HomeMy WebLinkAbout8.1 ORDINANCE GRANTING A VARIATION TO THE ACCESSORY STRUCTURE MAXIMUM HEIGHT AND SQUARE FOOTAGE REQUIREMENTS TO ALLOW A DETACHED GARAGE FOR THE PROPERTY LOCATED AT 300 E. EVERGREEN AVENUEItem Cover Page
wubject PZ -13-20 / 300 E. Evergreen Avenue / 1st
reading of an ORDINANCE GRANTING A
VARIATION TO THE ACCESSORY STRUCTURE
MAXIMUM HEIGHT AND SQUARE FOOTAGE
REQUIREMENTS TO ALLOW A DETACHED GARAGE
FOR THE PROPERTY LOCATED AT 300 Em
EVERGREEN AVENUE
Meeting September
PROSPECT BOA.
!MIWO • •
��,ategory
ActionType
Information
The Petitioner, Tom Karlov,, proposes to construct a new detached garage on the
Subject Property. The proposed garage is to be 2 stories high while occupying a
672 square foot footprint. The proposed height of the two stories is 19.5". The
Petitioner also proposes a 4" cupola, which would result in an overall height of
23.5f. Since a portion of the second floor (which is accessed by a set of pull-down
stairs) is above 7" in height, roughly 375 square feet is added to the overall
square footage of the detached garage, resulting in a total of 1,047 square feet.
Variation to the maximum height (15 f maximum) and maximum square footage of
a detached garage (672 square foot maximum) is required.
The table below outlines the proposed accessory structure and lot regulations to
the R -A Single Family Residential district:
Lot Requirements
R -A Code
Requirements
Existing
Proposed
1
Accessory
Structure
Setbacks from lot
5'
N/A
5'
lines (lots wider
than 55')
Accessory
Structure
672 S F
N/A
4�. S
1.
Maximum Square
10
Footage
Accessory
Structure
15'
N/A
2 3. 5
Maximum Height
Lot Coverage
Max. 50%
18,16%
27.2%
FAR
Max. 0.5
0.31
0.39
reviewingIn this request,does -e a clear hardship to allow a significant
variation to both the height and square footage for an accessory structure. Staff
recommends that the Village Board deny the variation request.
Staff has received 47 signatures and one email of support from the Petitioner.
At the Planning i Zoning Commission hearing on August• •
had a split vote of 2-2, meaning the Commission is recommending denial of the
request - of • simple majority!;! •
Top concerns raised by the Commission included:
The severity of the height request
• The main use of - !floor
• Some • • failed to see . hardship with the reques'1i
The Petitioner is requestingi i i
Due to the (2-2) vote by the Planning and Zoning Commission, a decision to grant the
requested variation requires a "supermajority" vote (5 of 7 members, or 4 if less than 7
,?re voting) [Section 14.203 (C) (7) of the Village Code].
Alternatives
1. Deny the variation to the accessory structure maximum height and square
footage requirements to allow a detached garage on the property located at 300
E. Evergreen Avenue, as shown on the plans prepared by Place Craft Design, LLC,
dated June 12, 2020.
2
2. Action at discretion o Village Board.
Staff Recommendation /•
Design,Staff recommends that the Village Board deny the request for a variation to allow
a twenty three and a half foot (23.5') tall, and a one thousand forty seven (1,047
square foot detached garage, as shown on the plans prepared by Place Craft
dated June 12, 2020. 1
Ad m i n istative Content. pdf
Signatures—Letter of Support.pdf
Plans.pdf
Minutes. pdf
2nd Reading Waiver Request.pdf
V?
VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street Mount Prospect, IL 60056 -
STAFF REPORT FROM THE DEPARTMENT OF Community Development
..................... ..........
William J. Cooney, AICP Connor Harmon
Director of Community Development Development Planner
............ . . . . . . .
DATE: August 61h,2020
CASE NUMBER APPLICANT/PROPERTY OWNER
PZ -13-20 Tom Karlov
PUBLIC HEARING DATE
August 13th, 2020
BRIEF SUMMARY OF REQUEST
PROPERTY ADDRESS/LOCATION
300 E. Evergreen Avenue
The Petitioner is seeking variation to the maximum accessory structure height and square footage
regulations at 300 E. Evergreen Avenue (Subject Property) to construct a new detached garage.
2017 Aerial Image
EXISTING
ZONING
R -A Single Family
Residential
APPROVE
EXISTING LAND USE/SITE
IMPROVEMENTS
Detached Single Family
Residential
2020 Village of Mount Prospect Zoning Map
.. . . ......... . ......... .. ... . . . .............
rl
AJW'00�0
m.
.. ... . ... ..
SURROUNDING ZONING & LAND USE
North: R -A Single Family Residential
East: R -A Single Family Residential
South: R-3* Low Density Residential, Planned
Unit Development (PUD)
West: R-3* Low Density Residential, Planned
Unit Development (PUD)
STAFF RECOMMENDATION
APPROVE WITH CONDITIONS
SIZE OF
PROPERTY
0.27 Acres
0
BACKGROUND/PROPERTY HISTORY
The Subject Property was annexed into the Village in 1917. Subsequent improvements have been made to
the home including various interior upgrades, a fence permit, which was never erected on the property, and
flatwork. In 2015, the homeowner received approval from the Village Board to allow for a gravel driveway.
