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HomeMy WebLinkAbout05/23/2024 P&Z MinutesMINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZz24-000008 Hearing Date: May 23, 2024 PROPERTY ADDRESS: 206 Prairie Avenue PETITIONER: Roseann Schumacher, Prairie Group Homes LLC PROPERTY OWNER: Roseann Schumacher PUBLICATION DATE: May 23, 2024 REQUEST: Conditional Use permit for rear yard setback reduction MEMBERS PRESENT: Joseph Donnelly Walter Szymczak Ewa Weir Greg Miller MEMBERS ABSENT: Thomas Fitzgerald Donald Olsen William Beattie Norbert Mizwicki STAFF MEMBERS PRESENT: Ann Choi — Development Planner INTERESTED PARTIES: Prairie Group Homes LLC, Village of Mount Prospect 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 March 28, 2024. The minutes were approved 4-0. Chairman Donnelly introduced Case No. PZZ24-000008 / 206 Prairie Avenue / Conditional Use: Rear Yard Setback Reduction Ms. Choi stated the subject property was annexed into the Village of Mount Prospect in 2006 after it was disconnected from the Village of Arlington Heights. In 2018, the subject property was created as a part of a subdivision and rezoning approval that resulted in the formation of five R-1 zoned lots of record. Four of those lots are residential and one lot of for storm water detention. These lots are otherwise known as the Prairie Avenue Subdivision. As part of this approval, a portion of land was dedicated to the Village for the Prairie Avenue cul-de-sac serving the five new lots, and the variations to the front yard setback requirement were granted for three lots abutting the cul-de-sac. The subject property is Lot 3 of the Prairie Avenue Subdivision and there is no building permit history as it has sat vacant since the subdivision was created. Ms. Choi showed a Code -Compliant Site plan and a proposed site plan with the proposed rear yard setback. Ms. Choi continued to explain that the Petitioner is considering to construct a home on the vacant lot of the Prairie Avenue Subdivision. Along with the complete Code -compliant site plan, she continued to explain that the home would have a separation distance of the proposed home and the current home adjacent would be 15'. The Petitioner proposed to maximize the distance between the future residence on the subject property and the recently constructed home to the east on Lot 4 by rotating the home counter clock wise. This rotation of the home allows for a maximum separation of 26' 10" between the homes. This would require a reduction of the rear yard setback from 25' to 20'. The residence to the south of this lot of used for storm water detention, which is located around 42.5' feet away from the home Ms. Choi shared a floor plan of the proposed home and stated that the home will have a two -car garage and will have a 2,000 square foot footprint. The kitchen, dining room, and bathrooms that face northeast would benefit from a further separation between the two homes. Further, she showed the proposed elevations for the home. The proposed elevations included views to the north, south, east, and west. A table was presented to the committee showing the bulk requirements for the R-1 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 rear yard setback along the west property line. She also stated that the adjacent homeowners have been notified of the request. Finally, she stated that staff recommends that the Planning and Zoning Commission make a motion to recommend approval of the following: A conditional use allow a twenty foot (20') rear yard setback at the property known as 206 Prairie Avenue, subject to the follow conditions: • The improvements shall be in general conformance with the plans and drawing prepared by Reibel & Associates PC, bearing the latest revisions date of 3/29/2024, and meet all code requirements, and • Any future accessory structures to be located on the subject property shall satisfy all applicable bulk requirements. Ms. Choi stated that the Planning and Zoning Commission's decision is final for this case. Chairman Donnelly asked for clarification for the total area of the home which is going into the rear yard setback is about 10' by 5', and Ms. Choi stated that a 10' by 5' triangle is what will be in the rear yard setback. Commissioner Weir asked how the home will affect any future additions, such as an expansion of the house. Ms. Choi stated that there was not a condition for an extension but the applicant was told explicitly that any permitted obstructions, such as patios, would have to conform and would not be granted a variation and staff would not support a request for variation. Chairman Donnelly then stated that he would like the planning division to clarify with the petitioner that the 25' rear yard setback is for any future additions, including decks and if they would like a second flood, there is no overhang into that setback and that the square footage shown on the drawing is what is permitted. If an addition is wanted by the petitioner, they would have to apply for another permit. After staff finished answering questions from the committee, Chairman Donnelly swore in the petitioner, Norman Hassinger, at 3550 Saltcreek Lane, Arlington Heights IL, and the homeowner, Keith Calvert at 504 Hi Lusi Avenue, Mount Prospect IL, to explain their case for the conditional use permit. Mr. Hassinger explained that there are currently three homes built in the Prairie Avenue Subdivision and 206 Prairie Avenue would be the last home built. He stated that if the Planning and zoning commission is supportive of the plan, they plan to submit June 10, 2024 for a permit to build the home this year. Mr. Hassinger also stated that he believes that the community will benefit from a 2 -story home and for a family and architecturally will fit well with the other homes in the area. Chairman Donnelly clarified that Mr. Hassigner is only asking for about 15 sq. ft. of the rear yard setback. Mr. Hassigner stated Yes. He also continued to explain that the lot has a 151' rear yard area and that there is plenty of room to the northeast to add a patio or another addition. Chairman Donnelly stated that the commission really doesn't want the residents of the future home to come back and request the use of the rear yard setback area. Mr. Hassigner stated that that will not happen. Chairman Donnelly asked Mr. Hassinger if he fully understood what the commission was approving and if Mr. Hassinger was okay with the conditions of approval. He further stated that the setback is only 5' for the home and not a complete setback along the entire rear yard. Mr. Hassinger stated that he understood the conditions of approval. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a roll call following a motion to approve the conditional use for rear yard setback reduction. Commissioner Weir motioned seconded by Chairman Scymczak to approve the conditional use for the rear yard setback reduction per staff recommendation. UPON ROLL CALL AYES: Szymczak, Weir, Miller, 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, Commissioner Weir made a motion seconded by Commissioner Szymczak, and the meeting was adjourned at 7:12 PM.