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HomeMy WebLinkAbout5. OLD BUSINESS 4/2/03 illage of Mount Prospect Community Development Department MEMORANDUM TO: FROM: DATE: SUBJECT: MICHAEL E. JANONIS, VILLAGE MANAGER DIRECTOR OF COMMUNITY DEVELOPMENT MARCH 14, 2003 PZ-01-03 - CONDITIONAL USE (CIRCULAR DRIVEWAY) 1002 MEADOW LANE ANGELO TOURLIS - APPLICANT The Planning & Zoning Commission transmits their recommendation to approve Case PZ-01-03, a request for a cimular driveway, as described in detail in the attached staff report. The Planning & Zoning Commission heard this request in addition to a Variation request to allow an 8-foot fence for the Subject Property at their February 27, 2003 meeting. The Variation request for the 8-foot fence, which is final at the P&Z level, was denied. The subject property is located in the Wedgewood Subdivision. The Petitioner is in the process of constructing a new house and related improvements. The Zoning Ordinance requires Conditional Use approval for new circular driveways. The Planning & Zoning Commission discussed the large lot size, the character of the neighborhood, and the substandard street width of Meadow Lane. They noted that the Petitioner was building a new house and had the option of locating the driveway further away from Elmhurst Road, which might provide more visibility for drivers entering onto Meadow Lane. They discussed the fact that locating the driveway as shown on the site plan buffered the living areas of the house from Elmhurst Road and the adjacent commercial uses. In addition, the P&Z discussed how the proposed circular driveway would provide potential off-street parking for the Applicant and their guests, which is safer than parking on the street due to Meadow Lane's substandard street width. The P&Z did note some concerns regarding the impact of overnight parking within the circular portion of the driveway. The Planning & Zoning Commission voted 4-2 to recommend that the Village Board approve a request for a Conditional Use permit for the construction of a circular driveway at 1002 Meadow Lane, Case No. PZ-01-03 subject to the condition that overnight parking on the circular portion of the driveway is prohibited. Please forward this memorandum and attachments to the Village Board for their review and consideration at their March 18, 2003 meeting. Staff will be present to answer any questions related to this matter. William J~. Cooney, Jr., AICP Village of Mount Prospect Community Development Department CASE SUMMARY - PZ- 01 -03 LOCATION: PETITIONER: OWNER: PARCEL #: LOT SIZE: ZONING: LAND USE: REQUESTS: 1002 Meadow Lane Angelo Tourlis Angelo Tourlis 03-27-307-015 0.45 acres (19,536 square feet) RX Single Family Residence Single Family Residential Conditional Use - Circular Driveway Variation - 8-foot Fence LOCATION MAP Oxford Place Kens ~ad Village of Mount Prospect Community Development Department MEMORANDUM 'TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION ARLENE JURACEK, CHAIRPERSON FROM: JUDY CONNOLLY, AICP, SENIOR PLANNER DATE: FEBRUARY 20, 2003 HEARING DATE: FEBRUARY 27, 2003 SUBJECT: PZ-01-03 - CONDITIONAL USE TO ALLOW A CIRCULAR DRIVE & VARIATION FOR 8-FOOT FENCE 1002 MEADOW LANE (TOURLIS RESIDENCE) BACKGROUND A public hearing has been scheduled for the February 27, 2003 Planning & Zoning Commission meeting to review the application by Angelo Touflis (the "Petitioner") regarding the property located at 1002 Meadow 'Lane (the "Subject Property"). The Petitioner has requested Conditional Use approval to allow the construction of a new circular driveway and a variation for an 8-foot tall fence along the rear and side lot line. The P&Z hearing was properly noticed in the February 12, 2003 edition of the Journal Topics Newspaper. In addition, Staff has completed the required written notice to property owners within 250-feet and posted a Public Hearing sign on the Subject Property, PROPERTY DESCRIPTION The Subject Property is located on the south side of Meadow Lane in the Wedgewood Subdivision. The Wedgewood Subdivision was developed under County regulations and does not have sidewalks or curb and gutter. Instead of storm sewers, the area is drained by a ditch & culvert system. Also, the street Pavement width ~s 19-feet, which is 9-feet less than the current code requirement. The residents of the subdi~'ision expressed their preference that the neighborhood remains in its 'rural' state when the subdivision was annexed into Mount Prospect. Their preference was confirmed again when the residents declined the Village's offer to install sidewalks and related improvements as part of a recent roadway improvements project. The Subject Property is zoned RX Single Family Residence and is bordered by single-family zoning districts to the north and east in addition to B4 Business Retail and Service zoning district to the south, liThe petitioner is not required to make the usual right-of-way improvements, i.e. install sidewalk, curb and gutt6r, etc. as part of the new development due to the unique history of the Wedgewood Subdivision. SUMMARY OF PROPOSAL The attached site plan illustrates the location of the house that is under construction, the proposed circular driveway, and the location of the proposed 8~foot fence. The proposed house and other site~ improvements meet Village Codes. However, the proposed circular driveway requires Conditional Use app['oval and the fence reqmres a Variation. The proposed circular driveway measures 12-feet wide and would connect to a 'standard' 12-foot wide driveway. The standard driveway and cimular driveway (which requires an additional curb cut on to Meadow Lane) would cover less than 29% of the front yard. The street has a substandard pavement width and contains an unenclosed drainage system (ditch and culvert system). PZ-01-03 Planning & Zoning Commission Meeting February 27, 2003 Page 3 In addition, the petitioner is seeking a variation to construct an 8-foot fence along the west and south lot lines, which are adjacent to an existing commercial center. The current commercial tenants include a mortgage company, an insurance company, and a real estate office. The commercial tenants park along the south lot line and the petitioner would like the 8-foot fence to screen the Subject Property from the commercial use. The Zoning Ordinance allows 6-foot fences to be installed between residential and non-residential uses. The petitioner is permitted by right to install a 6-foot fence and screen the commercial use without requiring a variation. GENERAL ZONING COMPLIANCE As previously noted, the proposed home will comply with the Village's zoning regulations. The following table compares the Petitioner's proposal to the bulk requirements of the RX Single Family Residence district. RX Single Family District Requirements Proposed MINIMUM SETBACKS Front 40' 40' Interior 10' or 10% of lot width 10' & 20' Rear 25' 117' LOT COVERAGE 35% 25% CONDITIONAL USE STANDARDS 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. The circular drive is listed as a Conditional Use in the parking section of the Zoning Ordinance (Sec. 14.2215.A.I). The following list is a summary of these findings: · The Conditional Use will not have a detrimental effect on the public health, safety, morals, comfort or general welfare; · The Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; · Adequate provision of utilities and drainage and design of access and egress to minimize congestion on Village streets; and · Compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. As with other requests for circular driveways, Staffevaluated traffic pattems in the Subject Property in addition to the neighborhood character in order to determine whether the cimular driveway meets the standards listed in the Zoning Ordinance. In this case, the street pavement width is 19-feet and the proposed driveway would be located less than 100-feet from Rt. 83/Elrnhurst Road. Staff determined that a circular driveway would help the petitioner access Meadow Lane in a safe manner for the following reasons: · The close proximity of the Subject Property to Elmhurst Road; · The possibility that some vehicles may enter Meadow Lane at a higher rate of speed; · The substandard street width may require more turning movements when exinng the Subject Property. Z-O 1-03 Planning & Zoning Commission Meeting February 27, ~003 Page 4 Also~ the Subject Property has an oversized front yard and has 150-linear feet of frontage on to Meadow Lane. The circular driveway way would not have an adverse impact on the character of the neighborhood or exceed the 35% front yard lot coverage guideline. VARIATION STANDARDS The standards for a Variation are listed in Section 14.203.C.9 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Variation. The following is a summary of these findings: · A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property; · lack of desire to increase financial gain; and · protection of the public welfare, other property, and neighborhood character. Although the proposed 8-foot fence would not adversely affect the single-family neighborhood character or the adjacent commercial property, the petitioner's request does not meet the standards for a hardship as defined by the Zoning Ordinance. The size and shape of the lot is similar to other lots in the Village; the petitioner is constructing a new house adjacent to an existing commercial use and essentially creating the need for a Variation. As you recall, the gas station at Rand & Euclid was recently built adjacent to a single-family residential development and a 6-foot fence was installed. .:,RECOMMENDATION .Conditional Use - Circular Driveway The proposed circular driveway meets the Conditional Use standards contained in Section 14.203.F.8 of the Zoning Ordinance. Based on these findings, Staff recommends that the Planning and Zoning Commission make a recommendation to the Village Board to approve a Conditional Use for a circular driveway for the residence at 1002 Meadow Lane, Case No, PZ-01-03 subject to the following conditions: 1. The east driveway should be located 5-feet west of the existing manhole. 2. Install a storm sewer to connect the culverts beneath the driveways. The Village Board's decision is final for the circular driveway request. Variation - Fence The proposed 8-foot fence may not have an adverse impact on the neighborhood, but the request fails to meet the standards for a hardship as defined by the Zoning Ordinance. In addition, the Petitioner has the option of installing a 6-foot fence to screen their residence from the adjacent commercial use. Based on these findings, Staff recommends that the P&Z deny the proposed Variation to permit an 8-foot fence for the residence at 1002 Meadow Lane, Case No. PZ-01-03. The Planning and Zoning Commission's decision is final for the fence request. Iconcur: William J', Cooney, AICP, Director of Community Development VILLAGE OF MOUNT PROSPECT COMMUNITY DEVELOPMENT DEPARTMENT - Planning Division 100 S. Emerson Street Mount Prospect, Illinois 60056 Phone 847.818.5328 FAX 847.818.5329 Application for Conditional Use Approval Case Number Pe, z Development Name/Address Date of Submission Hearing Date Address(es) (Street Number, Street) IOOf- Site Area (Acres) Property Zoning Total Building Sq..Ft. (Site) Setbacks: Front i Rear Side t Side qb 70' la Building Height Lot Coverage (%) Number of Parking Spaces Adjacent Land Uses: North . , South , East jO i/ West ' Tax I.D. Number or County Assigned Pin Number(s) 0'5 -2'7.