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HomeMy WebLinkAbout07/27/2000 ZBA minutes 22-2000 MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS CASE NO. ZBA-22-2000 Hearing Date: July 27, 2000 PETITIONER: Fred & Celest Hejduk PUBLICATION DATE: July 12, 2000 DAILY HEP,~LD REQUEST: Variation to construct an oversized detached garage MEMBERS PRESENT: Merrill Cotten Leo Floros Elizabeth Luxem Richard Rogers Keith Youngquist Arlene Juracek, Chairperson MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Michael Blue, AICP, Deputy Director of Community Development Judy Connolly, AICP, Senior Planner INTERESTED PARTIES: Celeste & Fred Hejduk Michael Nelson Chairperson Arlene Juracek called the meeting to order at 7:34 p.m. Minutes of the June 22, 2000 meeting were approved, Merrill Cotton and Richard Kogers abstained fi.om voting. At 7:40, Ms. Jumcek opened Case ZBA-22- 2000, a request for a Variation to constr(/~ an oversized detached garage. Judy Connolly, Senior Planner, stated that public notice had been given and introduced the staff memorandum for the item, a request for a Variation to construct an oversized detached garage. Ms. Connolly then summarized the staff memo for this case. She stated that the subject property is an existing home located on a 68' X 130' (8,8,10 square feet) single-family lot on a residential street and the home currently has an existing two-car, detached garage. Ms. Connolly explained that the petitioner is seeking to construct an $32 square foot garage to replace the existing garage and that Section 14.306.B.1 sets the maximum size for detached garages at 600 square feet. She said that, in order to accommodate his proposed garage, the petitioner is seeking a Variation to allow the proposed garage to exceed the 600 square foot maximum size requirement. She also stated that the site and the proposed garage would meet all other Zoning Code bulk regulations. Ms. Connolly reported that staff reviewed the petitioner's plat of survey and site plan, and visited the site. She described the subject parcel as an 8,840 square foot parcel that is relatively level, out of any flood zone and rectangular. She noted that the parcel is developed with a single family home and a detached garage and that the applicant proposes to construct an oversized garage to park cars, and store a boat and yard equipment. Ms. Connolly said the reasons for the proposed Variation are primarily for the convenience of the petitioner, rather than financial. The petitioner proposed the oversized garage to accommodate vehicles and additional storage area and no particular condition of the lot makes the proposed Variation for a $32 square foot garage necessary - the petitioner simply would like to have a larger garage than is permitted by code. Ms. Connolly reminded members that the Zoning Board of Appeals has considered four requests for detached, oversized garages in the past three years and said that, although requests that went before Village Board were ultimately approved, in two instances thc size of the garage was reduced. The maximum size recommended for approval by the Zoning Board was 748 square feet and the maximum s~ze approved by the Village Board ~tas 720 square feet. oning Board of Appeals ZBA-22-2000 Arlene Juracek, Chairperson Page 2 Ms. Connolly said that, although the proposed Variation would not have a significant effect on the public welfare or neighborhood character, the submittal does not support a finding of hardship, as required by the Variation standards in Section 14.203.C.9 of the Zoning Ordinance. She further stated that, based on those findings, Staff recommends that the ZBA deny the proposed Variation to permit an 832 square foot garage for the residence at 604 Wilshire Drive, Case No. ZBA-22-2000. She reminded the ZBA that the Village Board's decision is final for this case. Ms. Juracek asked if the petitioner wished to address the Board. Fred Hejduk was sworn in and testified he has lived in kis house since 1977, that his garage gets water in the northwest corner because it is 1-1/2' below ground level and the garage needs to be replaced. He said he wants to build a new garage large enough to accommodate his 32' boat with trailer, truck and other vehicles. Elizabeth Luxem asked what was the size of the house. Ms. Connolly responded the house was approximately 1,100 Mr. Floros asked what was the standard size of a 3-car garage and what were the dirnensions of the requested garage. Mr. Blue responded that 600 s.f. would be the smallest size for a 3~car garage, with 720 s.f. being the typical maxirnurn. Ms. Cormolly informed Mr. Floros that the requested garage dirnensions were 26' x 32'. She also said the overall height of the proposed garage meets code requirernents. Michael Nelson, 409 E. Highland, was sworn in and said he supported the Hejduk's r~quest for the oversize garage and had no problem with the plan. He said he thought the garage would be an improvement to the neighborhood as the neighbors presently cornplain about the boat being outside. Keith Youngquist asked what the size of the garage door would be. Mr. Hejduk responded that the door would be wise and 8' high. Mr. Youngquist t~ointed out that the large size of the garage would prevent Mr. Hejduk or a future owner from enlarging the house size. Richard Rogers asked Mr. Hejduk if he would be satisfied with a 720 s.f. garage if the Board approved that. Mr. Hejduk said he would give that some thought as he did not want to come for another hearing. Most Board members said they would support a request of a 720 s.f. but Ms. Luxem said she could not support even that size, as that would still be rnore than V2 as large as the house. At 7:55, Chairperson Juracek closed the Public Hearing and asked for discussion from the Board. Richard Rogers rnade a rnotion to recommend approval of the request for Variation for a detached garage not to exceed 720 s.f. of any configuration to meet the petitioner's needs. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Corten, Floros, Rogers, Youngquist,, and Juracek NAYS: Luxem Motion was approved 5-1 and is ZBA final because the size of the garage is less than 25% of the maximum size permitted by the Zoning Ordinance. At 10:06 p.m., Merrill Cotten made motion to adjourn, seconded by Keith Youngquist. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary