HomeMy WebLinkAbout8.3 1st reading of an ORDINANCE GRANTING A VARIATION TO THE SIDE YARD SETBACK FOR THE PROPERTY LOCATED AT 209 S I OKA AVENUE WITHDRAWN 1-4-2021 PER PETITIONERItem Cover Page
wubject 1st reading of an ORDINANCE GRANTING A
VARIATION TO THE SIDE YARD SETBACK FOR
WITHDRAWN 1-4-20,21 RER PETITIONER I
Meeting OF
PROSPECT VILLAGE BOARD
':Iscal Impact a '
• ry NEW BUSINESS
ActionType
The Petitioner proposes to perform several site improvements including
constructing a new, larger detached garage, a new driveway, and an addition to
the second story of the home to be located over the new driveway. The Petitioner
proposes for the second -story addition to encroach into the required interior side
yard setback by 3.69 feet,, resulting in a 1.31f interior side yard setback. A
variation to deviate from the current setback standards set forth in the R -A Single
Family Residential section of the Village Code is required. Currently, the home has
w3.841interior!' yard setback.
Staff believes that the Petitioner's variation request does not meet the standards
for a variation. The physical surroundings, shape, and topographical conditions of
the property do not necessitate that the addition to the home be located on the
second floor above the existing garage space. It is possible to extend the existing
one -car garage into a tandem two -car garage with an office above and meet all
applicable zoning code requirements. While the R -A District does have the
smallest lot size and area requirements of any residential district, the subject
property '' required lot widthof property in the district
feet (50') and is not unique compared to other properties in the district. Finally,
staff believes that a second • addition suspended over . driveway out of
1
character with the neighborhood as there are no similar additions held up by
support columns area.
VillageSee the attached staff report for an analysis of the existing and proposed bulk
regulations for the Subject Property.
Staff received several letters of support from adjacent residents. At the Planning
and Zoning Commission hearing on December 10th, after concerns about a lack of
hardship and the potential to set a precedent for future cases, the vote was 5-0
against, resulting in a negative recommendation to the Village Board. Given the
negative recommendation, the petition would require a super majority vote from
the Board • b approved.
Alternatives
1. Denial i ion to allow a 1.31' side yard setback for 209 1 Oka Avenue,,
as shown on plans created by Kaya Doyle,, AIA dated November 6th,, 2020
and November 9th, .
2. Action i ion of the Village Board.
Staff Recommendation
Staff recommends that the Village Board deny the request for a variation to allow
a 1.31' side yard setback for 209 1 Oka Avenue, as shown on the plans created by
Kaya Doyle,, AIA dated November 6th, 2020 and November 9th,, 2020.
ATTACHMENTS
Administrative Content.pdf
Plans.pdf
Public Comment.pdf
Staff Report.pdf
Minutes (Draft)-pdf-pdf
variation side yard setback 209 s i oka.pdf
2
Village of Miount Prospe,,
C lo ni r"n, u n i ty Dev c,. I o p me nt D e p a rtme ni
50 S. Emer oin Street
Mount Prospect', fllinois,60056
Phone: (847) 818 5 A
x
Zon'ling Request Appi'lication
. ........................ . ......... . .. . .. . ............................................................ . ....... .. .................................................................
lal Use, Only,(Tol be completed by V"ittage Sta
. ..........
ry
Case Number.", P&Z - Date� of'Submission, Hear,ing D
ate:
Pro'Ject, Niame/Address-,"
. . . ............
If. Supleict Plirope.,,rty
Addresis(es)1-11�
Zo,ning District (s)� 11 Propferly'Area (Sq,,F!lar . and/or, Acreage):
-4
Parcel Inidex Nu'mber(s) (PIN(s): m " "I , 11 " 2 :
L,
-.. � � " 0
" . ..................
11
K
1
I hereby affirm that all Informatio'll Provided Imre'n and 'n all materials
submittedin associatilon with this
appi'liciation artrue anO accurate, to the nowledge.
Ap,p,,licanl:
f
Di
5 , ato.
(SignatUre)
I
or
int
(Pr`Ty
11 , pe"Namme)
1"f" applicant is not property owner -
I hereby designate the appl'icant, tio, act as my agen't floc the [,)twpoYs,e, ofselekg: the zoning request(s) described in this
applicatibn id tie associated supporting nv-iaterial.
Prop-e,fty Owner,; Date:
(Siginaturer)
. . . . . . ................... .....................
(Print or 'Type Name)
September 15, 2020
I.I.I. SLI111mary, Ptocposal
PTO S,
209 S. "I Oka-Aventi,el, MOL111t ],,Ject IL 6,0 056,
As,the mners of 209: S. I Oka Aven,Lle, we fid i1i, Mount Prospect-fior, t,en year's. Di.trnlg,
that . ,, we'have mad,e,.p,roveiiieii,t's, to our, fti.,trtil)t's grow'(11 and
genel,a],need.s. Th'is ctirrerit pro�p:(':),sal will cillow us,, to contl,niie O'Ur ClIan.ung,
needs. We love Mo,,tiiif Prossp,ect, our bloe'k, a...nd, our nei,ghboT., and (,Io not see ourselves, 'IJIV11119
my,where else.
