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HomeMy WebLinkAbout04/26/2007 P&Z minutes 11-07 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-ll-07 Hearing Date: April 26, 2007 PROPERTY ADDRESS: 2907 Briarwood Drive West PETITIONER: William T. Hogan PUBLICATION DATE: April 11, 2007 PIN NUMBERS: 08-22-200-084-0000 REQUEST: Conditional Use - Circular Driveway MEMBERS PRESENT: Arlene Juracek, Chairperson Joseph Donnelly Leo Floros Marlys Haaland Mary McCabe Ronald Roberts Richard Rogers ST AFF MEMBERS PRESENT: Judith Connolly, Senior Planner Ellen Divita, Deputy Director of Community Development INTERESTED PARTIES: William Hogan, Anthony Rossi, Thomas Pekras Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Richard Rogers moved to approve the minutes of the March 22, 2007 and April 12, 2007 meetings and Joseph Donnelly seconded the motion. The minutes were approved 6-0 with Mary McCabe abstaining. After hearing two previous cases, Chairperson Juracek introduced Case PZ-ll-07, a request for a Conditional Use at 2907 Briarwood Drive West, at 9:59 p.m. Judy Connolly, Senior Planner, stated that the Subject Property is an interior lot located on the west side of the Lake Briarwood development. The Subject Property is zoned Rl Single Family Residence and is bordered by the Rl District to the north, east, and south, and by a multi-family development in Arlington Heights to the west. The Lake Briarwood development does not have sidewalks, and the street pavement width measures 23-feet, which is less than the current code requirement of 28 feet. Ms. Connolly said the Petitioner recently constructed a new home on the Subject Property and is seeking Conditional Use approval for a circular driveway. During the staff review, it was determined that a Variation for lot coverage would also be necessary in order to approve the proposed circular driveway because the as the overall site and front yard would exceed the lot coverage limitations. She stated that the proposed circular driveway measures 12-feet wide and would connect to a 'standard' 20-foot wide driveway. The Petitioner's site plan shows that the proposed driveway configuration will be constructed of asphalt with a I-foot border on each side of the drive and would cover 51.2% of the front yard, and create 46.5% overall lot coverage. Ms. Connolly stated that the proposed house and related improvements were recently completed and comply with Village regulations. She showed a table comparing the Petitioner's proposal to the requirements for a circular drive listed in Section 14.2215 and the applicable Rl Single Family Residence district bulk regulations. The table showed that the addition of the circular drive requires a Variation for lot coverage. Arlene Juracek, Chairperson Planning & Zoning Commission Meeting April 26, 2007 PZ-II-07 Page 2 Ms. Connolly said the standards for a Variation are listed in the Zoning Ordinance and include specific findings that must be made in order to approve a Variation, and she summarized the 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. Ms. Connolly said the Petitioner states in the application that the circular driveway is necessary because the house is located along a curved portion of Briarwood Drive and there is a blind spot when backing out of the driveway. The Petitioner notes that allowing a circular drive would allow for safer access onto the street. The Engineering Division reviewed the request and found the traffic volume along Briarwood Drive would not impede the applicant from backing out of the driveway. Ms. Connolly stated that the addition of the circular driveway would increase the front yard lot coverage to 51.2% when the Zoning Ordinance limits it to 45%. In addition, the lot coverage for the entire property would increase to 46.5% when the Zoning Ordinance limits it to 45%. She said that Engineering in general does not support lot coverage Variations because one aspect of the lot coverage requirement is to control stormwater runoff. While the amount of lot coverage proposed may not significantly impact the receiving storm sewers and detention ponds design, a cumulative increase in the neighborhood could create an undesirable situation. Ms. Connolly said the standards for Conditional Uses are listed in the Zoning Ordinance. She said that the section contains specific findings that must be made in order to approve a Conditional Use, and a circular drive is listed as a Conditional Use in Section 14.803.A of the Zoning Ordinance. She summarized the Conditional Use 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. Ms. Connolly stated that modifications to the Village Code were adopted last year and reflect the Village's change in policy with respect to circular drives. The Village Board recognized 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 limits consideration of Conditional Use approval for circular driveways to lots that measure seventy five feet in width or greater. She said applicable zoning and the additional minimum requirements must also be met in order for consideration of Conditional Use approval: . The circular drive portion of the driveway shall have a minimum turning radius offifteen feet; . The circular drive portion of the driveway shall have a minimum width of twelve feet. Ms. Connolly said the Petitioner's submittal for the circular drive portion of the driveway measures twelve feet wide with a minimum turning radius of fifteen feet. However, the project results in 51.2% front yard lot coverage, and 46.5% overall lot coverage, which necessitates Variation approval for the proposed lot coverage. Although circular drives are quite common throughout the Lake Briarwood development, those drives were most likely installed when the development was under Cook County jurisdiction. Arlene