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HomeMy WebLinkAbout03/28/2024 P&Z MinutesMINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -02-24 Hearing Date: March 28, 2024 PROPERTY ADDRESS: 504 Hi Lusi Avenue PETITIONER: Andrew Venamore, Heartland Garage Builders/ PROPERTY OWNER: Keith Calvert, Owner PUBLICATION DATE: March 13, 2024 REQUEST: Conditional Use permit for a side yard setback reduction MEMBERS PRESENT: Joseph Donnelly Walter Szymczak Norbert Mizwicki William Beattie MEMBERS ABSENT: Thomas Fitzgerald Ewa Weir Donald Olsen Greg Miller STAFF MEMBERS PRESENT: Jason Shallcross — Deputy Director of Community Development Ann Choi — Development Planner Charlie Hogan — Development Planner INTERESTED PARTIES: Heartland Garage Builders, Village of Mount Prospect 1 Chairman Donnelly called the meeting to order at 7:01 PM. Vice Chairman Beattie made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on February 28, 2024. The minutes were approved 4-0. Chairman Donnelly introduced Case No. PZ -02-24 / 504 Hi Lusi Avenue / Conditional Use: Residential Setback Reduction. Ms. Choi stated the subject property was annexed into the Village in 1925 and the current home was built in 1938. An exterior remodel was completed in 2018 including the removal of an attached single - car garage. The former garage was 10.2' x 21.22' (210 SF) and set back approximately 6.25' from the property line in compliance with the side yard setback. After the remodel and removal of the garage, the current owner parks on an exposed concrete pad where the one -car garage was previously located. Ms. Choi continued to explain that the petitioner proposes to construct an attached one -car garage along the north side of the home in approximately the same location as the previous garage. The Planning & Zoning Commission Meeting— March 28, 2024 PZ -02-24 proposed garage will be approximately 3' wider than the previous garage and therefore would encroach 1.81' and 1.96' into the 5' side yard setback. The garage would be set back 3.04' and 3.19' from the north lot line. The setback would be reduced approximately 36% and 39%; therefore, the request requires Village Board approval. An alternative location for a detached garage was discussed but the petitioner favors the proposed location. The reasons given were that moving the garage into the rear yard would require the removal of a number of existing trees, including one of a significant size. Another reason is that there is a grade change (down) from the rear of the home into the back yard which may create an additional difficulty in negotiating access to a detached garage. Ms. Choi shared existing and proposed elevations for the garage. The proposed elevations included views to the north, south, east, and west. Further, she showed a floor plan and stated that the attached two -car garage will have an area of 338 SF and will measure approximately 13' x 26', according to the floor plan. A table was presented to the committee showing the bulk requirements for the R -A Single Family Residential district with the existing and proposed conditions of the subject property. Ms. Choi stated that staff feels this request meets the standards for a conditional use and does not believe the petitioner's request will be inconsistent with the character of the neighborhood. Further, the petitioner's request conforms to all other bulk regulations other than the side yard setback along the north property line. Finally, she stated that staff recommends that the Planning and Zoning Commission make a motion to recommend approval of the following: A conditional use to reduce the interior (north) side yard setback from 5 feet to 3.04 feet and 3.19 feet for the construction of an attached single -car garage at the property known as 504 Hi Lusi Ave, subject to the following conditions: • The improvements shall be in general conformance with the site plan prepared by Heartland Garage Builders, bearing the latest revision date of January 17, 2024, and the plat of survey/site plan prepared by Heartland Garage Builders, bearing the latest revision date of April 18, 2023, while also meeting all code requirements, and • A grading plan be included in the submittal for the building permit confirming adequate drainage along the side yard. Ms. Choi stated that the Village Board's decision is final for this case. Chairman Donnelly then asked commissioners if they had any questions for staff. Vice Chairman Beattie asked for a clarification of what a grading plan is for his own edification. Ms. Choi stated that she believes the public works department wants to ensure water near the proposed garage drains toward the front or back of the property. She explained that it shows the contours of the property and how it will be recontoured to facilitate drainage. Planning & Zoning Commission Meeting— March 28, 2024 PZ -02-24 Chairman Donnelly then asked for clarification of how the garage was removed in the first place, and Ms. Choi explained that the code does not explicitly state that a garage must be fully replaced if it is removed, but rather that a replacement parking space suffices. After staff finished answering questions from the committee, Chairman Donnelly swore in the petitioner, Andrew Venamore of Heartland Garage Builders, at 602 Academy Drive, Northbrook IL, and the homeowner, Keith Calvert at 504 Hi Lusi Avenue, Mount Prospect IL, to explain their case for the conditional use permit. Mr. Venamore reiterated the explanation of the conditional use, stating that the idea behind this structure is to make it deeper and more suitable for modern vehicles. He went on to explain the details of the design process and how they settled on their final proposal. Specifically, he discussed their interest in keeping an open backyard and not wanting to deal with backyard grading issues. After explaining more architectural details of the proposed garage, Mr. Venamore and Mr. Calvert presented letters from neighbors showing their support for the project. Most notably, they presented a letter from the neighboring property owner to the north who would be directly affected by the new garage. This property owner, Brett Ehlman of 501 W Shabonee Trail, signed a letter stating "1 have reviewed this plan for the proposed Attached Garage at the Calvert residence at 504 S. Hi Lusi Avenue, Mt. Prospect and 1 have no objection to the improvement." Chairman Donnelly asked if there would be any concerns with the distance from Mr. Calvert's proposed garage to Mr. Ehlman's house. Deputy Planning Director Shallcross said any issues arising from building - to -building concerns would be handled during the building approval process. Chairman Donnelly asked if there are any current concerns with flooding and Mr. Calvert said there have been no flooding issues in their time owning the property or any other problems to their knowledge. Chairman Donnelly asked if the applicant could confirm they are aware they will need to handle any flooding issues that arise, as discussed in comments provided by the Village Public Works Department. Mr. Calvert confirmed his awareness. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a roll call. UPON ROLL CALL AYES: Szymczak, Mizwicki, Beattie, Donnelly NAYS: None The motion was approved by a vote of 4-0. After hearing no more items of new business and no citizens to be heard, Vice Chairman Beattie made a motion seconded by Commissioner Szymczak, and the meeting was adjourned at 7:23 PM. G2_ Charlie Hogan Development Planner Planning & Zoning Commission Meeting— March 28, 2024 PZ -02-24