'fO
Tlli'S'Let:ter of otlrj 1701,�,Vsal cr otir recltiest fo:r a varIfInce to the side )�axd
iti, ing , 'h,'II-e
LI i I d 2
setba,,ck, reqic"re-Ule."If (5ft). ()L,"tr i'111"C"Ilt"lion is to deitnotish, tllc ex'st (garai, gC
garage in thebacl(Yall"I'd I.,, Z!--nd- cr ate apotlecochere (i.e. a covered enti-ai,i,ce large enio-ugh f6r,
00
vt h ro tjj ji I , I iancc w ith V i I Itage zom".1191
hicles to. h) i. It , ng space above it. C`omp
I 'pass t U,'Or W
,r,e(],Ul,i,i4,e,,m,,ej,"its,wo�,,uld ti aflowadequate ,Lass,age\;�ray f((-)�r velli.cles, to,,reach 't'he new garcagle.,
P
p "de greater, setbi-ick belm r tali ce, to
ro�v], 4, ee,,n, tl:ie support posts ofth,,ie we equ,est a vmm*
I it ,I �e construction *o, h -�sign�Nvl 'c:h tctllows fbr a, sa:fie an,d allia,ple pa,ssage
pen.,,i tll TI Olf a. po(,t-t-e. L, Cl,
S a
,p ce, betweeii� the house anidthe suppoft port,,s. Addit'onatlytc),, supip,ort the 2 -car ga.-rage in thie,
�Cj f � 7-" W, Y N 1, a rte Cochei-e to the
backyard" the driVe a VOL.Id need. to extend 'long the,, side yard, fron-1, the po,
g,ara.ge,w,l,,,thl'i,,,,i,t'],"ft, sietlx L We should tli,e currentgaragle and, wa,11cmay, al on e north,
side of otv.- pi,,A"gyp erty, is, alreacly within the 5ft. setback, and has, beeti, since, th,e Is wica.,s, bu,flt. j,,n
1, 9146,
We believe the ei,,i.croa,c,.'iili",ieT,,i'tl,.o the sefbaek willsti-1.11, pro�tL,.ct,t'lie 'l"li'i,,t,egr,'tty of oLi.t-,i,lel",�,�,,h.borboo,d"'s
chan,acter and does'nol: lcretafeany hiazards o'i- harni to the stii-rou,tid,111g, ropiel,fics. %Ve bave,
P
U
Opeilly� discussed ow.-, pili'ans, with, our nghtimrs an(I have been A "th enthtisiasnal ind spport.
I We ei�idorsenient. lm,ve four Iett'ers, fil"OM OILIJ- borderh,�ig nei,011"),(�rs, ex.PI*ICSSjIIg their SUPI)Ort, a1mric
urst Ave,, olm (Ir *,da
Beth &i. ,e Zander,211 A I JI
J
(Katy & Fraink De(.-3j,eo, ge,110 S. -I Ok.,I NI
2 t I S. I Oka A ve,''alld Jifi'i & Kim Mti,7,,zflIo 207 S. I (")ka, Ave).
�r ( ract'C"b r -1 sta�r w'thfii co,de thatwould allow
-e are i,,,io i Ie all terticild ves to, try a,n(
JIi,,-R)rt .111.atel�l thei P 1, 1 a a
us to nwet miti,'-,ti�eeds, and alloll-w Ibr, al.sa-.11"e (legigm, If we are t'mt allowed, to establisli,the porle
I1-�d additiona-I room� to acco'i d,,atle an
cochiere.,we wl"I'll notbeii ble ��t,o create the mtich-,'fieedc' I
10111ce Sjm,Cefo,-.r both adul,ts towmit, ftorn- li,,ome. T'he ctirrent garage is, i,"Iot.large eu�Ough to:
C
, festiama orss,iiig,
-ry f rle L-Cax, garages., The c,.wer,,age
aec,I n') o date mu.r needsnor does it m.ect tards
I., b 14 Jan th ni
one, ear size is 1-2 ft, w`de "vid 22 fi, dee ("I" IqG'
gal'algL I P ,Yite, wi IrIM111,111. S1ZC
at, 10 feet by 183 1,,et (S' cls, (Ji,71-mited"#,,ebs-ite) Ou,r horne was, buitt DI
t 946. `11,be ctirre-nt garage has cin hiterioi, wi(lth of 9.1-17.6" iii aidd leligth d2l ft, 5 111, Ca"I"reatd,Y
ht ps
t ewiorldxqnl/,��-� gj--,jL
:text d%20
e- 0/ ne-,%20car�
1,4%201x%2D24.,
hqps., .,hp,,dsurfllmfted.neY, b -I per`
4i
A cullmllmle "It garage to st.unclersiz-',.ed co,tTlj'),'c',U,71C�.,d' to 'Llic a-vera-ge sta.,ti�,daiid-,,, We arc,,ric)t able U)i LISC,
e 'ther mie of'the 2 veh , CleS QC IJenit" ly, (.) ",i
'1 1 "1 11,
C �JN,-car g, a, zi-car garaj,,VS art
Many, (")f tliw horricsi oin, I ('.')ka Averitm, ha c '12 anages, stiggesfiflng thiat
HT1 larit ca-iid will, clointintic to be taj- 1, to t' m,,
fiesin the flat
p011 H -upon, A a 1 1, 1 irc. We have, Iwav`lyr cd, i ii
o
rs 'I"he imi- roivelii,,erlts, inich.,'ided a 2 sit,orly `)0 ft "by "1,6, 1A, additto,n, , ur 11 01'11C�' 0 V, C" 1"' 1111f;k, I -ccs. it 11, y ell", 1?
