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HomeMy WebLinkAbout08/22/2002 P&Z minutes 24-02MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-24-02 Hearing Date: August 22, 2002 PETITIONER: George SchubkegeI PROPERTY ADDRESS: 915 S. Owen Street PARCEL NUMBER: 08-13-209-008 PUBLICATION DATE: August 7, 2002 REQUEST: Variations: I) size of garage; 2) side yard setback. MEMBERS PRESENT: Men'ill Cotten Joseph Donnelly Leo Floros Arlene Juracek, Chairperson MEMBERS ABSENT: Richard Rogers Matthew Sledz Keith Youngquist STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Michael Jacobs, AICP, Deputy Director of Community Planning INTERESTED PARTIES: George Schubkegel Patty Schubkegel Karen Schubkegel Joe Schubkegel Stephan Godommer Chairperson Arlene Juracek called the meeting to order at 7:35 p.m. Approval of the minutes was tabled to the September 26 meeting since a quorum of members from the July 25 meeting were not present. At 8:09, after hearing two other cases, Ms. Juracek introduced Case No. PZ-24-02, a request for Variations to (1) the size of a garage, which would be P&Z Commission final and (2) the side yard setback, which would be Village Board final. Ms. Juracek asked Ms. Cormolly to verify why this project is considered a garage enlargement versus brick shed, which abuts a garage. Judy Connolly, Senior Planner, responded that the Zoning Ordinance requires a minimum three-foot separation between a shed and a garage and that in this case there is a wall with cross-access. She then reported that the subject property is an existing home located on an interior lot on a single-family residential street and that the applicant wants to construct a 10'x24' addition to the existing detached garage. The addition would match the garage's existing side setback, which is 2.16-feet. She said that the petitioner is seeking a variation for the size and location of the structure since the garage would exceed the 672 square foot maximum permitted by code and the addition would not comply with the required five- foot setback. The new area would be used to store lawn and garden equipment and would have a separate entrance, but include a pedestrian connection to the existing garage. Ms. Cormolly said that the 'garage' portion of the structure would not be modified, but the footprint of the structure would be increased to 768 square feet, which exceeds the maximum size permitted for a detached garage. Ms. Connolly reminded the Commission the request has to meet the standards listed in the Zoning Ordinance in order to approve the variation. She summarized the standards and described the subject property. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-24-02 Page 2 Ms. Connolly said the applicant would like to construct a 10'x24' addition to the existing 22'x24' garage to create additional storage space, while maintaining the existing setback. She said that the location of the addition increases the amount of the nonconforming setback and is required to maintain a five-foot setback. The addition to the garage is larger than the maximum size allowed by the Zoning Ordinance. Although the addition would not be visible fi.om the street, the request does not meet the standards for a variation listed in the Zoning Ordinance. She said that an alternative to the applicant's proposal would be to construct a smaller addition to the garage and a shed. This approach would not exceed lot coverage and would comply with the Village regulations. Ms. Connolly said that although the requested variations are unlikely to have a detrimental effect on neighborhood character, the request fails to support a £mding of hardship, which is required by the Zoning Ordinance. She said based on these findings, staff recommends the Planning & Zoning Commission deny the Variations to permit a 768 square foot garage to be located 2.16-feet fi.om the side yard for the residence at 915 S. Owen Street, Case No. PZ-24-02. Ms. Connolly clarified that the Planning & Zoning Commission's decision is final for the size of the garage, but that Village Board approval is required for the 2.16-foot setback. Ms. Juracek said that this case differs fi.om the case heard earlier this evening because this case is a detached garage, which has a size limit on the structure. Mr. Floros asked if the size limit of 672' was the limit that the Village Board wrestled with and agreed upon earlier this year. Ms. Connolly confirmed that the regulations for detached garages were recently increased fi.om 600 to 672 square feet. Ms. Juracek asked if it was possible to approve the request with the condition that a shed could not be built and asked how this condition of approval would be tracked and enforced. Ms. Connolly said the GIS system would "flag" this condition if the property owner applied for a shed permit. Also, the resolution granting the variation is recorded so it could appear in future title searches. George Schubkegel was sworn in and testified he needs an oversize garage for storage. He stated the house is setback from the property line the way the house was built 35 years ago. He said they moved here 17 years ago fi.om a house in Chicago that had a 2-1/2 car garage and basement access to the outside. They do not have that luxury in this house and that they must go through the kitchen down to the basement. He said that he is actively into model airplanes and that the planes are getting larger, which requires more storage space. The six-foot wingspan makes it difficult to bring the plane in and out through the house. He explained that the intention was to extend the garage back 10' because it is 18' fi.om the lot line with an 8' easement, which leaves 10' that could be added to the garage. He said he would remove the vinyl siding fi.om the back wall and use the siding on the addition. Merrill Cotten asked about the access fi.om the old garage to the new garage. Mr. Schubkegel said there would be access through a three-foot wide "man-door". He said that there would be an outside door on the back of the addition and the type of door would be determined later. Ms. Juracek asked if there was a specific reason for the 10' dimension. Mr. Schubkegel said it was just for additional storage. Mr. Donnelly asked why they couldn't make the addition 10x22 instead of I0x24 and maintain a 5' setback. Mr. Schubkegel said that would be an irregular shape and make it difficult to match the roof. He added that there were several garages in the area much larger than his proposal. Ms. Juracek said there was an e-mail fi.om the neighbor at 911 S. Owen and a letter from the neighbor at 917 S. Owen that stated they had no objections to the proposal. Mr. Schubkegel added that the neighbor at 913 S. Owen was at the meeting and wanted to address the Commission. lanning & Zoning Commission PZ-24-02 Arlene Juracek, Chairperson Page 3 Stephen Godommer, 913 S. Owen, was sworn in and said that he had no objections to the proposed project. He said the Schubkegels have been wonderful neighbors and that other neighbors stated their support of the project to h/m. Joe Schubkegel, 1745 Verde Drive, was sworn in and said he was Mr. Schubkegel's brother and a Mount Prospect resident. He said a shed would detract from the neighborhood, whereas a larger garage would enhance the neighborhood. Ms. Juracek closed the public hearing at 8:25 p.m. Mr. Donnelly asked if it was necessary to have the access from the old garage to the new portion. Mr. Schubkegel said it was for convenience. Ms. Juracek said the alternative to this project would be to reduce the garage addition and to put a shed on the property. Mr. Donnelly said the project should remain in the context of a garage and not a shed. Mr. Floros said he was concerned that this request is almost 100 square feet larger than what is permitted by code and is occurring soon after the Village Board increased the size of detached garages. However, erecting a smaller addition and a shed does not make sense in this case. Mr. Cotten said he did not want people to have the perception that the Cormff~ssion would make it a practice to allow garages larger than 672 s.f., but that this case was a special circumstance and would not harm the neighborhood. Joseph Donnelly moved to recommend approval of Variations to permit a 768 s.f. garage to be located 2.16' from the side yard for the residence at 915 S. Owen Street., Case No. PZ-24-02, subject to the following conditions: 1. A shed cannot be constructed on the subject property; 2. The existing rear garage wall will remain, but modified to allow a door no larger than 3'6" to provide access between the addition and the garage; 3. The exterior access door to/from the addition cannot exceed six-feet in width. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, and Juracek NAYS: None Motion was approved 4-0. At 8:39 p.m., after hearing another case, Joseph Donnelly made a motion to adjourn, seconded by Merrill Cotten. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary Judy Connolly, Senior Planner