PROPOSAL
The Petitioner proposes to construct a new detached garage on the Subject Property. The proposed garage
is to be 2 stories high while occupying a 672 square foot footprint. The proposed height of the two stories is
19.5'. The Petitioner also proposes a 4' cupola, which would result in an overall height of 23.5'. Since a
portion of the second floor is above 7' in height, roughly 375 square feet is added to the overall square
footage of the detached garage, resulting in a total of 1,047 square feet. Variation to the maximum height
(15' maximum) and maximum square footage of a detached garage (672 square foot maximum) is required.
The table below outlines the proposed accessory structure and lot regulations to the R -A Single Family
Residential district:
Lot Requirements
R -A Code
Existing
Proposed
Requirements
Accessory Structure Setbacks from lot
5'#
N/A
51
lines (lots wider than 55')
Accessory Structure Maximum Square
672 SF
N/A
11047 SF
Footage
. .... ........ .
Accessory Structure Maximum Height
15'
N/Amar
23.51
Lot Coverage
Max. 50%
18.16%
27.2%
FAR
. . ...................
Max. 0.5
0.31
0.39
VARIATION STANDARDS
The standards for a variation are listed in Section 14.203.0.9 of the Village Zoning Ordinance and include
seven specific findings that must be made in order to approve a variation. The following list 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.
Per the Petitioner, the proposed garage would maintain the historic character of the Subject Property as
original construction of the house was in 1916. The Petitioner also states that neighboring properties have
similar detached garages that exceed the maximum height as stated in the Village Code. The Petitioner
further states that the purpose of the variation is not a desire to increase financial gain as the project is a
KA
considerable investment, and will add to the character of the neighborhood. Finally, the Petitioner states
that the proposal will not endanger public safety, diminish property values, or create drainage problems on
additional properties.
Staff does not believe that the Petitioner's variation request complies with the variation standards and is
therefore not supportive of the request. No hardship is seen within the zoning code as it applies to the
Petitioner requesting an increase in the maximum height and square footage of the detached garage. The
Petitioner could construct a single story garage that compliments the existing architectural character of
their house that would comply with code.
Staff finds that the standards for variation have not been met. Based on these findings, staff recommends that
the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning
and Zoning Commission and recommend denial,of the following motion:
1. A variation to the accessory structure maximum height and square footage requirements to allow a
detached garage on the property located at 300 E. Evergreen Avenue, as shown on the plans prepared
by Place Craft Design, LLC, dated June 12, 2020.
The Village Board's decision is final for this case.
ATTACHMENTS: ADMINISTRATIVE CONTENT PLANS OTHER
(Supplemental Information,
(Zoning Request Application, Responses to (Plat of Survey, Site Plan, etc.) Public Comments Received,
Standards, etc.. etc,,,,,)
1concur:
4
;killiam J. 1 6oney, p
Director of Community Development
H:\PLAN\Planning & Zoning COMM\P&Z 2020\Staff Reports�PZ-13-20 300 E Evergreen Avenue (VAR- Accessory Structure Height & Square footage).docx
K
X
Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Official Use only ,(To be compIeted by Vill'age Staff)
.. ......... . . ...... ... . ...........
Case Number: P Date of Submission:., Hearing Date-.,
Project Name/Address:
1. Subject Property
Address(es)',' 300 East Evergreen Street, Mount Prospect
Zoning District (s): RA - Single Family Residential Property Area (S q. Ft - and/or Acreag e): 11 768 pe r S u ey
v 00
Parcel Index Number08-12-1111-010-00
(s) (PIN(s,
111. Zoning Request(s) (Check all that apply)
F7 Conditional Use: For
Variation(s): To '14306.A.1a, - Height of Accessory Structure
❑ Zoning Map Amendment: Rezone From I To
❑ Zoning Text Amendment: Section(s)
D Other:
Ill. Summary of Proposal (use separate sheet if necessary)
"The Homeowners are requesting a variance to construct a detached garage in the rear yard of their property, "They are reqUICiSfint) that the garage be pernriked to exceed the 15'.-0" maximuni iridicated in
the, zoning ordinance for thine foHowing re;asons'.
1, The main, residence is one of the eartiest home utit in Mount Prospect, Ested on the Mount Prospect Hisu ohcai Society'swebsite as a husioric struchire,, As such, it is the Home owner's destre to
match the charactei of the ri'min residence, inGkiding architecturat style and roof pitch, .The current zoning ordinance oup c.)My appfora 15'.-,0" chip
garage with a 3/12 roo(pitch, which woutd be out of
chanaci,er with the exisfing residence, 1 11' the Viiiage promotes its historic structures aS SOMPthing special and char(ning trial give characterto the neighborhood, any irnproverr'ipnts to such properties
shouid be itowed 10 Maintain this, existing character, Properties with specai historical significance should he treated as such.