1,-( :ti o add i it"I 011,
n.c
rvm e re,.,nOvatilon,
g room, mastert-vd,ro,om and t),atIlroo,m), k1tch n., and pia
an
We'wanl to co,,rAmwe -t( erfl,-vince the fiat"),efio'll 'I" ly ai,"ld, aesthet cs of (.,,tw h,o,rne toci,-,ate a, slk
desit- ablaye to,rai'sie ouu: k -,i '"ho aaxe n 5 atid T
"T'lialik, you, foilrivour cot'isIderabo"ri,. K',',ejr arid Ben 'We, ver
Sepfeml.),er 15 2020
R.espuns,esto Api.j,")licable Standards: 209 S., I'Oka Ave
C 11 S fi
Varin' io,ti: A, vk,�lxiation 11-0m, flv, m.�i i ng regt,i mi. -1:ot be g"m ziled, ar r I Ir
approvalby tli,e Plani'll"ng arld Zotiing�. �� � � � ��u. Ili �� �� �(A fi,-tet "biased onevid, nCe are
nade 'n, each casetha,l the,f6flu-'wing statidards,':
t,],:',ie piaftliUllar pfi'y�Sile,(fl surrixtilligs, shape, (�1),r t(l), I 'I )in is of tlle,
pogra Iii.ca], cond' fic
P
1 ism], isilied
speelfic, Pil"Op'ertY itivlolved,, a spedfic hard,sh"pi tothe own,,,e,,,r vvould resldt, a,,S Cl' "It' gui a
in.convel"nei.ice iiffhe sitrliCt letter ofthe regal ati mis 'was, Ito be 1) 11. cl;
If I
" 0 ion was tn-ipleri�ierlted I C.Urrently \v -e zare triot gra, ntied thile vit-iriance atlid the i-egu at,
written, we, ,uldn,ot be able, to sc--,t:fiL:l"ly, drive I vel'u"cles, poirte. eochle're,
51
A, '0 Sits 0 r C:Ive I. ufl" t a III [at1l,e
1''botlithe viel-illeleaind'ithe suppoil, p I'm, s, icien! cces,.s i
wItliout dai"IM, 111.91 "1 1
dnxeway, toit,file Pavosed 2-ca,r gi�.,trage.
2. "The condit'itions, u 11 lich an app 1, i cat'o n tln- a varidati,on arc blasied at -e un quie to the pi.roperty,
,I�)OD vvl
-ilblle 'to othe'r rioper-ty w'itfi,'j:i tlie
hj, 1, -t i it an,dare "i(A gener ,q pl'(
f -Z'.) -t- w' kh Illievar"i all� P
sanie, z(,:,)ni,1lg Clll-SiSifiCla,fiO,D-.,
11
. 1.
(11, r "Til '11, I&TIll oll't.11C liOme
le
lyplleal se-tb,acki.,,-eqi-ei,,nes, kware, �, lio-wever ial des,"
(
'1i� si v ork
, , hEtveless, spacw
e to 1-e. 1, 946) w, sinj ilt �",""thiu I'lie .5, 1.'ll setback., Becase of ItJ11
A
rein t vies., We as ''ne I
N [',I, to expilore vlable alter-rii .1 4so n.e, olh.ler prople- r-tic;s i n,
borliood Ii,, ght f,all 'n't ',is c,'ttlegory, btil ti-iiat, we might [6ile 'n,the mi"llor-Ity., 'We, tn"Is"t
t'lle Village wi]l do a thorotighi-, vie'A"N", of'prope'rties wilth-fii, fli,e tielghJ,.)orli,,,(,)od w detexrnil.l�.e
the,,qLies,�,, ofotlri-� propiert-)Y I better access to, tli,(al tx-m, n ,i an d,
1,11g, lcoll.fbriliJ
ii:i.or,e accurate to timke t1iiat assessitnetat" reg',ard."' tty or im
Coll fbil"]
iii�y to exi.S.,,til"19, Setback req utrretnen,tsi.
