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Home My WebLink About01/25/2007 P&Z minutes 01-07 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-OI-07 Hearing Date: January 25, 2007 PROPERTY ADDRESS: 1429 Wigwam Trail PETITIONER: Ihor Hutnyk PUBLICATION DATE: January 10, 2007 PIN NUMBERS: 08-11-300-029-0000 REQUEST: Conditional Use - Circular Driveway MEMBERS PRESENT: Arlene Juracek, Chairperson Joseph Donnelly Leo Floros Marlys Haaland Ronald Roberts Richard Rogers Keith Youngquist STAFF MEMBER PRESENT: Jason Zawila, Long Range Planner INTERESTED PARTIES: Thor and Zdyrana Hutnyk, Andrzej Zieba Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Richard Rogers moved to approve the minutes of the December 14,2006 meeting and Joseph Donnelly seconded the motion. The motion was approved 7-0. Marlys Haaland made a motion to continue Cases PZ-30-06 and PZ-02-07 to the February 22, 2007 Planning and Zoning Commission Meeting. Keith Youngquist seconded the motion. The motion was approved 7-0. Chairperson Juracek introduced Case PZ-01-07, a request for a Conditional Use at 1429 Wigwam Trail, at 7:35 p.m. Jason Zawila, Long Range Planner, stated the Subject Property is located on an interior lot between South Busse Road and Ojibwa Trail. The Subject Property is zoned RX Single Family Residence and is bordered by single- family zoning districts on all sides. He said this neighborhood does not have sidewalks or curb and gutter, and the street pavement width is 20-feet, which is 8-feet less than the current code requirement of 28 feet. The Subject Property is drained by a ditch and culvert system. Mr. Zawila said the Petitioner is currently constructing a first and second floor addition and related site improvements that meet Village Code requirements. However, the proposed circular driveway requires Conditional Use approval. He stated that the proposed circular driveway measures 12-feet wide and would connect to a 'standard' 25-foot wide driveway. He showed a site plan showing that the proposed driveway configuration will be constructed of asphalt and would cover 34.5% of the front yard. He then showed a table comparing the Petitioner's proposal to the bulk requirements of the RX Single Family Residence district. Mr. Zawila stated the standards for Conditional Uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance. He said the circular drive is listed as a Conditional Use in Section 14.803.A of the Zoning Ordinance. He then summarized the specific findings that must be made in order to approve a Conditional Use. Arlene Juracek, Chairperson Planning & Zoning Commission Meeting January 25, 2007 PZ-01-07 Page 2 Mr. Zawila said it has been previous Village policy to support requests for circular driveways when the Subject Property fronts on an arterial street and/or the traffic volume is such that a circular driveway is necessary to resolve a safety conflict. However, recognizing that circular driveways are not always requested for a safety issue, but as part of a larger improvement project for a residential property, Ordinance 5547, passed on February t\ 2006, set forth minimum requirements for circular driveways. He stated that this ordinance limits consideration of Conditional Use approval for circular driveways to lots that measure seventy five feet or greater. He stated that applicable zoning and the additional minimum requirements of; the circular drive portion of the driveway shall have a minimum turning radius of fifteen feet; and the circular drive portion of the driveway shall have a minimum width of twelve feet must also be met in order for consideration of Conditional Use approval. Mr. Zawila stated that the Petitioner's submittal for the circular drive portion of the driveway measures twelve feet wide with a minimum turning radius of fifteen feet. The project scope results in 34.5% front yard lot coverage. He said a circular driveway is also located at 1403 Wigwam Trail, immediately across from the Subject Property. This driveway was installed when the property was originally developed, possibly under County regulations, or before the Village required Conditional Use approval. Mr. Zawila said the proposed circular driveway will not be harmful to the neighborhood character, does not violate the Conditional Use standards contained in Section 14.203.F.8 of the Zoning Ordinance, and will meet the minimum requirements listed for circular driveways. Based on this analysis, Staff recommends that the Planning and Zoning Commission approve the following motion: "To approve a Conditional Use permit for a circular driveway for the residence at 1429 Wigwam Trail, Case Number PZ-OI-07." Mr. Zawila stated that the Village Board's decision is final for this case. Chairperson Juracek verified the three conditions for approval are the 12-foot width, the 15-foot turn radius and the 75-foot lot width requirement. Mr. Zawila confirmed that is true. Mr. Donnelly stated the home across the street, with the circular driveway, appears to be new construction. He asked if there had been a zoning case for that circular drive. Mr. Zawila stated if an existing circular drive was replaced, that is permitted by Village Code as long is it did not exceed lot coverage or create an additional non- conformity . Chairperson Juracek stated that she drove past the subject property today and it seems that the location map does not match existing conditions. She stated Wigwam Trail is a dead-end and the location map appears as if Ojibwa and Wigwam intersect. Mr. Zawila confirmed that Wigwam Trail does dead-end. Mr. Donnelly asked if there were any plans to widen Wigwam Trail from 20-feet to 28-feet. Mr. Zawila said he would have to defer to the Village Engineer, however there was no mention of road widening in the Engineering review. There was general discussion regarding on-street parking in the neighborhood. Chairperson Juracek asked if the Village Traffic Engineer reviewed this project. Mr. Zawila confirmed that the Traffic Engineer did review and sign-off on this project. There were no additional questions for Staff. Chairperson Juracek swore in Petitioner Zdryana Hutnyk, 1429 Wigwam Trail, Mount Prospect, Illinois and Contractor Andrzej Zieba, 8915 S. Normandy, Burbank, Illinois. Mr. Zieba stated the Petitioners are requesting the circular drive due to the narrow width of the street. He stated that Wigwam Trail is very narrow and the Subject Property is located close to the cul-de-sac, making vehicle movement difficult. He said that the addition Arlene J uracek, Chairperson Planning & Zoning Commission Meeting January 25, 2007 PZ-01-07 Page 3 of the circular drive will ease vehicle movement. Mrs. Hutnyk stated the home across the street has a circular drive and it appears to make vehicle turns and exiting the property much easier. Mr. Donnelly said the architectural drawings show a sidewalk, however the Staff report indicates there are no sidewalks in the neighborhood. Mr. Zieba stated there will not be a sidewalk. Mr. Donnelly asked if the Petitioner had considered a turn-around versus the circular drive. Mr. Zieba stated that adding a turn around would require the removal of several mature trees. They selected the circular drive design to preserve the mature trees on the lot. Mr. Donnelly asked that the Petitioner not allow overnight parking on the circular drive. Mr. Zieba said the circular drive will not be wide enough to provide parking and allow for vehicle movement, so there would not be any overnight parking. Chairperson Juracek called for additional questions. Hearing none, the public hearing was closed at 7:50 p.m. Joseph Donnelly made a motion to approve Case PZ-OI-07 a Conditional Use for a circular driveway at 1429 Wigwam Trail, as presented by Staff, with the additional condition that no overnight parking be allowed on the circular portion of the driveway. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Donnelly, Floros, Haaland, Roberts, Rogers, Youngquist, Juracek NA YS: None Motion was approved 7-0. Joseph Donnelly made a motion to adjourn at 7:52 p.m., seconded by Marlys Haaland. The motion was approved by a voice vote and the meeting was adjourned. Stacey Dunn, Community Development Administrative Assistant C:\Documcnts and Scttings\kdcv.>is\Local Sctlings\Tcmporary Internet Filcs\OLK6B\PZ~Ol.07 1429 Wigwam doc