--'3o7- o/3"- ooo0 Legal Description (attach~addit/onal sheets if necessary) Name Telephone (day) P. A, ?. C o~,r~,o /5'/2-- Co~oration Telephone (eyeing) S~eet Ad.ess Fax Ci~ State ZiE Code Pager Interest ~ Prope~ Name Telephone (day) Saeet Ad.ess Fax: Ciw State Zip Code Pager Developer Name ~/~ ' Telephone (day) Ad&ess Fax Attorney Name ~ Telephone (day) Address Fax Surveyor Address 5~O0 ~' C~0~4C ~' Fax Engineer Name ~Am6 ~ ~ ~0 ~r~ Telchone (day) Address Fax Name Architect Land,cape Ar~hite~ Name ~ Telephone (day): Ad.ess Fax Mount Prospect Department of Community Development Phone 847.818.5328 100 South Emerson Street, Mount Prospect Illinois Fax 847.818.5329 www.mounrprospect, org 2 TDD 847.392.6064 roposed Conditional Use (as listed in the zoning district) Describe in Detail the Buildings and Activities Proposed and HoTM the Proposed Use Meets the Attached Standards for Conditional Use Approval (attach additional sheets if necessary) Ho~s of ~crafion ~ ' Ad.ess(es) (S~e~t N~er, Setbacks: Front Re~ Side Side Buil~g Height Lot Coverage (%) N~r of Par~g Spaces Please note that the application will not be reviewed until this petition has been fully completed and all required plans and other materials have been satisfactorily submitted to the Planning Division. Incomplete submittals will not be accepted. It is strongly suggested that the petitioner schedule an appointment with the appropriate Village staff so that materials can be reviewed for accuracy and completeness at the time of submittal. In consideration of the information contained in this petition as well as all supporting documentation, it is requested that approval be given to this request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount Prospect and their agents permission to enter on the property during reasonable hours for visual inspection of the subject property. I hereby affirm that all information provided herein and in all materials submitted in association with this application arc tree and accurate to the best of my lmowledm:. Applicant Q_.~- ~---~ -~---,~,0~ Date /,"-2. Z,-o.~ // - ' I! If applicant is no~t~operty owner: I hereby designate the applicant to act as my agent for the purpose of seeking the Variation(s) described in this application and the associated supporting material. rope Owne . ,_ _., D.te /- ount Prospect Deparlment of Community Devezopment l~hone 847.818.5328 100 South Emerson Street, Mount Prospect Illinois Fax 847.818.5329 www.mountprospect.org 3 TDD 847.392.6064 ,/ ELMHURST ROAD PROPOSED DRIVEWAY ADOITtON FOR ANGELO TOURLOS RESIDENCE 1002 MEADOW LANE MT. PROSPECT, ILLINOIS 60056 MINUTES OF TIt~ REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-01-03 Hearing Date: February 27, 2003 PETITIONER: AngeloTouflis 8053 Churchill Niles, IL 60714 PROPERTY ADDRESS: 1002 Meadow Lane PARCEL#: 03-27-307-015 PUBLICATION DATE: February 12, 2003 REQUEST: Conditional Use to allow a circular driveway and Variation to instal] an 8' fence MEMBERS PRESENT: Arlene Juracek, Chairperson Merrill Cotten Joseph Donnelly Leo Floros Richard Rogers Matthew Sledz Keith Youngquist MEMBERS ABSENT: None STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Michael Jacobs, AICP, Deputy Director of Community Development INTERESTED PARTIES: AngeloTourlis Chairperson Arlene Juracek called the meeting to order at 7:31 p.m. Joseph Donnelly made a motion to approve the minutes of the January 23 meeting, seconded by Richard Rogers. The January meeting minutes were approved 5-0, with one abstention by Arlene Juracek and one minor change. At 8:20, after hearing another case, Ms. Juracek introduced Case No. PZ-01-03, a request for Conditional Use approval for a circular driveway and a Variation to install an 8' fence. She said the driveway request would be Village Board final but the fence request is P&Z final. Judy Connolly, Senior Planner, described the request. She explained that the petitioner has requested conditional use approval to allow the construction ora new circular driveway and a variation for an 8-foot tall fence along the rear and side lot line. The subject property is zoned RX Single Family Residence and is bordered by single-family zomng districts and commercial zoning to the south. The subject property is located on the south side of Meadow Lane in the Wedgewood Subdivision. The Wedgewood Subdivision was developed under county regulations and does not have sidewalks or curb and gutter. Also, the street pavement width is 19-feet, which is 9-feet less than the current code requirement. Ms. Connolly explained that the petitioner is in the process of constructing a new house. The house and other site ~mprovements meet Village Codes. However, the proposed circular driveway requires Conditional Use approval and the 8-foot fence requires a Variation. Ms. Connolly said the proposed circular driveway measures 12-feet wide and would connect to a 'standard' 12-foot wide driveway. The standard driveway and circular driveway would cover less than 29% of the front yard. The street has a substandard pavement width and contains an unenclosed ditch and culvert drainage system. Planning & Zoning Commission PZ-01 ~03 Arlene Juracek, Chairperson Page 2 Ms. Connolly summarized the standards for Conditional Uses listed in the Zoning Ordinance and said that the Board has to find that the request meets the standards to approve a Conditional Use. She said that as with other requests for circular driveways, staff evaluated traffic patterns in addition to the neighborhood character to determine whether the circular driveway meets the standards listed in the Zoning Ordinance. In this case, the street pavement width is substandard and the proposed cimular driveway would be located less than 100-feet from Rt. 83/Elmhurst Road. She said that Staff determined that a circular driveway would help the petitioner access Meadow Lane in a safe manner. Also, the subject property has an oversized front yard and expansive Meadow Lane frontage. The circular driveway would not have an adverse impact on the character of the neighborhood or exceed the 35% front yard lot coverage guideline. Ms. Connolly said that in addition to the Conditional Use, the petitioner is seeking a variation to construct an 8-foot fence along the property lines that are adjacent to the existing commercial center. She said that