r al' �ot baii a diesilre tio ,s
ofthe i on,ri, I Sed, Im ,lartly i rlea e liumne i .1 gai, n
11 71
Thevztrialh,on Will nlot.lresi ilt ina anuacreasie j,n financial gayn tortjss rior do, wehaave any
diesire to, achileve a -lfrnlallcl,al garn. Weilare not Lts tig 1 1 1 11)
h IS Sil'i
Purpos,es. Ourni.,otivation, lis, stiictly t(,) in,,iprove the property wjillh, a designt zt ple
stru,c-ture and des-ig, i o- lxtlie, �rwiglibioir'
id. T11"Ie
j
aiAconsistent "Irilh thle OVC,ral ' I filoo
coist off tile addlifion willbe a SiIt`iCll.n't 1 11 t r , 1:1, is, :,nec10- 10,111
al f -tmncli a. bu., de, tO, US' blut w Sisary I r
IT, u needs dun`.i,,ig tl ese demand'rig
family to be able to ive nd, ri,eet o r MIA
md wle
ww
Cat gli,n"g 1.11, n. um., li,i led " or'n li,u�
C 11, al :1'es, we ourselves'], e.`:'ldt-e;:&n art, being sch.00l fr in e
are bloitli t-kh'i I ll"olne.
,e alleged, d"'filuflty' oi- hardsbi iscat:tsie i
l 1. d by 1 -h -s Clialpte'r aiad has, n,ot beeiii,created, by, an)r
p,ers,on p',re,,seiitly havi.ng ail, j"ilterest, tiri, theproij:'Iy",
The si,ituatk"m we filnd ourselvies, inis eaUSC:�d "by thi's, Chaer arid cre-ated, 'by a
pierso,ti presently Iiiavino- ati itltersit, in the roperty. "ll",he, slzt.,., m. -id 'P(MAlon, of ttie cui.-�ttent
Z7 P
6
0! a 14" -e same s" Iu,rc'hased the'lim "I'd j,
C.1g)"e, as been ti,
1-11ce, "le p is -e 2 0 10 at .'en'i.ained L1,11eha,r1ged
YY
siflee, tfiat time. We fillve ti ot clvc-tnd ablo ut the projiIerty to, 1"I, e:., crea"Ced, th, is
S1 at 1,1011.
5. 7171 -le gran,11"ng oftlic var'llation,will 11 ot be detriltne"n.tal the pu'blic welfim,-e or 1*11)'Llriious to ot'.11�er
4
pro,perty or improveni,ellts ill, the W1,1Jch flie propeirty Is lo,icatech
.Y
We do liot see hiowth'I"s van`�atimi wi]l be detrIni,ential totfile pubIl11c,weLf,ar(-.-. or 1"'11ju"rious to
er'fv i s. I lo c�'it- d ",,1' h.e
other � Iro"j? 'n flic nei h,bo-,,t-h(,()od tt), wh:iich, thic prq.�) .
,P Ictly or im,proviements 1 'Ll
n.1 t I " i. s, t r cture and sty e., of'ot
diesignIs S, ni, ]i,sfic lind consiste 'I wt. U
I P I he'rllom,"esi 11 d",
an I -tters, oIf suppo� t, -w-,Ti� oui,,- tielgll'bio�rs.
i0hbo hood. W"e have o,bt,-,1,fiiec1 � W, hicluded le r fi.,
11 C r
6
arid . g, raat-�)Airlg�, 04- thie iirariafion, will i�t after the essenAl'al ch,,:,tracter (,)A�thie II fi.bnorhiood
9
i
The gratititig oIf the val"11"i tio,nwltl riot a,' the essetifia"I character oftlie i,,,ieIglhi-,),orlilo��o�d,,..,
I I v "t -ie cliat-acter of me
Ouhite
i,- arc,,,( It, bais Prov, lided a desi wfii'cti�, v'j. I preset Itt
rielgWdr hborh,00d an.d theC1JTTe,,,-,t-,i1 style ofhiomes T'rout1A1'11,9extient. A large
pe,rcen'tage of homes, o,n,. the, 1, 00-31 00 blocks of- 1. Oka fia,ve 2,z car 41 XS
'911 1 oti flic.
01
back le W of' ittr Property while ottiers gariages, in t[le ftont of the propeily 1-mve
, I* al)("),ve, I`] i1eir gEI,1111geS.
tv"ing sjx�,ice al, otherealures
IT, r"Fhe �r ()se 0111 Wi, I ''lot PJ 1" li lit a,,nd, mir, to ad- acct -'I perly
11 Op'' d vatiati I i m"ipaj,r an. ad,equate s�ti p ly 0' "J
g, j pro
the pu bIl
ic streets:ncl,-ease, dauger fire, or
or incre-I the GOIDgestim,"i, o4' , or, i'e'diof
I M. nat-ural drattiage or create d"rainaget probleirt, (m. ad' acent -1? e:rt d -,n ,r, •t i e
111, P A "I rop jies, or, en cm-ge
,)ropc ty V, lttes wi
public sallAy, or su"blistaillially dlni�hlJiSll OT itulp ia,-i r 'I a thin'the neighborl" o,od-
'0 alcY,
ini mt,� c- c I a I t, t fi:tcierit properly., or
The ,t, r m"i ad equi ate suPply oft i g,114 C1,11"ic"
substa,n"atly increase, tlie coiestic) o-fA1wj')U,b1,,c, sb,cets, o I Se" f ire,
4'. 11 r 1 icrecais the id!�tnger o' B
or
roblems- on ad pert:i I e s o r ii� a
prrit
'latlTaId i at, , d,rain.agel.p a -o
I
,ramage oIr I e j
cen't 1,
el,.,I�'dmlge'r tIlle public safaw 'ety,, or
q,
.r -, diminish inti,piair propen-�'rt,.Nrvalues wittiin tfie
neigli,bor.hood.,
I If dic ad.dittonn,.iay provide add.it-io11,ua,1 I fliow w the llcighborrs 'to tli-c
i:i�ortli, g1,vent1-i,,e, ex:m,b,11g garI '11 berern,ovedan,&relaced wit h o,pie,n spaCC�,.
