, safety or general welfare. The increased lot depth would not adversely affect the
character of the surrounding neighborhood, or utility provision and it would be in compliance with the Village's
Comprehensive Plan and Zoning Ordinance.
Ms. Connolly said, based on these findings, Staff recommends that the Planning & Zoning Commission approve
the following motion:
"To approve the 309 Westgate Resubdivision and Development Code exception to allow a 2-lot subdivision, with
lots measuring 82.68' x 253.79' each, as shown on the Petitioner's plat ofresubdivision for 309 Westgate Road,
Case No. PZ-37-05."
Acting Chairman Rogers requested clarification on the minimum lot width for an Rl lot. Ms. Connolly replied
that the minimum requirement is 65 feet. There were no further questions from the commission.
Jason Doland ofW.C. Doland Engineering, Inc 509 East Dundee Rd, Palatine, IL was sworn in. He thanked staff
for more than adequate presentation. He wanted to emphasize that the subdivision of this lot will actually
improve drainage in the neighborhood and will provide a net benefit to the area. There were no further questions
for Mr. Doland.
Thomas and Witold Skowron, 659 Debra Lane, Des Plaines, IL were sworn in. The Skowrons said they own the
property at 309 Westgate Rd and thanked staff and engineering for the presentation. They said that they intend to
build a single family, bi-Ievel home approximately 3800 sq ft. for their family on one of the lots. There were no
further questions for the Petitioner.
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Richard Rogers, Acting Chair
Planning & Zoning Commission Meeting November 10,2005
PZ-37-05
Page 3
Acting Chairman Rogers called for further questions, hearing none; the public hearing was closed at 7:42 pm.
Keith Youngquist made a motion to approve the proposed resubdivision and Development Code exception
request as submitted by the Petitioner for the property at 309 Westgate, Case No. PZ-37-05. Joseph Donnelly
seconded the motion
UPON ROLL CALL:
AYES: Donnelly, Floros, Roberts, Youngquist, and Rogers
NAYS: None
Motion was approved 5-0.
Joseph Donnelly made a motion to adjourn at 8:15 pm, seconded by Ronald Roberts. The motion was approved
by a voice vote and the meeting was adjourned.
Stacey Dunn, Community Development Secretary
C:\Documcnts and Scttings:\kdcwis\LocaI Scttmgs\Tcmporary Internet Filcs\OLK2\PZ-37-05 309 Westgate Plat ofRcsubdivisioll.doc