2. The horneowners are reClUesfing tO Match [the ridge height of the Pxisiing garage on the neighboring proppriy irumediateiy to the East, jUst a few feet away frorn the proposed garage, "The neighboring
home, is a historic, structure, was buiii in 1917, one year after, the main residence of dhe sul,.)jecl property, "The PrOpDsed garage is conspstent4th the scale arid character of taw adjacerif accessory
structures, FoHowing the zoning ordinance wouki rirake� the new giarage out of scMe with the ciosest adjacent accessory structure,
3."The! subject properly is a corner lot, with the accessory garage Hcce,,,;sPd fron') South Eire Street, not Evergreen- "There, are two offier nearby accessory structures that were, buift in ddw diviiiar Urne
period w0hin Nock of the, subJect property, 21 SCUth MapSireel and 101 S(.)LJ[h Mapi e Street, Both of these two comparaNe, structures are corner lots with their accessory structures accessed from
the s,ide street. Both these historic residences strudures exceed the maximum height of an accessory structure, and hke 300 East Evergreen, are ce4ebraled by the Viiiagie as rioiafAe historic structures,
proposed garage is consistent with the character of these existing sister historic hon'ies- Fokwing the zorOng oidinance would piace the sub.*l property out of character with its hisdohc neighbors,
IV. Applicant (all correspondence will be sent to the applicant)
Name: Tom Karlov Corporation,:
Address: 300 East Evergreen
City, State, ZIP Code: Mount Prospect, IL 60056
Phone: 224.56 '.3695 Email: thomas.karlov@pnc.com
Interest in Property: Owner
(e.g. owner, buyer, developer, lessee, architect, etc... )
1
IN
V. Property Owner
21 Check if Same as Applicant
Name: Corporation:
Address:
City, State, ZIP Codeh,
Phone:
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 agent's 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 to the best of my knowledge.
111,1t,11y 094041 by7cxil Karlov
Tom Karlov Date: 202a0608 10A8,41
Applicant: --051001 Date:
(Signature)
Tom Karlov
(Print or Type Name)
If applicant is not property owner:
I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this
application and the associated supporting material.
Property Owner:
(Signature)
(Print or Type Name)
Date-
Affidavit of Ownership
............
. ......... - - ----
. . .. .. ... .......... -.. W
STATE OF ILLINOIS
Thomas F. Karlov, co -trustee of the Thomas F, and Janet P. Karlov Revocable Living Trust Dated January 31, 2017
I, ,, under oath, state that I am
(print name)
[:] the sole owner of the property
v%j an owner of - property
an authorized officer for the owner of the properrtl�
commonly described
(property address and PIN) 08-12-111-010-0000
Thomas F. and Janet P Karlov Revocable Living Trust Dated January 31, 2017
and that such property is owned b� as of this date.
(print name)
nature
Subscribed and sworn to before
me this 10
day of
2C3
.m..- � ........... .
No, Plj
OFFICIAL, S7JANS
CHRISTOPHERSTA
my �;�JI��miSSION EXPIRES:04125123
2
9
&I PA W ---, mnlmg a V 2019 Second Installment Property Tax Bill - Cook County Electronic Bill
30,711
$0.00 Property Index Number (PIN)
Volume Code Tax Year
(Payable In)
Township Classification
By 08/03/2020
2019 Property Value
295,280
08-12-111-010-0000
049 16016
2019
(2020) ELK
GROVE
2-05
PAYMENT 08/04/2020 - 09/01/2020 09/02/2020-10/01/2020
10/02/2020-11/01/2020
29,528
Senior Freeze Exemption
.00
SCHEDULE $0.00
$0.00
$0.00
2019 Equalized Assessed Value (EAV)
2019 Total Tax After Exemptions
Taxing Districts
2019 Tax
2019 Rate
2019%
Pension
2018 Tax
MISCELLANEOUS TAXES
2019 Total Tax Before Exemptions
Second Installment +
21568.04
8,098.08
Northwest Mosq Abatement Dist Wheeling
7,,61
0010
0,11%
8,73
Metro Water Reclamation Dist of Chicago
29004
0,389
4,14%
3272
314,41
Mt Prospect Park District
416,29
0.547
5 82%
53.27
502 58
Miscellaneous Taxes Total
719.94
0.946
10.07 %
825.72
SCHOOL TAXES
Harper College Comm College 512 Palatine
306,30
0,403
4,28%
351,73
Township HS District 214 (Arlington Hts)
1,79101
2356
25,05%
6468
2,119,11
Mount Prospect Public School District 57
2,656.03
3,490
37,,11%
90.56
3,076.63
School Taxes Total
41755.74
6.249
66.44%
5,547.47
MUNICIPALITY/TOWNSHIP TAXES
Mount Prospect Spec Sery Area 5
0"00
0"000
0,00%
0.00
Mount Prospect Library Fund
455.86
0.599
6,,37%
552,,60
Village of Mount Prospect
751.91
0"988
10,51 %
280,82
907.51
Road & Bridge Elk Grove
10,,65
0,014
015%
12.70
General Assistance Elk Grove
8,17
0,011
0,12%
10 32
Town of Elk Grove
41 ,,,86
0055
0.58%
52.40
Municipality/Township Taxes Total
11268.65
1.667
17.73%
11535.53
COOK COUNTY TAXES
Cook County Forest Preserve District
44,90
0.059
0,63%
1 5
47.64
Consolidated Elections
22,83
0030
0,32%
0010
County of Cook
209,,,29
0,275
2,,91%
76,86
253 28
Cook County Public Safety
101.98
0,134
1.42%
97"66
Cook County Health Facilities
3425
0,,045
0,,,48%
3732
Cook County Taxes Total
. . ...........