J uracek, Chairperson Planning & Zoning Commission Meeting April 26, 2007 PZ-II-07 Page 3 Ms. Connolly stated that while the proposed circular driveway will not be harmful to the neighborhood character, it does not meet the standards for a Conditional Use because the proposal requires a Variation for the amount of overall and front yard lot coverage. Ms. Connolly said based on the above analysis, Staff recommends that the Planning and Zoning Commission deny the following motion: "To approve a Conditional Use permit and Variation to allow 51.2% front yard lot coverage and 46.5% overall lot coverage to allow the construction of a circular drive for the residence at 2907 Briarwood Drive West, Case Number PZ-ll-07." She stated that the Village Board's decision is final for this case. Chairperson Juracek stated that the drawings show the driveway as 10-feet wide, but the Staff report indicates a l2-foot drive. Ms. Connolly said the concrete drive is 10-foot wide, but would include a I-foot brick paver frame on each side, for a total of 12 feet. Joseph Donnelly asked if the lot coverage was calculated by Staff or by the Petitioner; Ms. Connolly stated that staff calculated the lot coverage. Richard Rogers stated that there was a previous Variation request for a property on this lake and there was concern about lot coverage and run-off into the lake. Ms. Connolly confirmed there was a previous case in this development where a resident wanted to replace an existing deck with a larger patio. Chairperson Juracek called for additional questions for Staff. There were no additional questions. Chairperson Juracek swore in Anthony Rossi, architect for the Petitioner, and Bill Hogan, 2907 Briarwood Drive West, Arlington Heights, IL. Mr. Rossi stated that the request for the circular drive is two-fold; for ease of egress and for additional off-street parking. He stated that the existing street is only 23-feet wide, which impedes vehicle maneuvering. There was general discussion regarding the maneuverability of vehicles on Briarwood Drive. Mr. Donnelly asked if Briarwood Drive is a private drive, owned by the association. Mr. Hogan said he was not sure, but that the speed limit has recently been reduced from 25 to 20 miles per hour. Chairperson Juracek asked why the circular drive was not included in the recent construction of the home. Mr. Hogan stated that the construction process took over 2 years and they were more concerned about getting the home completed. Mr. Donnelly asked if the Petitioner has considered a turn-around pad, versus the circular drive. Mr. Rossi stated that the turn-around would provide nearly as much lot coverage as the circular drive. There was general discussion regarding the size of a turn-around pad. Mr. Rogers stated that his concern is the increased lot coverage causing additional run-off into Lake Briarwood. He said the 45% lot coverage was put in place to safely manage the amount of water detained in the lake, and prevent over-flowage into the creek. Mr. Rossi said the overage is approx 158 square feet. He said in comparison to the hazardous existing condition of a 23-foot wide street, the 1.5% overage is minimal. Chairperson Juracek stated that the front yard lot coverage will be exceeded by 6.2%, not the 1.5%. Mr. Rossi said he is referring to the lot coverage of the entire site. Arlene Juracek, Chairperson Planning & Zoning Commission Meeting April 26, 2007 PZ-ll-07 Page 4 Mr. Donnelly stated that one of the conditions for granting the Variation is an existing hardship. In this case, the Petitioner caused his own hardship by constructing the home in its current location. Mr. Rossi stated that the home was built according to Village Code and has met all the setbacks. Chairperson Juracek said the point is that the circular drive could have been incorporated into the recent construction; the house footprint could have been reduced or the layout could have been reconfigured to incorporate the circular drive. There was general discussion regarding the circular drive and alternatives. Chairperson Juracek swore in Thomas Pekras, 2924 S. Briarwood. Mr. Pekras stated he has been a Briarwood resident for 31 years. He said that he has never met the Petitioner. Mr. Pekras stated that his home has a circular drive and they greatly appreciate it because the narrow street width is a hazard. There are many pedestrians and bicyclists in the area and on-street parking increases the hazard. He feels a circular driveway would be an added safely feature and he is in favor of granting the Variation. Chairperson Juracek said she does not disagree with the request, however she feels the circular driveway could have been addressed at the time the home was recently constructed. Chairperson Juracek called for additional questions from the audience. Hearing none, the public hearing was closed at 10: 19 p.m. Mr. Donnelly stated that there are several options the Petitioner could consider to remedy the parking situation. Richard Rogers made a motion to approve Case Number PZ-ll-07, a Conditional Use permit and Variation to allow 51.2% front yard lot coverage and 46.5% overall lot coverage to allow the construction of a circular drive for the residence at 2907 Briarwood Drive West. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Roberts NAYS: Donnelly, Floros, Haaland, Rogers, McCabe, Juracek Motion was denied 6-1. After hearing one additional cases and discussing the Zoning Ordinance update, Richard Rogers made a motion to adjourn at 10:48 p.m., seconded by Joseph Donnelly. The motion was approved by a voice vote and the meeting was adjourned. Stacey Dunn, Community Development Administrative Assistant C:\DocumenIS and Settmgs\kdewis\Local Seltings\Temporary Internet Files\OLK6B\PZ-II-07 2907 Briarwood West doc