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HomeMy WebLinkAbout01/27/2000 ZBA minutes 35-99 MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS 2ASE NO. ZBA-35-99 Hearing Date: January 27, 2000 PETITIONER: Marion and Lisa Klatka SUBJECT PROPERTY: 1712 Martha Lane PUBLICATION DATE: January 10, 2000 DAILY HERALD REQUEST: Conditional Use and Variation to allow construction of a 720 square foot, three- car, detached garage MEMBERS PRESENT: Merrill Cotten Leo Flores Elizabeth Luxem Richard Rogers, Acting Chairperson Keith Youngquist MEMBERS ABSENT: Arlene Juracok, Chairperson STAFF MEMBERS PRESENT: Michael Blue, AICP, Deputy Director of Community Development Jeffery Perkins, Planner INTERESTED PARTIES: Marion & Lisa Klatka Calvin Hebenstreit Acting Chairperson Richard Rogers called the meeting to to order at 7:35 p.m. Minutes of the October 28 and November 11 meetings were approved, with oneabstention by Merrill Cotton. Mr. Rogers announced the withdrawal of Case ZBA- 01-2000. At 7:58 p.m., after hearing one case under Old Business, Mr. Rogers opened Case ZBA-35-99, a request for a Conditional Use and Variations to allow construction of a 720 square foot, three-car, detached garage. Seffery Perkins, Planner, introduced the staff memorandum for the item, a proposed 720 square foot three-car garage to replace .an existing single-car attached garage, which the app.li?nt proposes to convert into a family room. He stated that the Zoning Code lists garages designed to house more than tW'8 motor Vehicles as a Conditional Use in the R1 district and zcts the maximum size for detached gsrage~ at 600 square feet. Thus, the proposal would require approval of a Conditional Use to permit a three-car garage and a Variation to allow the garage to exceed the 600 Square foot maximum size requirement.' Mr. Perkins then stated that the proposed garage is located to the rear of the existing single-family residence and meets all setback, height, and lot coverage requirements and that the garage would, therefore, have limited impact on the adjacent neighborhood, utility provision or public streets. He added that the proposed conditional use would be in compliance will the Comprehensive Plan and the Zoning Ordinance requirements, except with respect to the proposed Variation. Mr. Perkins stated that the reason for the proposed Variation is for the convenience of the petitioner, rather than financial gain and that the petitioner proposes tho garage to accommodate vehicles and storage area. He stated that, although the garage is oversized, the Variation would not negatively affect neighborhood character or have a significant effect on public welfare. Mr. Perkins said that, regardless of those findings, no particular condition of the lot creates a hardship that jttstifies the proposed Variation. The petitioner simply would like to have a larger garage than permitted by code. Based on analysis of the proposal with respect to Zoning Code standards for Conditional Uses and Variations, Mr. Perkins gave staff's recommendation that the ZBA reeommend to the Village Board denial of the proposed Conditional Use and Variation. oning Board of Appeals ZBA-35~99 Arlene Juraeak, Chairperson Page 2 Marion and Lisa Klatka, 1712 Martha Lane, were sworn in. Mr. Klatka explained they had been living in their house for seven years. Their existing garage is 24' x 10~, affording space for one car. Mr. Klatka said they have three cars and would like to build a detached garage large enough for the ears, miseellaneeus garden and snow removal equipment, and bicycles and other toys for their two children. He said they feel it would be an improvement to the neighborhood to have cars kept in a detached garage rather than in the driveway in front of the house. Mr. Klatka pointed out that two neighbors in the area have large garages, one 900 s.f. and one over 600 s.f. Mr. Klatka said those garages were no burden to the neighborhood and both of those neighbors support him in his endeavor to build the garage he wants. He said they have no desire to move; they want to remain in, and enhance, their present neighborhood. Mr. Rogers asked if there were any questions from the Board. Mr. Flores asked Mr. Klatka if they would need to eliminate the large pine tree to build the garage. Mr. Klatka said they would, but they have four other large pine trees that would remain. He also said that particular pine tree is a nuisance to his neighbor because the pinecones drop onto the neighbor's driveway. Ms. Luxem asked the size of their home. Mr. Perkins said the house is approximately 1300 s.f., including the existing attached garage. Ms. Luxem asked Mr. Klatka if he planned to convert the existing garage to a family room and he answered yes. Calvin Hebenstreit, 1714 Martin Lane, was sworn in. He was con~med that the planned construction would add to water problems he has with his property. He said additional paved area would affect his property, especially since the lots on Ma~ha are a foot higher than on Martin Lane. After further discussion, it was determined that Mr. Hebenstreit had a different property in mind than the on.e in this Case. At 8:10, Richard Rogers closed the Public Hearing and asked for discussion from the Board. Board members stated that the large size of the planned garage, especially in relation to the size of the small home on the 'site, would cause an adverse effect on the neighborhood. A~er much discussion, Mr. Flores asked if the petitioner would consider scaling down his request to a 30' x 22' garage. Mr. Klatka said he would accept that size. Ms. Luxem pointed out that a 30' x 22~ garage would still be half the size of the house. At 8:25, Elizabeth Luxem made a motion to approve the request for a Conditional Use and Variation to allow construction of a 720 s.f. detached garage; Keith Youngquist seconded ~bo motion. Leo Flores asked to amend the motion to read %60 s.f. detached 3-car garage" but the amendment was not/ill'owed. UPON ROLL CALL: AYES: Cotton NAYS: Floros, Luxem, Youngquist and Rogers Motion was denied 4-1. Mr. Flores made a motion to grant a Conditional Use to the petitioner to permit a 660 square foot detached garage but there was no second to the motion. - The ZBA heard one additional case. At 8:45 p.m., Keith Youngquist made motion to adjourn, seconded by Elizabeth Luxem. Meeting was adjourned. Barbara Swiatek, Piarming Secretary