413.26 ----- . . . . ............... .
0.543
5.76%
........ ....
435.90
. . .... . ...................... . . . . ............. . . . ..... . . . . . -
(Do not pay these totals)
71157.58
9.405
100.00%
8,344.62
2018 Assessed Value
30,711
2019 Total Tax Before Exemptions
8,098.08
2019 Property Value
295,280
Homeowners Exemption
-940.50
2019 Assessment Level
X 10%
Senior Citizen Exemption
.00
2019 Assessed Value
29,528
Senior Freeze Exemption
.00
2019 State Equalizer
X 2.9160
2019 Equalized Assessed Value (EAV)
2019 Total Tax After Exemptions
86,104
73157.58
2019 Local Tax Rate
X 9.405%
First Installment
4,589.54
2019 Total Tax Before Exemptions
Second Installment +
21568.04
8,098.08
Total 2019 Tax (Payable in 2020)
71157.58
THOMAS & JANET KARLOV
300 E EVERGREEN AVE 300 E EVERGREEN AV
MOUNT PROSPECT IL 60056 3302 MT PROSPECT IL 600563302
*** Please see 2019 Second Installment Payment Coupon next page ***
im
Cook County Treasurer - Property Tax Payment https://www.payconnexion.com/pconWeb/public/payment/confirm.,,
4
Payment Confirmation - Cook County Property Tax
Payment may be withdrawn from your account as soon as tomorrow or the next banking
business day. It is important that you have money in your bank account to cover this
payment. Thank you for using the Cook County Treasurer Property Tax electronic payment
system.
Please keep a record of your Confirmation Number, or pri.n.t. this page for your
records.
Confirmation Number: C,CTPTX003770086
Confirmation Date (CT): Jul -04-2020 10:35,:13 AM
Bank Routing Number: 071000013
Bank Account Number: XXXXXXXXXXXXX6060
Bank Account Type: Checking
Bank Account Category: Consumer
t
...... . ...... . ... .................... _ . .... ... .......
E-mail Address*: jp_lcarlov@wowway.com
Please keep a record of your Confirmation Number, or pfint this page for your
records. Lq��Tj
I Of 1 7/4/2020, 10:3 5 ) 11
QUIT CLAIM DEED
ILLINOIS STATUTORY
INDIVIDUAL
Doc# 1704555197 Fee $44.00
RHSP FEE:$9.00 APRF FEE: $1.00
AFFIDAVIT FEE: $2.00
KAREN A.YARBROUGH
COOK COUNTY RECORDER OF DEEDS
DATE: 02x' 14x2017 02:03 PH PG: I OF 4
THE GRANTOR(S) Thomas F. I(arlov and Janet P. Mandeville-Karlov, N/K/A Janet P. Karlov, Husband and Wife,
residing in the Village of Mount Prospect, County of Cook, State of Illinois for and in consideration of $10.00, and
other good and valuable consideration in hand paid, CONVEY(S) and QUIT CLAIM(S) to the Thomas F. and Janet
P. Karlov Revocable Living Trust Dated January 31, 2017, Trustees are Husband and Wife and shall take title not
as tenants in common, not as joint tenants, but as Tenants by the Entirety. Trustees reside in the Village of Mount
Prospect, County of Cook, State of Illinois, all interest in the following described Real Estate situated in the County
of Cook in the State of Illinois , to wit'.
See Exhibit "A" attached hereto and made a part hereof
SUBJECT TO: The general real estate taxes for 2016 and thereafter, and all covenants, restrictions, and
conditions of record, easements, applicable zoning laws, ordinances, and other governmental regulations.
Hereby releasing and waiving all rights under and by virtue of the Homestead Exemption Laws of the State of
Illinois.