P
LIS, P- �- "N')
'e c,( "il I al low kLecl,
I iroug,1'i pott :),,chere w to I
Th�e addi.t. onat garage area an.d dr"ve tl
I viebicles loIut. of''the sitrelet, a, d gue.f-;ts wtil i"i(A hav"c to, pia-,rk their velucles in, tht
street thus allevia-ttrig collgyestion.
o, WieImve j:iiot 1 -laid dra.ijm,RI ati,d do,iniot atitie'lIpate e, t s su e s, o ii o t r pi,.-�opc rt)
d,rc-tinage issueS, 011, OU17 P IOpIelly or ai'djacmit pro, �er
P
a, design t1tact w` J, ti,,ot h n tatura'd drainage o,r creatic, d
I pair,
problems mi
adjacent prlol!, ertics- We, utad
i,,dcristnd, lzi It th,c)., proposI p'U'lec"t i i *ts ent.irIety would
P
res-ult ill theincreasIc iti, tjj'iipe't-VvPjo'US SU'rfia.cc. 'Flie resultulg desturn', )M.11 co"t"Itin'lle, 'to
-ty cand it
,iNuina,ge w the re ir I the i� ope.-'t i.s not ga,tit* ted to ci,-eale.
1`461,111i,ile ci 1 I P
pr,(,,)bJeMs oll '(Ictjacent pr(,,)IpIc1-tjes. We will any
the'vifflage, to, ensure our design, ma"inta,""His or, enhanices, curre"T"Art d,i.-a� geand
silstaulabl,c long term.
* All relevant village cocles Nvill"be folloNved claringthe con truction )fall
str"'Lictures, 't'herefo g any datiger of fire or endan-gy,ennerit to ptiblic
re elimi"'lla-tilig
safity.
*
he will not diminvish ar walues withiti the
neighborlwod, 14"' anything, thce, workwill it,,),,crease t'he property value of out- hanie
and otl"i.e'17 li.ornes, itl theii,eighborhood.
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December 1, 2020
To: The Village of Mount Prospect Zoning Board
We are Linda and Steve Kurka and live at 206 S I -Oka Avenue, across the street from Ben and
Kerry Weaver at 209. We are writing in support of the Weaver's intent to have a porte cochere
(covered vehicle pass-through) built to accommodate vehicle access to the new garage in the
rear of their property. We also understand the Weaver's intend to build a new room above the
porte cochere and we have no concerns with the proposed new work.
We believe the work being proposed is reasonable and will increase the value of our
neighborhood. The proposed project does not impede on our view or day to day property use.
The Weavers are a valued part of our neighborhood. They respect their neighbors and the
neighborhood. We support their proposed project.
Linda Kurka
Steve Kurka
23
September, 9,12020
To the Mount, ProspectZoniNSG g Board,
We are Frank and any DeGeorge at 208 South 1-01ka Avenue, We live across, the, Street frorn
Ben and Kerry Weaver, We are, wril"fingthis leitter to, show our support, ofthie'Weaver s, ia't,ent to
have a porte cochere (J.e. a covered entrance large etiough forveh'Idesto pass through)to
facl I'Itate access, to a �ne�w garage; iii the rear o"f their property. W e. understand the Weavers
int ,end to build a roon above, the porte c,oicher% an,we have �no concerns, w''Ith any of the new
work, proposed, We befievethew1ork beinig proposed ins reasonable and w,111 in fact iricrease the,
value of our neighborh,ogid. The proposed project does, not implede oti our view nor day -t -
r rty, Use,
The W-eavers respect their neighbors arird the neighborhoioid',, How lovely it is, that people wan't
to renovalte their hoines, in order tio, make them work, for their fainifies, instead of having to leave
this wondeiful -town., We futly, SLIPPOrttheir proposed projeet.,
Best',
Franaty, DeGeorg,e
24
September 9, 20201
M�l
Weare Kir-n & Ji rn Muzzifflo, at 207 S., I -Oka Avelltle and live next door to Benand Kerry Mwaver., 'We
slupp, ort" the Weaver's intle,rit Who've a pialf-te, cochere,(J.e., a covered e,ntrance �rge, e'Rgh for
a rage 1 11 n the rear, ofthe'"
vehicles i
to pass through) to facfitate s accesto a new g', ir prioperty.
We understaneaversl intend to builroom zabove the porte cochereand do not have coricerns
regarding the work Proposed. We befievethe proposed work is reas,onable and wfli increase the, value of
our neigh biorfioodl`he proposed project, does, not impede on our view or day-to-day p°roperly Use.
