HomeMy WebLinkAbout05/27/2010 P&Z minutes 07-10
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-07-10
Hearing Date: May 27, 2010
PROPERTY ADDRESS:
903 W. Isabella Street
PETITIONER
: Shaun Cecala
PUBLICATION DATE:
May 12, 2010
PIN NUMBER:
03-33-423-003-0000
REQUEST
: Conditional Use (circular driveway)
MEMBERS PRESENT:
Richard Rogers, Chair
William Beattie
Joseph Donnelly
Leo Floros
Theo Foggy
Ronald Roberts
Keith Youngquist
STAFF MEMBERS PRESENT:
Consuelo Andrade, Development Review Planner
Brian Simmons, AICP, Deputy Director of Community Development
INTERESTED PARTIES
: Russell Cecala, Ken Sabey, Candy Sabey
Chairman Richard Rogers called the meeting to order at 7:31 p.m. Mr. Floros made a motion to approve the
minutes of the April 22, 2010 meeting; Mr. Donnelly seconded the motion. The minutes were approved 5-0; with
Mr. Donnelly and Mr. Foggy abstaining. Chairman Rogers introduced Case PZ-07-10, 903 W. Isabella, at 7:32
p.m.
Ms. Andrade stated the Petitioner for Case PZ-07-10 requested Conditional Use approval to allow the
construction of a circular driveway for the property located at 903 W. Isabella Street.
Ms. Andrade said the Subject Property is an interior lot located on the south side of Isabella Street. The Subject
Property is zoned RX Single Family Residential and is bordered by the RX District on all four sides. The lot
measures 110 feet wide by 180 feet deep.
Ms. Andrade showed a picture of the existing structure on the property, which is a single-family home constructed
out of brick, stone, and frame.
Ms. Andrade stated the Petitioner proposed to demolish the existing driveway and construct a circular driveway.
The Village Code required Conditional Use approval for a circular driveway.
Ms. Andrade said the site plan submitted by the applicant showed the proposed circular driveway. The circular
portion of the driveway would measure twelve (12) feet wide in the front of the home and expand to fourteen (14)
feet wide at the property line. It would connect to a standard eighteen (18) foot wide driveway that leads to the
attached garage.
Ms. Andrade referenced the RX bulk requirements:
Richard Rogers, Chair PZ-07-10
Planning & Zoning Commission Meeting May 27, 2010 Page 1 of 3
RX Single Family District Existing Proposed
Requirements
Setbacks
Front 40’ 39’10” No change
25’1”-west No change
Interior 10’
19’9”-east No change
Rear 30’ 68’ No change
Lot Coverage
Front Yard 35% max 19% 37%
Overall 35% max 25% 29%
Minimum Lot Width 75’ min. 110’ No change
for Circular Driveways
Turning Radius 15’ min. N/A 15’
Minimum Driveway Width
(circular portion) 12’ min N/A 12’
Ms. Andrade stated that the table compared the Petitioner’s proposal to the Village Code requirements. The
maximum lot coverage permitted in the front yard and overall on the subject property is 35%. As proposed, the
circular driveway would exceed the maximum lot coverage in the front yard by 2%. Staff has discussed the lot
coverage in the front yard with the Petitioner. The Petitioner has agreed to reduce the lot coverage by at least 104
square feet to comply with the maximum permitted lot coverage of thirty-five percent (35%) in the front yard.
Ms. Andrade said the proposed overall lot coverage for the property is approximately twenty-nine percent (29%),
which would comply with the maximum overall 35% permitted lot coverage.
Ms. Andrade stated that it has been previous Village policy to support requests for circular driveways when the
Subject Property fronts on an arterial street and/or the traffic volume is such that a circular driveway is necessary
to resolve a safety conflict. However, recognizing that circular driveways are not always requested for a safety
issue, but as part of a larger improvement project for a residential property; Ordinance 5547 passed on February
7th, 2006, which set forth the minimum requirements for consideration of circular driveways. This ordinance
limits consideration of Conditional Use approval for circular driveways to lots that measure seventy-five feet
(75’) or greater. The circular drive portion of the driveway shall have a minimum turning radius of fifteen feet
(15') and shall have a minimum width of 12 feet.
Ms. Andrade said the Petitioner’s proposed circular driveway would comply with the requirements for a circular
driveway as required by Ordinance 5547. The Subject Property measures 110 feet in width and the circular drive
portion of the driveway would measure 12 feet wide with a minimum turning radius of 15 feet.
Ms. Andrade stated the standards for Conditional Uses are listed in Section 14.203.F.8 of the Village Zoning
Ordinance. The section contains seven specific findings that must be made in order to approve a Conditional Use.
Ms. Andrade said Staff reviewed the proposed circular driveway and found that it would not violate the
Conditional Use standards of the Zoning Ordinance, and it would meet the minimum requirements listed for
circular driveways as per Section 14.2215. Based on this analysis, Staff recommended that the Planning and
Zoning Commission approve the motion, subject to the conditions listed in the staff report.
Chairman Rogers swore in Russell Cecala, 903 W. Isabella, Mount Prospect, Illinois. Mr. Cecala stated that the
original driveway was broken up and in disrepair, it needs to be replaced. He said there were issues with
additional drivers in his household along with pedestrians who walk along the street. He thought a circular
driveway would accentuate the house with curb appeal along with settling some safety issues.
Richard Rogers, Chair PZ-07-10
Planning & Zoning Commission Meeting May 27, 2010 Page 2 of 3
Chairman Rogers suggested to the Petitioner that the circular driveway not be used as a parking lot for vehicles.
Mr. Cecala agreed with Chairman Rogers. He said he had no intention on using the circular driveway to park
cars. Mr. Cecala reiterated that his main intention of adding the circular drive was for safety. There are a large
number of pedestrians in the neighborhood with the proximity of the local school and park.
Chairman Rogers said he would like to see some landscaping along the circular driveway to screen the asphalt
pavement. Mr. Cecala stated that he intended to add additional landscaping to the property.
Mr. Youngquist felt the request for the circular driveway was appropriate. He stated that the Petitioner built a
significant addition to the Subject Property, but did not update the driveway at that time.
Mr. Beattie asked how the Petitioner would reduce the lot coverage from 37% to 35%. Mr. Cecala said he was
able to reduce the width on the circular driveway and on the walkway from the house to the circular driveway.
Chairman Rogers called for additional questions or comments; hearing none, the public hearing was closed at
7:43 p.m.
Mr. Beattie made a motion, seconded by Mr. Donnelly to approve to approve a Conditional Use permit for a
circular driveway for the residence at 903 W. Isabella Street, Case No. PZ-07-10 subject to the conditions listed in
the staff report:
UPON ROLL CALL: AYES: Beattie, Donnelly, Floros, Foggy, Roberts, Youngquist, Rogers
NAYS: None
Motion was approved 7-0.
The Village Board’s decision is final for this case.
Mr. Foggy made a motion, seconded by Mr. Donnelly to adjourn at 7:44 p.m. The motion was approved by a
voice vote and the meeting was adjourned.
________________________________________
Richard Rogers, Chair PZ-07-10
Planning & Zoning Commission Meeting May 27, 2010 Page 3 of 3