Permanent Real Estate Index Number(s): 08-12-111-010-0000
Address(es) of Real Estate: 300 E. Evergreen Ave,
Mount Prospect, IL 60056
12
J
IJ
U, N
44 062
0
12
iq� III III
I, the undersigned, a Notary Public in and for said County, in the State aforesaid, CERTIFY THAT Thomas F. Karlov
and Janet P. Mandeville-Karlov, NIKJA Janet P. Karlov, personally known to me to be the same person(s) whose
name(s) are subscribed to the foregoing instrument, appeared before me this day in person, and acknowledged
that they signed, sealed and delivered the said instrument as their free and voluntary act, for the uses and purposes
therein set forth, including the release and waiver of the right of homestead.
an L
Given under my hand and official seal this day of 120
OFFICIAL SEAL
BENJAMIN WEAVER
Notary P10110 Matt Of 111inols Notary Public
ommlislon Expires Jun 27, 2019
lam$=
Benjamin Weaver
23 Legal, LLC
1600 Golf Rd. Ste. 1200
Rolling Meadows, IL 60008
Thomas & Janet Karlov
300 E, Evergreen Ave.
Mount Prospect, IL 60056
Thomas & Janet Karlov
300 E. Evergreen Ave.
Mount Prospect, 11- 60056
13
Exhibit "A" -- Legal Description
NORTHLOT 4( C" (EXCEPT THE M r0THEREOF;
EAST
BUSSE AND PROSPECT HALF (1/2)
OF SECTION 12, TOWNSHIP 41 NORTH, RANGE
EAST OF THE THIRD
PRINCIPAL
MERIDIAN.
EvergreenCommonly knowii as 30o E. i
14
GRANTOR/GRANTEE AFFIDAVIT: STATEMENT BY GRANTOR AND GRANTEE
AS REQUIRED BY SECTION 35 ILLS 200/31-47
!QMW._QR,_6E—M
TheGRAN or her/his agent, affirms that, to the best of her/his knowledge, the name of the GRANJEE shown
on the deed or assignment of beneficial interest (ABI) in a land trust Is either a natural person, an Illinois
corporation or foreign corporation authorized to do business or acquire and hold title to real estate in Illinois, a
partnership authorized to do business or acquire and hold title to real estate in Illinois, or another entity recognized
as a person and authorized to do business or acquire title to real estate under the la „-o ta, 0 f, is..
DATED: 2017 ...... ... . SIGNATUREe
Gl°
ENT ' AN 14 ,
7RANT0R_N9fARY§_EQ1V9. The below section Is to be completed by the NOTARY who witnesses the GRANTOR signature.
Subscribed and sworn to before me, Name of Notary Public:
By the said (Name of Grantor):�*
On this date of: 1, 3) 1,20 V7
NOTARY SIGNATURE,-,.
OFFICIAL SEAL
BEENJAMIN WLAVLR
Notary
, ublic,. S�,tge of Illinois
P
Icy cornmission Expif'Os Jun 27, 20119
TheGRANTE or her/ills agent affirms and verifies that the name of the GBM shown on the deed or assignment
of beneficial Interest (ABI) in a land trust is either a natural person, an Illinois corporation or foreign corporation
authorized to do business or acquire and hold title to real estate in Illinois, a partnership authorized to do business or
acquire and hold title to real estate in Illinois or other entity recognized as a person 1' to d leis , nes s or
acquire title to real estate under the laws of the State of Illinois.
�""'
DATED- 20 SIGNATURE: %0*0
NNTEIE'air AGENT
The below section Is to be completed by the NOTARY who witnesses the GRANTEE signature.
a of Notary 71ublic. 4,
Subscribed and sworn to before me, Nam
-7
By the said (Name of grantee): J;,i 4�
On this date of:
20
NOTARY SIGNATURE:
QR1_0
.1N.AL LIA 1L1TA_N_0_T1Qr_-_,
Pursuant to Section ,miL
& 0
,A13
Any person who knowingly submits a false
statement concerning the identity of a GRANTEE shall be guilty of a $a QJAA
for the FIRSTOFFENVE, and of aOj
, WM`F.sll'unt offenses.
for sub4
ee
. . . . . .......... . . . -
fAttach to or ABI to be recorded in Cook County, Illinois If exempt under provisions of
agMNA of the WjflWg.B DAmWApt: (WtW5 2QQMjj)
revised on 10.6.2015
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Variations
1. Because of the articJ sical s,urr0Undjngs,I s
La
involved c"fic hard, J� the owner would result asd"s, ed from a mere inconivenience if the
i-asl'rIJP_tQ, i finggish
strict letter of the re, ulations was to bejapplied.
➢ The basis for the application is predicated upon maintaining the historic character of the Applicant's
subject property. The house located on the subject property was originally constructed in 1916, in
conjunction with Fred Busse establishing green -houses across the street, and without exception the
house has continued to be historically maintained despite the additional cost and effort in doing so.
Within 1 -block of the subject property there are three other carriage -style structures associated with
historic homes that also exceed the current building code's height limitation, including the property
directly adjacent to the applicant's site.
To that end, the Applicants have done extensive research on period -correct carriage -style / garage out-
buildings, the result of which is the basis for the Applicant's proposed structure.
Although considerable work was done by the Applicant's architect relative to conforming to the Villages
existing building code guidelines, the only issue that was ultimately unresolvable was the Village's 15 -
foot height limitation (which impacts the period -correct aspect ratios of the proposed structure).
Also in keeping with the need to maintain the historic character of the building, the Applicant intends to
utilize period correct post -and -beam construction, which is expected to far exceed the Village's
structural design requirements.