the current commercial tenants include a mortgage company, an insurance company, and a real estate office. The commercial tenants park along the shared lot line and the petitioner would like the taller fence to screen the subject property from the commercial use. She reported that the Zoning Ordinance allows 6-foot fences to be installed between residential and non-residential uses. The petitioner is permitted by right to install a 6~foot fence and screen the commercial use without requiring a variation. Ms. Connolly reviewed the standards for a Variation listed in the Zoning Ordinance and said that the P&Z must find that the request meets these standards in order to approve the 8-foot fence. She said that although the proposed 8-foo! fence would not adversely affect the single-family neighborhood character or the adjacent commercial property, the petitioner's request does not meet the standards for a hardship as defined by the Zoning Ordinance. The size and shape of the lot is similar to other lots in the Village; the petitioner is constructing a new house adjacent to an existing commercial use and essentially creating the need for a Variation. Ms. Connolly said the proposed circular driveway meets the Conditional Use standards contained in the Zoning Ordinance. Based on these findings, Staff recommends that the Planning and Zoning Commission make a recommendation to the Village Board to approve a Conditional Use for a circular driveway for the residence at 1002 Meadow Lane, Case No. PZ-01-03 subject to the following conditions: 1.) the east driveway should be located 5-feet west of the existing manhole; and 2) install a storm sewer to connect the culverts beneath the driveways. Ms. Connolly said the proposed 8-foot fence may not have an adverse impact on the neighborhOod, but the request fails to meet the standards for a hardship as defined by the Zoning Ordinance~ In addition, the Petitiofier has the option of installing a 6-foot fence to screen their residence from the adjacent commercial use. Based on these findings, Staff recommends that the P&Z deny the proposed Variation to permit an 8-foot fence for the residence at 1002 Meadow Lane, Case No. PZ-01-03. The Planning and Zoning Commission's decision is final for the fence request. Ms. Juracek asked if the house had a side-loading garage and Ms. Connolly said yes. Ms. Juracek asked where 8' fences were allowed by Code. Ms. Connolly said 8-foot fences were allowed in industrial areas and in residential neighborhoods where the rear lot line is adjacent to railroad tracks. Bill Pappas of PAP Construction was sworn in to represent the petitioner. He explained that the garage was on the side of the house where most of the traffic was so it could act as a sound barrier. He said the owner is concerned with backing out of his driveway when cars are cueing up on Meadow Lane as they wait to get onto Elmhurst Road. He said the owner did want an 8' fence, but Mr. Pappas realized that was not possible because of the zoning not being industrial. Mr. Donnelly asked ifa turnaround could be executed in the area of the driveway in front of the garage to eliminate the need to back out of the driveway. Mr. Pappas said the original plans were submitted with a turnaround at the top of the Planning & Zoning Commission PZ-O 1-03 Arlene Juracek, Chairperson Page 3 driveway, but this was not permitted by code and the petitioner decided to pursue a Conditional Use instead of a Variation. Ms. Juracek and Mr. Floros said they thought the position of the house and garage was understandable due to the neighboring industry. Ms. Juracek asked for questions from the audience. No one came forward and Ms. Juracek closed the public hearing at 8:48. Richard Rogers said he felt the petitioner created his own hardship by locating his garage on the side closest to Elmhurst Road and that he is not in favor of circular driveways in general because they take up too much of the front yard. He also felt they could turn around at the wide part of the driveway. Mr. Donnelly agreed and said circular driveways usually have five or six cars parked on the driveway overnight. Mr. Floros felt that development of this lot was favorable to the Village and concessions should be made to make the house more accessible. Mr. Sledz felt the homeowner should have attended the meeting to answer questions that the contractor was unable to answer, but he also agreed with Mr. Floros' assessment of the proposal. Merrill Cotten felt there was a definite hardship due to the 8' ditch at the base of the driveway. Ms. Juracek said it was necessary to prove a hardship for a Variation, but not for a Conditional Use. Mr. Donnelly and Mr. Sledz said they would like to put a condition that no cars could be parked overnight on the driveway beyond the front yard setback. Mike Jacobs, Deputy Director of Community Development, said that condition would then become an enforcement issue, necessitating nightly policing. Ms. Juracek said she would not be able to vote yes to the request with such a condition imposed, but would support imposing a restriction on parking on the circular portion of the driveway. Leo Floros moved to approve the request for a circular driveway for 1002 Meadow Lane, Case No. PZ-01-03. Merrill Cotten seconded the motion. Joseph Donnelly moved to amend the motion to prohibit overnight parking in the shaded area. Richard Rogers seconded the amended motion. Voting was conducted on the amended motion first. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Rogers, Sledz and Juracek NAYS: Motion was approved 6-0. Voting then followed on the request for a Conditional Use for a circular driveway subject to prohibiting overnight parking on the circular portion of the driveway. UPON ROLL CALL: AYES: Cotten, Floros, Sledz and Juracek NAYS: Donnelly, Rogers Motion was approved 4-2. Ms. Juracek said this constituted a positive recommendation to the Village Board. Richard Rogers moved to approve the request for an 8' fence for 1002 Meadow Lane, Case No. PZ-01-03. Merrill Cotten seconded the motion. lanning & Zoning Commission PZ-01-03 Arlene Juracek, Chairperson Page 4 UPON ROLL CALL: AYES: Cotten NAYS: Donnelly, Floros, Rogers, Sledz and Juracek Motion was denied 5-1. Ms. Juracek said the request for a Variation for an 8' fence was final with P&Z. At 9:35 p.m., after hearing two more cases, Joe Donnelly made motion to adjourn, seconded by Richard Rogers. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary 'co Ju~3) nn~tl nior Planner H:\GEI~?LANNING\PIanning & Zoning COMMX, P&Z 2003\Minulcs\PZ-01*03 1002 Meadow Lanc doc 0 .h ELMHURST ROAD NORTH o£s~(~i~:'; ~so'. PROPOSED DRIVEWAY ADDITION c~i~i~O:' .so.I FOR ANGELO TOURLOS RESIDENCE 1002 MEADOW LANE z OATE: ..... ~OJ^N03 MT. PROSPECT, ILLINOIS 60056 500 HICS'~ ~ IIO,~.D ST~Z'I~ 205 ~. PP, OSPS¢i', ZT.T. IItOI$ 60056 (847) 255-1,~15 Kad 3/7/03 ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT FOR PROPERTY LOCATED AT 1002 MEADOW LANE WHEREAS. Angeto Tourlis (hereinafter referred to as "Petitioners") have filed a petition for a Conditional Use permit with respect to property located at 1002 Meadow Lane. (hereinafter referred to as the "Subiect Property") and legally described as follows: Lot 8 (#1002 Meadow Lane) of Block 5 in Wedgewood Subdivision, being a part of the east half of the southwest quarter of section 27, township 42 North, Range 11 East of the Third Princiaal Meridian, recorded March 4, 1946 as document # 13732148, in Cook County, IL Property Index Number: 03-27-307-015 and WHEREAS, the Petitioners are requesting a Conditional Use ~)ermit to construct a circular driveway; and WHEREAS, a Public Hearing was held on the request for the Conditional Use permit being the subject of PZ-1-03 before the Planning and Zoning Commission of the Village of Mount Prospect on the 27tn day of February, 2003, pursuant to proper legal notice having been published in the Mount Prospect Journal & Top~cs on the 12th day of February, 2003; and WHEREAS. the Planning and Zoning Commission has submitted its findings and a positive recommendation to the President and Board of Trustees for the request being the subject of PZ-1-03; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to the request herein and have determined that the same meets the standards of the Village and that the granting of the proposed Conditional Use would be in the best interest of the Village. NOW. THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY. ILLINOIS: SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the President and Board of Trustees of the Village of Mount Prospect, Page 2/2 1002 Meadow Lane SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do hereby grant a Conditional Use permit, as provided for in Section 14.203.:.7 of the Village Code. to allow the construction of a circular driveway, as shown on the Site Plan, a copy of which is attached hereto and hereby made a part hereof as Exhibit "A.' SECTION THREE: That the Village Clerk is hereby authorized and directed to record a certified copy of this Ordinance with the Recorder of Deeds of Cook County. SECTION FOUR: Prior to the issuance of a 3uilding permit relative to the Conditional Use permit, the following conditions and/or written documentation shall be fulfilled: I. The east driveway should be ocated 5-feet west of the existing manhole. 2. nstall a storm sewer to connect the culverts beneath the driveways. 3. Overnight parking on the circular driveway is prohibited. SECTION FIVE: This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES: NAYS: ABSENT PASSED and APPROVED this day of ,2003. ATTEST: Gerald L. Farley Village President Kimberly A. Dewis Deputy Village Clerk H:\GEN~fi es¢,'~ N~ORD NANC,C USE · 002 Meado~,~ Lane c rcu;ar or,ye eoc illage of Mount Prospect Community Development DePartment MEMORANDUM TO: FROM: DATE: SUBJECT: MICHAEL E. JANONIS, VILLAGE MANAGER DIRECTOR OF COMMUNITY DEVELOPMENT MARCH 14, 2003 PZ-02-03 - CONDITIONAL USE (CIRCULAR DRIVEWAY) 904 EDGEWOOD LANE FRANK & ANNA PANZARINO - APPLICANTS The Planning & Zoning Commission transmits their recommendation to approve Case PZ-02-03, a request for a circular driveway, as described in detail in the attached staff report. The Planning & Zoning Commission heard the request at their February 27, 2003 meeting. The subject property is located on the west side of Edgewood Lane. The petitioner demolished the previous house and is in the process of constructing a new single-family residence with related improvements and a circular driveway. The Zoning Ordinance requires Conditional Use approval for new circular driveways. The Planning & Zoning Commission discussed the large lot size, the substandard street width, and the fact that several other houses in this neighborhood have tm-around-pads or circular driveways. There was lengthy discussion regarding the circular driveway design and how vehicles would exit the garage. They noted that the amount of front yard lot coverage was slightly more than the 35% guideline used to evaluate other circular driveway requests. However, the overall site lot coverage was 12%, which is significantly less than the 35% code limitation. In addition, the P&Z noted that the existing trees, which will be preserved by the Petitioner, will screen the driveway and minimize the ~mpact of the circular portion of the driveway. The Planning & Zoning Commission members voted 4-2 to recommend that the Village Board approve a request for a Conditional Use permit for the construction of a circular driveway at 904 Edgewood Lane, Case No. PZ-02-03. Please forward this memorandum and attachments to the Village Board for their review and consideration at their March 18, 2003 meeting. Staff will be present to answer any questions related to this matter. Wiliiam J. ~ooney, Jr., A~CP Village of Mount Prospect Community Development Department CASE SUMMARY - ?Z- 02 -03 LOCATION: PETITIONERS: OWNERS: PARCEL #: LOT SIZE: ZONING: LAND USE: REQUEST: 904 Edgewood Lane Frank & Anna Panzarino Frank & Anna Panzarino 08-14-106-006 0.67 acres (29,000 square fee0 RX Single Family Residence Single Family Residential Conditional Use - Circular Driveway LOCATION MAP Village of Mount Prospect Community Development Department MEMORANDUM TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION ARLENE JURACEK, CHAIRPERSON FROM: JUDY CONNOLLY, AICP, SENIOR PLANNER DATE: FEBRUARY 20, 2003 HEARING DATE: FEBRUARY 27, 2003 SUBJECT: PZ-02-03 - CONDITIONAL USE TO ALLOW A CIRCULAR DRIVE 904 EDGEWOOD LANE (PANZARINO RESIDENCE) BACKGROUND A public hearing has been scheduled for the February 27, 2003 Planning & Zoning Commission meeting to review the application by Frank & Anna Panzarino (the "Petitioner") regarding the property located al 904 Edgewood Lane (the "Subject Property"). The Petitioner has requested Conditional Use approval to allow the construction ora new circular driveway. The P&Z hearing was properly noticed in the February I2, 2003 edition of the Journal Topics Newspaper. In addition, Staff has completed the required written notice to property owners within 250-feet and posted a Public Hearing s~gn on the Subject Property. PROPERTY DESCRIPTION The petitioner demolished the previous house and is in the process of constructing a new single-family residence with related improvements. The Subject Property is located on the west side of Edgewood Lane. The Subject Property is zoned RX Single Family Residence and is bordered by single-family zoning districts on all sides. Similar to other requests for circular driveways, this neighborhood does not have sidewalks or curb and gutter, and the street pavement width is 19-feet (which is 9-feet less than the current code requirement). Although the neighborhood does not contain curb and gutters, the area is not drained by a ditch & culvert system, but instead uses a combined, enclosed sewer system. SUMMARY OF PROPOSAL The Petitioner is currently constructing a new house and related site improvements that meet Village Code requirements. However, the proposed circular driveway requires special approval. The proposed circular driveway measures 12.5-feet wide and would connect to a 'standard' driveway. The attached site plan shows that the proposed driveways, to be constructed of decorative, brick pavers, would cover 40% of the front yard. GENERAL ZONING COMPLIANCE As previously noted, the Petitioner is in the process of constructing a new single-family residence. The proposed house and related ~mprovemems will comply with Village regulations. The following table compares the Petitioner's proposal to the bulk requirements of the RX Single Family Residence district. IIX Single Family District Requirements Proposed MINIMUM SETBACKS Front 40' 50' Interior 10' or 10% of lot width 10' & 10.36' Rear 25' 141.95' LOT COVERAGE 35% 12% Z-02-03 Planning & Zoning Commission Meeting February 27, 2003 Page 3 CONDITIONAL USE STANDARDS 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. The circular drive is listed as a Conditional Use in the parking section of the Zoning Ordinance (Sec. 14.2215.A.1). The following list is a summary of these findings: · The Conditional Use will not have a detrimental effect on the public health, safety, morals, comfort or general welfare; · The Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; · Adequate provision of utilities and drainage and design of access and egress to minimize congestion on Village streets; and · Compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. As with other requests for circular driveways, Staff evaluated traffic patterns in the neighborhood of the Subject Property. In this case, the street has a substandard pavement width and the Subject Property is located close to Golf Road. Also, the residence south of the Subject Property has. a circular driveway and several of the houses in the neighborhood have turning pads. The Petitioner's original submittal called for a 15-foot wide circular driveway, which resulted in 51% front yard lot coverage. However, the size was reduced to 12.5-feet, which is the minimum width the Petitioner's Engineer could arrive at and still have a safe design. Historically, Staff has used the 35% front yard coverage referenced in the Zoning Ordinance as a guideline to determine the impact of the cimular driveway on the neighborhood character. In this case, the proposed 40% front yard coverage is not a concern because the overall site lot coverage is less than 12%, which is significantly less than the 35% permitted by code. Most importantly, the proposed circular driveway will be constructed of decorative materials, and the driveway will have only one curb- cut. Although two curb-cuts would reduce the amount of pavement in the front yard, a single curb-cut allows for more on-street parking, reduces the amount of pavement in the parkway (which would require less pavement restoration if the Village had to do any work in the parkway), and provides a larger planting area for parkway trees. Therefore, Staff finds that the benefits of a single curb-cut offset the 5% 'more' lot coverage in the front yard. RECOMMENDATION The proposed circular driveway meets the Conditional Use standards contained in Section 14.203.F.8 of the Zoning Ordinance. Based on these findings, Staffmcommends that the Planning and Zoning Commission make a recommendation to the Village Board to approve a Conditional Use for a circular driveway for the residence at 904 Edgewood Lane, Case No. PZ-02-03. The Village Board's decision is final for this case. I concur: William J. 12ooney, AICP, Director of Community Development 'VILLAGE OF MOUNT PROSPECT COMMUNITY DEVELOPMENT DEPARTMENT - Planning Division 100 S. Emerson Street Mount Prospect, Illinois 60056 Phone 847.818.5328 FAX 847.818.5329 Application for Conditional Use Approval Case Number P&z - Development Name/Address Date of Submission ..................... Total B,u_.ilding sq. Ft. (Site) ront 3a .;/. Building Height Adjacent Land Uses: Rear Lot Coverage (%) Side /o Number of Parking Spaces Side /o North South East Tax I.D. Number County Assigned ~in Number(s) West Legal Description (attach additional sheets if necessary) ' I { Na~ ~ Telephone (day) Co~braiion ' ~ Telephone (evenMg) S~et A~ess / Interest ~ ~ope~ Corporation I SWeet ^dd=s Developer ~ttorne~ ~m~ Address Su~eyor Name Address Architect Name Address Telephone (day) Telephone (evening) Pager Telephone (day) /~c//~ ~ ?