I
The a
'We fu ly s J
u pplort theWevers have always respe�cted� thelir neioranthe i
ghbs d nefghborhood. I r
proposed pmject.
Kirn & JlrnMI'sill
,207 S.I.-Oka Ave,
Mt,, Prospect,, 1160056
25
Se P,t e m b e r 8, 12 0 2 0,
Propoised'Project, at,209 S I lkaf (Weaver, Residence)
im�, here, in the 19,90's., Mount,
My husb,and has been at 208 S Elmhurst Avenue since 1954. 1 jioined h!
Prospect is home to us" anid even 'with opiportUnities toinves''t el'sewfiere, we, c1hosle to inviest here oirl S,
IE�'th our n4elghbioirs and th�e happenings here, in the Colonliallmhurs/tAvenue. We, are velt-ly in tune wi,
Marl subdivision.
Wewere delighted when Ben, and Kierry'Weialver put-chaseid the horee behind us on I Oka (prevIOLJSI'Y
owneld by Ethel Payne) and also chosle tornake their investr"nent here. They have grown theirl family and
invested Jri the home to make, it wilork fo,rltheir r-nioidern lifestyle. To that, end, additional impriovernents,
J
are re1qLA 1'r e d to e n s u rHeir s,, a fe ty a n d s e cu r ity . W it h all t h e re yen t a IAtO t h efts ire Deur clo m m un i t,y,, we
strongly b,elijeve that a 2 car garage i's required toll ciontinuile to ensure, their, safety and contribute to the
safely o f t h e n e I g h bo r h oio d b y re, m ov i nIIgI te m pta ti o n f rn 0U1.1 i d e r',.
Kerry and Bienhave shared their plans w''Ith us and'wesupport their plan's for, the Picirte, coichere, to
access the rear olf thile Property for the Z car detach garage structure required. We are, also in suppoirt
ofthe build'out of a sltruCtUire above and have no coincerns wfth the design. We b,elielve that this will
increasethe valule cif their horne, andby rI I eir property near the
emoving, the cars from the front of th
street,, riemove tern�ptatlion for bireakins, thus increasing- the safety of thie neigh bo rholod.
Bien and Kerry are bioth pro,fiessJoinals with a younig family, exactly t1hie types of faillks we needhere in
Mount Prolspect to foist a str,oln1g,safe coirnmilunity., AllowInIg''them to inivest in'their horne in this, lway
hem re, incre,�I and ensures sustainability of
keeps the,a�:,se,.s't'he,v,a�I', lueoftheir and home thse, arolund it,
26
UAUAM
J o, h n G ali id a
211 -South I Oka Avenue
0
Mount Prospect,, !1,, 60 56o
IR N I'M
IM, EIRIMMA HIMMMI-M&MI
Th e W lea v e, rs a re go o d n ei gh, bol, rs, w h o ta ke, go o d c a re, of th ei r p ro p e rty a n d r es p e ct t h e i
ne j i Ighbors, and "the ne,'ilghborhood., 1 support their proposed proJect.
27
VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056
STAFF REPORT FROM THE DEPARTMENT OF Community Development
William J. Cooney, AICP Jason C. Shallcross, AICP
Director of Community Development Senior Planner
DATE: December 2, 2020
CASE NUMBER APPLICANT/PROPERTY OWNER
PZ -16-20 Kerry and Ben Weaver
PUBLIC HEARING DATE PROPERTY ADDRESS/LOCATION
December 10, 2020 209 1 Oka Avenue
BRIEF SUMMARY OF REQUEST
Kerry and Ben Weaver, the "Petitioner", are proposing to construct a second -story addition in their side
yard setback, which requires a variation. The second story addition comes as part of several planned
improvements including a new driveway and detached garage.
The Village Comprehensive Plan designates the Subject Property as R -A Single Family Residence. The
proposed addition does not meet the standards for a variation and therefore staff is not supportive of the
request.
2017 Aerial Image
2020 Village of Mount Prospect Zoning Map
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EXISTING
EXISTING LAND USE/SITE
SURROUNDING ZONING & LAND USE SIZE OF
ZONING
IMPROVEMENTS
North: R -A Single Family, detached home PROPERTY
RA Single
A detached single-family
East: R -A Single Family, detached home 0.18 Acres
Family
home with related
South: R -A Single Family, detached home
Residence
improvements
West: R -A Single Family, detached home
District
APPROVE
STAFF RECOMMENDATION
APPROVE WITH CONDITIONS
i:)
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The Petitioner proposes to perform several site improvements including constructing a new, larger
detached garage, a new driveway, and an addition to the second story of the home to be located over the
new driveway. The Petitioner proposes for the second -story addition to encroach into the required interior
side yard setback by 3.69 feet, resulting in a 1.31' interior side yard setback. A variation to deviate from the
current setback standards set forth in the R -A Single Family Residential section of the Village Code is
required. Currently, the home has a 3.84' interior side yard setback to the north. The table below outlines
the existing and proposed bulk regulations to the R -A Single Family Residence District:
Bulk Requirements
R -A Code Requirements
Existing
Proposed
Structure Setback
Front (W)
Min. 30'
30.03'
Unchanged
Interior Side (N)
Min. 5'
'
1.31"
Interior Side (S)
Min. 5'
5.71'
Unchanged
Rear (E)
Min. 25'
77.54'
Unchanged
Lot Coverage
Max. 50%
29.6%
49.5%
FAR
Max. 0.5
0.30
0.39
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 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 variation is necessary to safely drive their personal vehicles through the proposed
porte cochere without damaging both the vehicle and the support posts and to have sufficient access via the
driveway to the proposed two -car garage. The Petitioner states that they are not seeking a financial gain
from this project and that the additional space will not be used for commercial purposes. The Petitioner
states that the design is simple and consistent with the overall structure and design of homes in the
neighborhood. The Petitioner states that the variation would not be detrimental to the public welfare or
injurious to other property or improvements in the neighborhood in which the property is located.