0 the 1
2. The conditions on which an ap n't for a variation based are Lin" I r wh'ch the,
4 , plica i son, are Pq Ve t propgrty i
variation is sought and are not generally applicable to other the same,zoning class,ifica,tion.
There are three other homes within a one -block radius of the proposed site which are i) also within
roughly 5 -years of the Applicant's home construction -date and ii) each also have detached carriage -style
garage structures (all with a heights similar to that of the Applicant's requested structure).
➢ The Applicant is the only the 3rd owner of the subject property (Fred Busse being the original owner),
and without exception all of the owners have painstakingly maintained exacting period -detail
throughout the property despite ongoing costs, labor and sourcing impediments.
3.5e ,qr*f the variation 'in, not based upon a desire to increase financial, Jri�
p
.pQ
Quite to the contrary, the Applicant expects the cost associated with constructing the period -correct
post -and -beam carriage -style garage to be 3-4x the amount of what a conventional garage with a similar
foot -print (estimated total cost of the proposed structure is roughly $60,000).
4. The, alleged difficulty r hardshi is caused b this Che ter and hes not been created b an erson
presently having_pn interestint hg
,
);;o The Hardship that this Chapter causes is a direct result of current building codes having evolved over the
years towards stereotypical out -building structures, which limit all but the current construction of
conventional "Danley's style" garages, which would be totally out of character for the property.
Because of the historic nature of the subject property, Applicant seeks only a slight variance to the
Village's current 15 -feet height limitation, by adding an additional 4.5 feet in order to maintain an
aspect ratio for a period -correct carriage -style structure.
5. The granting of the variation will not be detrimental to the -public welfare or the property.,pr
, � i
improveirnents [n the ne-ighborhood in which the role,r s located.
� Applicant cannot think of any reason why the proposed structure would be detrimental to the public
welfare, injurious to the property or the improvements in which the property is located.
Over the last 4 -months, the Applicants has discussed the proposed structure thoroughly with residents
throughout the neighborhood, including all adjacent and near -by owners, and without exception
everyone was excited about the proposed project and agreed that that the proposed carriage -style
garage would be a true asset to what is already the historic area of the Village.
17
6Th rantin of the vari tion will after the sser ti .
I character oft e neilghborhood.
�O Again, to the contrary, the subject property resides in the Village's "Triangle area", which was developed
by the Busse's during the early 1920's, and as such many of the original homes were constructed shortly
thereafter.
That said, and unlike the subject property and two of the other historic houses referenced herein, there
are literally no other houses within the Triangle area that have not been structurally modified., updated
and/or retrofitted to accommodate todays' modern conveniences. Despite the allocation of resources
required to do so, it is the Applicants desire to continue to maintain the heritage of not only the existing
property but also the surrounding neighborhood.
7. The ro osied, variation will not imp a -Ir an ad,eg,gate sup lY Of or,
or inc fire ,substantialtv increase the cgpg s,t*on of aublic streets crew the da n 7'er of , re a
e, the p or i, .-Or natur,
I en,
d rai n a,9,e o to, c: rea to dr i nAggp ro b I e rn s o n a,d i a c e n rties or
a
diminish ori
The only code -variance that the Applicant is seeking is to add an additional 4.5 -feet in height to what
would otherwise be a conforming new structure (in order to maintain the proper aspect -ratio for a
period -correct structure). That said, the building immediately to the east (by 5 -feet) is also a period -
correct structure, which was an original 1800's animal -barn that was subsequently converted (by the
Fred Busse) into a 4 -car garage and which is equivalent in height to the proposed carriage -style garage.
Since no variances, other than the 4.5 -feet requested herein, would be required to build what the
Village considers a conforming garage, the Applicant is unaware of any incremental impediments that
the proposed carriage -style structure creates and/or imposes.
im
LEGAL DESCRIPTION of 300 East Evergreen,, r+een, Mount Prospect, Illinois
LOT "C" (EXCEPT FOR THE NORTH ONE HUNDRED (100) FEET THEREOF; AND EXCEPT THE EAST SEVENTY
FIVE (75) FEET THEREOF). IN BLOCK EIGHT (8), IN BUSSE AND WILLE'S RESUBDIVISION IN MOUNT
PROSPECT IN THE WEST HALF (1/2) OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE
THIRD PRINCIPAL MERIDIAN.
im
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1 have i) reviewed the drawings of the proposed new carriage -style garage being proposed by
Tom and Janet Tarlov at 300 E. Evergreen, ii) been made aware of the fact that the proposed
structure (if approved) would exceed the pillage'scurrent 15 -foot height limitation for garages
by 4.5 -feet (proposed height being 19.5 -feet) and iii)based upon my independent review of
the project 1 am in support of the proposed structure being built a presented.
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From:
Margaret Anzelone
To:
Harmon, Connor
Subject:
Case No. PZ -13-20
Date:
Wednesday, August 05, 2020 3:48:10 PM
Case No. PZ -13-20
300 E. Evergreen Avenue
Pin#: 08-12-111-010-0000
Petitioner: Tom Karpov
The garage that is being proposed by Tom Karpov would be a wonderful asset to the neighborhood and would fit in
beautifully with the architecture of their home.