~ ~ ~ .~ Fax Telephone(day) Fax Telephcr, e (day) Fax Telephone (day) Fax Telephone (day): Fax Landscape Architect Name Address Telephone (day): Fax Mourn Prospect Department of Community Development 100 South Emerson Sweet, Mount Prospect Illinois www.moumprospect.org Phone 847.818.5328 TDD847.392.6064 roposed Conditional Use (as listed in the zoning district) Describe in Detail the Buildings and Activities Proposed and HOTM the Proposed Use Meets the Attached Standards for Conditional Use Approval (attach additional sheets if necessary) " ¢7' ' +Z Hours of Operation Add~ess(eg) (Sgeet N~ber, S~eet) Ya95 , Si~ Ar~ (A~res) ~rop~ Zo~ Total B~iidin~ Front Rear Side Side Build~g'Hei~t Lot Coverage (%) Number of Parking Spaces Please note that the application will not be reviewed until this petition has been fully completed and all required plans and other materials have been satisfactorily submitted to the Planning Division. Incomplete submittals will not be accepted. It is strongly suggested that the petitioner schedule an appointment with the appropriate Village staffso that materials can be reviewed for accuracy and completeness at the time of submittal. In consideration of the information contained in this petition as well as all supporting documentation, it is requested that approval be given to this request. The applicant is ~,he ovmer or authorized represemativ~ of the o6~er of ~;:~ ~; ~i~'r:). T~ie petitioner and the owner of the property grant employees of the Village of Mount Prospect and their agents permission to enter on the property during reasonable hours for visual inspection of the subject property. I hereby affirm that all information provided herein and in all materials submitted in association with this application are true and accurate/Ii,the best of m~ knowl~'3~,e. /; , /_, If applicant is not prope~ owner: I hereby designate the applicant to act as my agent for the purpose of seeking the Variation(s) described in this application and the associated supporting material. Property Owner-~~. Mount Prospect Department of Communit~ Development 10g South Eme~on Street, Mount Pro.~pe:~ !lli~oi~ Date Phone 847.818.532[ Fax 8,~?.818.5225 TDD 847.392.606z / ffidavit of Ownership COUNTY OF COOK ) ) STATE OF ILLINOIS ) I, '~/~r/£ X the sole an authorized officer of the commonly described as q/9 L/ I , under oath, state that I am ) ) owner of the property ) and that such property is owned by -~ oftb:s ds*e.. Subscribed and sworn to before me this .2 9 day of '(~/~--~7 ,20 0 Y. Mount Prospect Department of Community Development 100 South Emerson Street, Mount Prospect Illinois www.mountprospect.org Phone 847.818.5328 Fax847.818.5329 TDD 847.392.6064 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO, PZ-02-03 PETITIONER: PROPERTY ADDRESS: Hearing Date: February 27, 2003 Frank & Anna Panzarino 2105 W. Prendergast 904 Edgewood Lane PARCEL#: 08-14-106-006 PUBLICATION DATE: February 12, 2003 REQUEST: MEMBERS PRESENT: Conditional Use request to allow a circular driveway Arlene Juracek, Chairperson Merrill Cotten Joseph Donnelly Leo Floros Richard Rogers Matthew Sledz MEMBERS ABSENT: Keith Youngquist STAFF MEMBERS PRESENT: INTERESTED PARTIES: Judy Connolly, AICP, Senior Planner Michael Jacobs, AICP, Deputy Director of Community Development Frank & Anna Panzarino Chairperson Arlene Juracek called the meeting to order at 7:31 p.m. Joseph Donnelly made a motion to approve the minutes of the January 23 meeting, seconded by Richard Rogers. The January meeting minutes were approved 5-0, with one abstention by Arlene Juracek and one minor change. At 8:51, after hearing two other cases, Ms. Juracek introduced Case No. PZ-02-03, a request for Conditional Use approval for a circular driveway. She said the driveway request would be Village Board final. Judy Connolly, Senior Planner, described the request. She explained that the petitioner has requested conditional use approval to allow the construction of a new circular driveway. The petitioner demolished the previous house and is in the process of constructing a new single-family residence with related improvements. The subject property is located on the west side of Edgewood Lane and is bordered by single-family zoning districts on all sides. She said that this neighborhood does not have sidewalks or curb and gutter, and the street pavement width is 19-feet, which is a substandard width. The new house and related site improvements meet Village Code requirements. However, the proposed circular driveway requires special approval. The proposed circular driveway measures 12.5-feet wide and would connect to a standard driveway. The Petitioner's site plan shows that the proposed driveway will be constructed of decorative brick pavers and would cover 40% of the front yard. Ms. Connolly read the standards for Conditional Uses listed in the Zoning Ordinance. She said that in order for the Board to approve the Conditional Use, they must find that the Conditional Use meets these standards. Ms. Connolly said staff evaluated traffic patterns in the neighborhood of the subject property and found that the street has a substandard pavement width and the subject property is located close to Golf Road. She said that the residence south of the subject property has a circular driveway and that several of the houses in the neighborhood have turning pads. The petitioner's original submittal called for a 