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HomeMy WebLinkAbout11/11/2004 P&Z minutes 45-04 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-45-04 Hearing Date: November 11,2004 PROPERTY ADDRESS: 701 Sha-Bonee Trail PETITIONER: Michael Galladora PUBLICATION DATE: October 27, 2004 Journal/Topics PIN#: 08-12-407 -001-0000 REQUEST: MEMBERS PRESENT: Variations for exterior side yard setback Chair Arlene Juracek Merrill Cotten Joseph Donnelly Richard Rogers Matthew Sledz MEMBERS ABSENT: Leo Floros Keith Youngquist STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner INTERESTED PARTIES: Michael Galladora Roger Kruse Sophie Sagalia Chairperson Arlene Juracek called the meeting to order at 7:37 p.m. Ms. Juracek asked for a motion to continue approval of the minutes of the previous meeting and the two items of Old Business to the December 9th meeting. Joseph Donnelly moved and Matt Sledz seconded the motion, which was approved 5-0. Ms. Juracek introduced Case No. PZ-45-04, a request for Variation to the exterior side yard setback. She noted that the request would be Planning & Zoning Commission final. The Petitioner would like to remodel the existing home. The proposed improvements to the existing home include creating a great room, a new family room, and office on the basement/first floor and relocating the bedrooms, and adding a fourth bedroom and two sitting rooms to the second floor. The Petitioner is seeking relief from the exterior side yard setback to allow a portion of the proposed 2-story turret, garage, and second story master bedroom to encroach 4' 10" into the required 20' setback. Also, the stoop, which measures 16' at its widest point and 11' deep, exceeds the 8'x5' size permitted by the Zoning Ordinance. The proposed addition would be constructed using a variety of building materials. Some of the existing brick and siding would remain, but would be supplemented with brick face where necessary. Also, a stone turret would be added to the north elevation and the south and east elevations would be siding. The existing home meets the Village's zoning regulations, but the concrete stoop along the north elevation exceeds the current code definition for a stoop. However, the stoop would be removed as part of the remodeling project. The Petitioner proposes to remodel the house and encroach into the required 20' exterior side yard. The proposed 2-story turret, garage, second story master bedroom, and stoop require relief from the RA District's bulk regulations for the exterior side yard setback. Also, the Petitioner needs to confirm that the proposed home would not exceed the 28' height limitation, which is measured at the mid-point of the roof. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-45-04 Page 2 The Petitioner is proposing to extensively remodel the existing home, but the proposal does not meet the required 20' exterior side yard and would have a 15'2" setback. The Petitioner's application states that the relief from the Zoning Ordinance is necessary because they would like to remain in the community, and update the existing home to meet their current space requirements. Also, the Petitioner references two homes in the area that also do not meet the 20' exterior side yard setback. Staff researched the two properties and found that those I-story attached garages do not meet current code regulations. However, the garages were built as part of the original homes in 1955 and 1956. At that time, the Village Code had a "Side Lot Requirement of 10% oflot width, both sides except driveways - then 8' minimum required." One of the homes recently added an addition on to the rear of the home. However, the addition did not exceed the scope of the nonconforming regulations listed in the Zoning Ordinance and was permitted by the Zoning Ordinance. The Petitioner states that he has explored different designs with his architect, but they could not arrive at an addition that met the Village's zoning regulations and the Petitioner's requirements. The Petitioner's application does not cite that a Variation is necessary due to the topography of the Subject Property or for structural reasons. Based on the information submitted by the Petitioner, the Variation is needed to accommodate the Petitioner's living requirements, which does not meet the Zoning Ordinance's definition of a hardship. Also, most lots in the RA District have 50' widths and the Subject Property measures 54' wide. The Petitioner's request to remodel the house and have an oversized stoop and a 2-story addition encroach 4'10" into the required exterior side yard fails to meet the standards for a Variation listed in the Zoning Ordinance as the proposed design originates from convenience as opposed to a physical land or structural limitation. The Petitioner has the option of scaling back the proposal and complying with the Village's Zoning Ordinance. Based on these findings, Staff recommends that the Planning & Zoning Commission deny a Variation to allow a 15' 2" exterior side yard as shown on the attached exhibits for the residence at 701 E. ShaBonee Trail, Case No. PZ-45-04. The Planning & Zoning Commission's decision is final for this case. Michael Galladora, 701 ShaBonee Trail, was sworn in. Mr. Galladora stated he and his wife and two children have lived in Mount Prospect for 17 years. He currently works out of his home and requires more space for his business. He would like to stay in Mount Prospect. Chairperson Arlene asked the Petitioner if he tried to move the office in another location, rather than pushing the garage forward. He replied that he needs closure between the house and his office. Arlene Juracek said she would be interested in hearing what impact the structure might have on the neighborhood. Sophie Sagalia was sworn in. She lives at 503 S. Louis directly behind the Galladora residence and said they have no objections to the addition and improvement to the residence. Roger Kruse of 515 S. Louis was sworn in and stated that he has been a resident of the Village of Mount Prospect since 1958. He said that he does not agree that the proposed improvement should be approved. There was extensive discussion regarding the size of the addition with respect to the size of the Subject Property and whether it would be more appropriate on a larger lot. The Commissions discussed the proposed front stoop and the materials. Several Commissioners stated that the stoop's design was too invasive because the solid stone 'railing' gave the impression of a wall. Several Commission stated their support of scaling back the size of the stoop to 5'x8' which meets zoning regulations, and using different materials. The Petitioner said that he did not want to change the entrance, but agreed to make the changes if the Commission would approve a Variation for the remainder of the project. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-45-04 Page 3 Richard Rogers made a motion to for a Variation to allow a 15'2" exterior side yard as shown on the attached exhibits with the stoop modified to no more than 5'x8' and constructed from an 'open' material for the residence at 701 E. ShaBonee Trail, Case No. PZ-45-04. Merrill Cotten seconded the motion. The Planning & Zoning Commission's decision is final for this case. UPON ROLL CALL: AYES: Cotten, Donnelly, Rogers, and Sledz NAYS: Juracek Motion was approved 4-1. At 8:51p.m. Richard Rogers made a motion to adjourn, seconded by Joe Donnelly. The motion was approved by a voice vote and the meeting was adjourned. 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