I hope the Planning & Zoning Commission will approve this variance and the Village Board will give its blessing.
Thank you.
Margaret Anzelone
122 S. Elm Street
Mount Prospect
(847)797-8116
Sent from my iPad
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EAST EVERGREEN AVENUE
PLACE CRAFT DESIGN, LLC KARLOV GARAGE
450 Skokie Boulevard, Suite 450
Northbrook, 11. 60062 - 847,480.9400 300 E Evergreen, Mount Prospect IL 60051*
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DATE: TITLE:
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SCALE: SHEET:
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PLACE CRAFT DESIGN, LLC
450 Skokie Boulevard, Suite 450
Northbrook, IL 60062 - 847.480.9400
06.12.2020 GROUND FLOOR PLAN
KARLOV GARAGE DATE: TITLE:
300 E Evergreen, Mount Prospect IL 60056 1/4m =1I -01i A2
I SCALE: SHEET:
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PLACE CRAFT DESIGN, LLC
450 Skokie Boulevard, Suite 450
Northbrook, IL 60062 - 847-480-9400
06-12.2020 ROOF PLAN
KARLOV GARAGE DATE: TITLE:
300 E Evergreen, Mount Prospect IL 60056 3/1611 = 1,_041 A7
SCALE: SHEET:
m
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -13-20 Hearing Date: August 13,,2020
PROPERTY ADDRESS: 300 E. Evergreen Avenue
PETITIONER: Tom Karlov
PUBLICATION DATE: July 29, 2020
REQUEST: VAR: Fence Location
MEMBERS PRESENT: Joseph Donnelly
Agostino Filippone
Walter Szymczak
Norbert Mizwicki
MEMBERS ABSENT: Lisa Griffin
Sharon Otteman
William Beattie
Thomas Fitzgerald
STAFF MEMBERS PRESENT Connor Harmon — Development Planner
Jason Shallcross, AICP — Senior Planner
4
INTERESTED PARTIES,, Tom Karlov
Chairman Donnelly called the meeting to order at 7:01 pm. Commissioner Fillippone made a motion
seconded by Commissioner Mizwicki to approve the minutes from the Planning and Zoning Commission
meeting on June 25., 2020. The minutes were approved 3-0, with Commissioner Mizwicki abstaining.
Chairman Donnelly introduced case number, PZ -13-20 300 E. Evergreen Avenue for a variation to
accessory structure height and square footage regulations. This case is Village Board final.
Mr. Harmon gave a brief description of the Subject Property (300 E. Evergreen Avenue) and indicated
the Petitioner proposes to construct a detached garage that exceeds the maximum allowed height and
square footage for an accessory structure. Mr. Harmon explained that there is no existing garage on the
property, and the Petitioner proposes construction to be consistent with the historical nature of the
property. Mr. Harmon further explained variation is requested for both the height of the structure and
overall square footage, and that staff does not see a clear hardship within the request. Mr. Harmon
further stated that staff is not supportive of the request, and recommends denial of the variation
request to the Planning & Zoning Commission. Mr. Harmon stated that the case is Village Board final.
Commissioner Filippone asked if the gravel driveway is being removed with this request. Staff stated
that the gravel driveway will be removed.
Planning & Zoning Commission Meeting- August 13, 2020
Joseph Donnelly, Chair
1
PZ -13-20
a
Commissioner Mizwicki asked why staff is not in favor of the request. Mr. Shallcross stated that the
Petitioner is requesting two variations, and staff does not see a clear hardship within the request that
justifies recommending approval.
Commissioner Filippone asked if any other alterations have been considered to the site plan. Staff stated
that no other site plans have been submitted.
Commissioner Mizwicki asked about other similar garages in the area. Mr. Shallcross stated that there
are similar garages, however they are existing nonconforming, and did not receive variation approval,
thus any new garages of this magnitude would need likely Village Board approval.
Chairman Donnelly swore in Tom Karlov, Petitioner, at 300 E. Evergreen Avenue.
Mr. Karlov stated that a detached garage is now desired on his property, and he would like to keep the
property in its historical nature, and building a garage of this size and scale is necessary in achieving
that. Mr. Karlov stated the homeowner to the east of his property, as well as the Mount Prospect
Historical Society property as similar structures to his proposal. Mr. Karlov further stated that he
gathered 47 signatures of support for the project. Mr. Karlov then stated he would be investing a
significant amount of money into the project, and it would help the character of the neighborhood.
Chairman Donnelly swore in Mike Karkowski, 105 S. Maple Street.
Mr. Karkowski stated that the Subject Property is listed as a historic building in Mount Prospect, and the
architectural style and scale to complement the existing house is needed to continue the character of
the property. Mr. Karkowski further stated the proposed structure matches other existing structures in
the neighborhood. Mr. Karkowski then stated his opinion of the Village Code in regards to the height
and square footage, and stated the cupola should not count towards the height of the structure. Mr.
Karkowski further stated several other garages in the area exceed the maximum height, and the idea of
this proposal was to keep the character of the neighborhood.