Staff believes that the Petitioner's variation request does not meet the standards of a variation. The physical
surroundings, shape, and topographical conditions of the property do not necessitate that the addition to
the home be located on the second floor above the existing garage space. It is possible to extend the
existing one -car garage into a tandem two -car garage with an office above and meet all applicable zoning
code requirements. While the R -A District does have the smallest lot size and area requirements of any
residential district, the subject property meets the minimum required lot width of a property in the district
at fifty feet (50') and is not unique compared to other properties in the district. Finally, staff believes that a
second story addition suspended over a driveway is out of character with the neighborhood as there are no
other additions held up by support columns in the area.
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29
Staff finds that the variation request does not meet the variation standards and that granting such request
would not be in the best interest of the Village. 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:
"To approve a variation to allow a 1.31' side yard setback for 209 1 Oka Avenue, as shown on plans created
by Kaya Doyle, AIA dated November 6t", 2020 and November 9t", 2020."
The Village Board's decision is final for this case.
INISTRATIVE CONT PLANSllllllllllIIIIIIIIIIIIIIIIIIIIIIIlI OTHER
ATTACHMENTS: (Zoning Request Application, Responses to Plat of Survey, Site Plan, etc.) (Supplemental Information, Public
Standards, etc... Comments Received, etc...)
I concur:
William J. Cooney, AICP
Director of Community Development
3
30
I
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -16-20 Hearing Date: December 10, 2020
PROPERTY ADDRESS: 209 1 Oka Avenue
PETITIONER: Village of Mount Prospect
PUBLICATION DATE: November 25, 2020
REQUEST: Variation to allow a 1.31' side yard setback
MEMBERS PRESENT: Joseph Donnelly
William Beattie
Walter Szymczak
Agostino Filippone
Thomas Fitzgerald
MEMBERS ABSENT: Lisa Griffin
Norbert Mizwicki
Sharon Otteman
STAFF MEMBERS PRESENT Connor Harmon, Development Planner
Jason Shallcross, Senior Planner
INTERESTED PARTIES: Ben and Kerry Weaver
Chairman Donnelly called the meeting to order at 7:02 pm. Commissioner Beattie made a motion
seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission
meeting on October 8, 2020. The minutes were approved 4-0, with Commissioner Fitzgerald abstaining.
Chairman Donnelly introduced case, PZ -16-20: A variation to the side yard setback at 209 1 Oka
Avenue. This case is Village Board final.
Mr. Shallcross explained that the Petitioner is proposing to demolish an existing one -car garage,
construct a two -car detached garage at the rear of the property, and construct a second -floor
addition that would be located over the driveway. The Petitioner is proposing to provide a 1.31' side
yard setback to allow twelve feet (12') between the face of the home and the columns supporting the
second -floor addition so that cars may have an easier time traveling underneath the addition to and
from the rear of the property. He explained that the eave of the roof would be located one foot (1')
from the property line, and he stated that all R -A Bulk Requirements are met other than the proposed
side yard encroachment.
Mr. Shallcross explained that the existing one -car attached garage is setback 3.84' from the side
property line. He stated that staff finds that the standards for a variation have not been met and that
staff recommends the Planning and Zoning Commission recommend denial of the variation request.
Planning & Zoning Commission Meeting — December 10, 2020
PZ -16-20
31
Mr. Shallcross stated that the case is Village Board Final.
Commissioner Beattie asked for clarification on existing -nonconforming regulations in the Village.
Mr. Shallcross stated that the Petitioner may extend the existing -nonconformity toward the rear of
the property, without increasing the encroachment, by right because the property is less than fifty-
five feet (55') wide.
Chairman Donnelly clarified that the minimum driveway width for a property is eight feet (8').
Chairman Donnelly swore in Kerry and Ben Weaver of 209 1 Oka Avenue.
The Weavers gave a presentation on the proposed improvements. They stated that the home was
constructed in 1946 and that they are the third owners of the Subject Property. Kerry Weaver stated
that they have letters of support from neighbors on all three sides of their property and across the
street. She provided examples of homes with similar architecture to what is proposed around the
Village.
Commissioner Beattie discussed pursuing a variation to lot coverage and locating the addition at the
rear of the property so it does not encroach into the required side yard setback.