15-foot wide circular driveway, which resulted in 51% fron! yard lot coverage. However, the width was reduced to 12.5-feet, which was the minimum width the petitioner's engineer could arrive at and still have a safe design. She said that historically staffhas used the 35% front yard coverage referenced in lanning & Zoning Commission PZ-02-03 Arlene Juracek, Chairperson Page 2 the Zoning Ordinance as a guideline to determine the impact of the circular driveway on the neighborhood character. In this case, the proposed 40% front yard coverage is not a concern because the overall site lot coverage is less than 12%, which is significantly less than the 35% permitted by code. Also, the proposed circular driveway would be constructed of decorative materials, and the driveway will have only one curb cut. She said that although having two curb cuts would reduce the amount of pavement in the front yard, a single curb-cut allows for more on-street parking, reduces the amount of pavement m the parkway, and provides a larger planting area for parkway trees. Therefore, staff finds that the benefits of a single curb-cut offset the 5% 'more' lot coverage in the front yard. Ms. Connolly said the proposed circular driveway meets the Conditional Use standards contained in the Zoning Ordinance. Based on these findings, staff recommends that the Planning and Zoning Commms~on make a recommendation to the Village Board to approve a Conditional Use for a circular driveway for the residence at 904 Edgewood Lane, Case No. PZ-02-03. The Village Board's decision is final for this case. Frank Panzarino, 2105 W. Prendergast, was sworn in. He said Edgewood is a dark, narrow street. He said his three children will be driving soon and would like to have a circular drive to ensure they can turn cars around on their property before entering the street. He said there would not be enough room to maneuver vehicles in front of the garage. He said they wanted a side-loading garage because he felt the design is more attractive than front-loading garages. He said they did not want to remove any of the trees on the property. Anna Panzarino, 2105 W. Prendergast, was sworn ~n. She said they want to remain in Mount Prospect. She said she has a difficult time backing out the car to the street. The driveway will be brick pavers and be very attractive. Commission members liked the fact that the tot was large enough to accommodate the circular driveway behind the trees on the property and would have only one curb cut. They did state their preference to allow a turnaround by the garage doors rather than the circular driveway. Ms. Juracek closed the public hearing at 9:20. Leo Floros moved to approve the request for a conditional use for a circular driveway for 904 Edgewood Lane, Case No. PZ-02-03. Merrill Cotten seconded the motion. UPON ROLL CALL: AYES: Cotten, Floros, Sledz and Juracek NAYS: Donnelly and Rogers, Motion was approved 4-2. Ms. Juracek said the circular drive request would have a positive recommendation to the Village Board, whose decision is final. At 9:35 p.m., after hearing another case, Joe Donnelly made motion to adjoum, seconded by Merrill Cotten. The motion was approved by a vmce vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary '-- C/f~c~ C~nr/o~,CSehio[Pia~tn~r ~ H:\GEI~PLANNING~Ianning & Zoning COMIVBP&Z 2003hMinutes~Z-02-03 904 £dgewood Lane.doc oo?o~ oo'g~ Kad 3/7/03 ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT FOR PROPERTY LOCATED AT 904 EDGEWOOD LANE WHEREAS, Frank and Anna Panzarino (hereinafter referred to as "Petitioners") have filed a petition for a Conditional Use permit with respect to property located at 904 Edgewood Lane, (hereinafter referred to as the "Subject Property") and legally described as follows: Lot 14 in Busse County Estates, being a subdivision of the west 25.00 acres of that part of the west half of the northwest quarter of Section 14, Townsh p 41 North Range 11, East of the Third Principal Meridian, lying north of Seegers Road, according to the plat thereof registrar of titles on December 6, 1939 as document # 841391, in Cook County, Illinois. Property Index Number: 08-14-106-006 and WHEREAS, the Petitioners are requesting a Conditional Use permit to construct a circular driveway; and WHEREAS, a Public Hearing was held on the request for the Conditional Use permit being the subject of PZ-2-03 before the Planning and Zoning Commission of the Village of Mount Prospect on the 27~n day of February, 2003, pursuant to proper legal notice having been published in the Mount Prospect Journal & Topics on the 12th day of February, 2003; and WHEREAS, the Planning and Zoning Commission has submitted its findings and a positive recommendation to the President and Board of Trustees for the request being the subject of PZ-2-03; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to the request herein and have determined that the same meets the standards of the Village and that the granting of the proposed Conditional Use would be in the best interest of the Village. Page 2/2 904 Edgewood Lane NOW. THEREFORE BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY ILLINOIS: SECTION ONE: The recitals set forth hereinabove are ncorporated as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do hereby grant a Conditional Use permit, as provided for in Section 14.203.F.7 of the Village Code. to allow the construction of a circular driveway, as snown on the Site Plan, a copy of which is attached hereto and hereby made a part hereof as Exhibit "A." SECTION THREE: That the Village Clerk is hereby authorized and directed to record a certified copyofthis Ordinance with the Recorder of Deeds of Cook County. SECTION FOUR: This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES: NAYS: ABSENT: PASSED and APPROVED this day of ., 2003. ATTEST: Gerald L. Farley Village President Kimberty A.Dewis Deputy Village Clerk H:~GEN,,fCe$\WIN\ORDINANC~,C USE 904 Ed~ewood lane c~rcular 6, ve doc