Chairman Donnelly recommended taking out the 2 d floor to comply with the building height.
Mr. Karkowski stated that idea was raised, however the drawing did not match the character of the
house.
Commissioner Mizwicki asked what the initial, historic use was for a taller garage.
Mr. Karkowski stated that it was for horse drawn carriages, thus the additional height was needed.
Mr. Karlov stated and reiterated the historic nature and character of the house. He also stated he would
be willing to get rid of the windows and floorboard with the 2n, floor.
Chairman Donnelly stated that the Petitioner could continue the case for alternatives or continue with
the vote.
Mr. Karlov stated that he has already considered alternatives, and would like to continue with the vote.
Planning & Zoning Commission Meeting- August 13, 2020
Joseph Donnelly, Chair
PZ -13-20
31
Commissioner Mizwicki stated that the Commission is limited in its scope as it is a technical board, and
not a design commission. He also stated the Village Board may consider the historic nature and
uniqueness of the request.
Hearing no further comments or hands raised from the public, Chairman Donnelly closed the hearing
and asked for a motion. Commissioner Filippone made a motion seconded by Commissioner Mizwicki to
approve the following motion:
1. A variation to the accessory structure maximum height and square footage requirements to
allow a detached garage on the property located at 300 E. Evergreen Avenue, as shown on the
plans prepared by Place Craft Design, LLC, dated June 12, 2020.
Upon further discussion, Commissioner Filippone stated that he reached out to neighboring property
owners and drove through the neighborhood to further understand the nature of the request. He stated
one of his issues was lot coverage, and that after looking at staff analysis, lot coverage is not a concern.
He further stated that after the presentation of the Petitioner and Mr. Karkowski, he is supportive of the
request due to the nature of the neighborhood and the supportiveness, of the neighbors.
Chairman Donnelly swore in Scott Moon, and Juliet Moon, 104 S. Elm Street.
Mr. Moon stated he is supportive of the request, and has no issues with the size of the structure. He
further stated he thinks the cupola is a great architectural element within the request.
Ms. Moon stated that she is in support of the request, and would add to the neighborhood. She further
stated her concern over the proposed lot coverage, but then further learned it is not issue with this
request. She then stated the architectural features are necessary given the design of the primary
structure.
UPON ROLL CALL AYES: Filippone, Donnelly
NAYS: Mizwicki, Szymczak
The motion was denied 2-2 as there was not a simple majority approval. The Village Board's decision is
final for this case.
After hearing one additional case, Commissioner Filippone made a motion seconded by Commissioner
Szymczak and the meeting was adjourned at 8:04 pm.
IN A."o Aw�
Connor Harmon
Development Planner
Planning & Zoning Commission Meeting- August 13, 2020
Joseph Donnelly, Chair
PZ -13-20
32
August 14, 2020
William J. Cooney, AICP
Director of Community Development
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, IL 60056
Email: bcooney@mountprospect.org
Dear Mr. Cooney,
The Village's Planning & Zoning Commission recommended a denial of our proposed for a turn -
of -the -century carriage -style garage by a 2-2 vote on September 13, 2020. That said, our request
is now scheduled to go before Village Board of Trustees for the associated ordinance's first reading
on September 1, 2020.
Although our request was denied by the Villages Planning and Zoning Committee, I would like to
request that the Village Board waive the 2nd reading, tentatively scheduled for September 15, 2020,
and take final action at the September 1, 2020 meeting because we are anxious to start the project
as soon as possible (trying to get structure completed before winter, as there will be long lead-
times associated with manufacturing of the timber -frame structural elements).
I appreciate your assistance in facilitating this request. Should you have any questions, feel free
to contact us at (224) 567-3895 or (224) 422-9645.
Sincerely,
Tom Digitally signed by
Tom Karlov
Karlov Date: 2020.08.14
1720:51 -05'00'
Tom and JP Karlov
300 E. Evergreen Avenue
Mount Prospect, Illinois 60056
34
August 14, 2020
William J. Cooney, AICP
Director of Community Development
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, IL 60056
Email: bcooney@mountprospect.org
Dear Mr. Cooney,
The Village's Planning & Zoning Commission recommended a denial of our proposed for a turn -
of -the -century carriage -style garage by a 2-2 vote on September 13, 2020. That said, our request
is now scheduled to go before Village Board of Trustees for the associated ordinance's first reading
on September 1, 2020.
Although our request was denied by the Villages Planning and Zoning Committee, I would like to
request that the Village Board waive the 2nd reading, tentatively scheduled for September 15, 2020,
and take final action at the September 1, 2020 meeting because we are anxious to start the project
as soon as possible (trying to get structure completed before winter, as there will be long lead-
times associated with manufacturing of the timber -frame structural elements).
I appreciate your assistance in facilitating this request. Should you have any questions, feel free
to contact us at (224) 567-3895 or (224) 422-9645.
Sincerely,
Tom Digitally signed by
Tom Karlov
Karlov Date: 2020.08.14
1720:51 -05'00'
Tom and JP Karlov
300 E. Evergreen Avenue
Mount Prospect, Illinois 60056
34