Mr. Weaver explained that they have already put an addition onto the rear of the house, but that
adding onto the rear of the property a second time would leave very little greenspace for their family
to enjoy.
Chairman Donnelly asked why the home needs to extend twelve feet (12') from the house. The
homeowners explained the proposed size of the addition is to better accommodate a car underneath
of it.
Chairman Donnelly asked about whether or not a new garage would be grandfathered in at the
existing encroachment. Mr. Shallcross explained that once fifty percent (50%) of the value of the
structure was removed, any new structure would be required to meet the required five-foot (5') side
yard setback.
Chairman Donnelly asked the Weavers whether they would like to try to reconfigure the proposal to
better meet code requirements or continue the request to the Village Board. The Weavers stated
they would like to proceed with their variation request.
Mr. Shallcross read the following public comments:
Beth Zander, resident at 208 E. Elmhurst Avenue, stated she supported the request because a tandem
garage does not leave enough room to comfortably enter and exit the vehicles and that reducing the
size of the bedroom to the setback line would make it a closet, not a bedroom. She stated that the
Planning & Zoning Commission Meeting — December 10, 2020
PZ -16-20
32
tandem garage is not practical.
John Gorak, resident at 210 S. Elmhurst, asked how the addition would affect flooding in the area.
Mr. Shallcross stated that could be addressed as a condition of approval of the request.
Mrs. Weaver and Chairman Donnelly discussed the dimensions of the proposed addition. Mr.
Shallcross provided the dimensions of the addition at 12'-4" x 27'-2" and displayed the floor plan.
Commissioner Beattie stated that he lives on a lot similar to this property and that he is not
comfortable setting a precedent of allowing a home to be built approximately one foot (1') off of the
property line. He stated he believes that if constructed, this could affect surrounding property values.
Commissioner Fitzgerald stated his chief concern is flooding and drainage in the area, and that
reducing the setback could affect that, especially if the setback is reduced by the adjacent property.
Hearing no further comments Chairman Donnelly closed the hearing and asked for a motion.
Commissioner Beattie made a motion seconded by Commissioner Filippone to approve:
"A variation to allow a 1.31' side yard setback for 209 1 Oka Avenue, as shown on plans
created by Kaya Doyle, AIA dated November 6t", 2020 and November 9t", 2020."
UPON ROLL CALL AYES: None
NAYS: Beattie, Filippone, Fitzgerald, Szymczak, Donnelly
A vote of 0-5 was taken with a negative recommendation to the Village Board.
Hearing three further cases, Commissioner Filippone made a motion seconded by Commissioner
Beattie and the meeting was adjourned at 9:20 PM.
Jason C. Shallcross, AICP
Senior Planner
Planning & Zoning Commission Meeting — December 10, 2020
3
PZ -16-20
33
ORDINANCE NO.
AN ORDINANCE GRANTING VARIATION TO THE SIDE YARD SETBACK FOR PROPERTY
LOCATED AT 209 S. I OKA AVENUE MOUNT PROSPECT, ILLINOIS
WHEREAS, Kerry and Ben Weaver, (Petitioners) have filed a petition for a variation to allow a 1.31' interior
side yard setback for property located at 209 S. I Oka (Property) and legally described as:
LOT 150 IN H. ROY BERRY CO.'S COLONIAL MANOR, BEING A SUBDIVISION OF PART OF THE
NORTHEAST 1/4 OF SECTION 11 AND PART OF THE NORTHWEST �/4 OF SECTION 12, ALL IN
TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY,
ILLINOIS.
Property Index Number 08-11-213-005-0000; and
WHEREAS, the "Petitioner" seeks a variation to allow a 1.31' interior side yard setback to construct a new,
larger detached garage, new driveway and an addition to the second story of the home to be located over
the new driveway as shown on the Petitioner's Site Plan attached as Exhibit "A"; and
WHEREAS, a Public Hearing was held on the request for Variations being the subject of PZ -16-20 before
the Planning and Zoning Commission of the Village of Mount Prospect on the 10h day of December 2020,
pursuant to proper legal notice having been published in the Journal & Topics newspaper (Mount Prospect
edition) on the 25th day of November 2020; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the
Mayor and Board of Trustees to deny the request being the subject of PZ -16-20; and
WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect have given consideration to
the request herein and have determined that the request meets the standards of the Village and that the
granting of variation to allow 1.31' interior side yard setback would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE
OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME
RULE POWERS:
SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the Mayor and
Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The Mayor and Board of Trustees of the Village of Mount Prospect do hereby grant a
Variation to allow a 1.31' interior side yard setback for the property located at 209 S. I Oka Avenue as shown
on the Petitioner's site plan dated November 6, 2020, attached as Exhibit "A."
SECTION THREE: The Village Clerk is hereby authorized and directed to record a certified copy of this
Ordinance and Exhibit "A" 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 in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this 5th day of January, 2021.
34
Page 2 of 2 PZ 16-20 209 S. I OKA
Arlene A. Juracek, Mayor
ATTEST:
Karen M. Agoranos
Village Clerk
35