HomeMy WebLinkAbout07/24/2003 P&Z minutes 29-03MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-29-03
PETITIONER:
PUBLICATION DATE:
PROPERTY ADDRESS:
PIN #:
REQUEST:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF MEMBERS PRESENT:
INTERESTED PARTIES:
Hearing Date: July 24, 2003
Nancy Jordan, Place Properties
1433 Shire Circle
Inverness, IL 60067
July 9, 2003
1700-1736 Sable Lane
08-22-203-087
Variation to locate a perimeter fence 2' from the north lot line
Arlene Juracek, Chairperson
Merrill Cotten
Joseph Donnelly
Leo Floros
Richard Rogers
Matthew Sledz
Keith Youngquist
None
Judy Connolly, AICP, Senior Planner
Anne Walters, Community Development Intern
Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Joseph Donnelly made a motion to approve the
minutes of the June 26 meeting, seconded by Richard Rogersl The June meeting minutes were approved 4-0, with
three abstentions (Arlene Juracek, Joseph Donnelly and Keith Youngquist). At 8:24, Ms. Juracek introduced Case No.
PZ-29-03, a request for a Variation to locate a perimeter fence two (2)-feet from the lot line when the Zoning
Ordinance limitation is no more than six (6)-inches from the lot line. Ms. Juracek said that the Planning & Zoning
Commission's decision is final for this case.
Judy Connolly, Senior Planner, presented the case. She said that the Subject Property is located between Forest Cove
Apartments and the Cook County School Bus property, on the west side of Busse Road, and contains a multi-family
residential buildings with related improvements. The Subject Property is zoned R4 Multi-Family
Development/Planned Unit Development and is bordered by the R4 District to the north and south, and the R1 Single
Family D/strict to the west, but is the CornEd easement.
Ms. Connolly said that the Petitioner would like to install a 6-foot chain link fence along the north lot line, which is
shared with the Forest Cove Apartment Complex. She said that there are numerous trees and mature landscaping
along the shared 1 ot line. Ms. Connolly clarified that the Zoning Ordinance defines a perimeter fence a s a fence
located on or within six inches of a property line. Therefore, the Petitioner's proposal to locate the chain link fence
two-feet from the lot line cannot be approved by Staff and the Petitioner is seeking a Variation for the location of the
fence. She said that the Petitioner states in the Variation application that the proposed fence location is necessary in
order to save the trees and landscaping planted along the north lot line.
Ms. Connolly said that during a site inspection, Staff was able to confirm that the area between the Subject Property
and the adjacent development contains mature trees and landscaping. She said that in order to comply with zoning
regulations, the Petitioner would have to remove some of the existing landscaping.
Ms. Connolly reviewed the standards for a Variation listed in the Zoning Ordinance and the specific findings that must
be made i n order to approve a Variation. S he s aid that t he Petitioner i s proposing t o install a s ix-foot chain 1 ink
perimeter fence two-feet from the north lot tine. The proposed location deviates from zoning regulations, which limit
the distance from the property line to six inches, in order to preserve the existing landscaping. She reported that the
Subject Property is rectangular in shape, is adjacent to multi-family and commercial properties, and that the proposed
lanning & Zoning Commission PZ-29-03
Arlene Juracek, Chairperson Page 2
fence is intended to deter trespassing. She said that the property south of the Subject Property already has a six-foot
chain link perimeter fence, so the proposal is in keeping with the existing conditions.
Ms. Connolly said that the Petitioner has the option of installing the proposed fence on the north lot line. However,
this would require removing mature trees and landscaping. She said that the proposed location of the perimeter fence
would not have an adverse impact on the neighborhood character and would help to screen the Subject Property. In
comparison, removing the landscaping would adversely impact the character of the development. Ms. Connolly stated
that it was important that the area between the fence and the adjacent property be maintained by the Petitioner to
ensure that the landscape screening remains viable and attractive. She said that installing a gate would provide access
to this area and allow the Petitioner to maintain the area.
Based on this analysis, Staff recommends that the Planning & Zoning Commission approve a Variation to locate a
perimeter fence two-feet from the north lot line for the property located at 1700-1736 Sable Lane, Case No. PZ-29-03
subject to the Petitioner installing a gate and maintaining the landscaping on the outside of the fence. The Planning &
Zoning Commission's decision is final for this case.
Ms. Juracek asked the Commission whether they had any questions of Staff. Leo Floros clarified that the landscaping
currently exists and that it is currently maintained. Richard Rogers asked how the Petitioner was able to identify ~vhich
trees and landscaping had to be removed. Ms. Connolly stated that the Petitioner had hired a surveyor to identify the
property line and mark off the trees and landscaping that would need to be removed if the fence were to be installed on
the lot line.
Nancy Jordan, 1433 Shire Circle, Inverness, was sworn in. She informed the Commission that the proposed fence was
for S able C base Apartments, not P lace Properties. She stated t hat S able Chase Apartments A ssociati0n would b e
responsible for maintaining the two-foot area between the fence and the north lot line and they had agreed to have their
landscaper maintain the area. Ms. Jordan added that the Forest Cove management supported the location of the fence.
The Commission asked why the fence was needed and Ms. Jordan responded that it would help decrease the amount of
vandalism the Sable Chase tenants encounter; it would decrease the number of trespassers, who are usually people
cutting through the Sable Chase property to access the CornEd easement area, and that the fence would help secure the
Sable Chase development.
Chairperson Juracek closed the hearing at 8:32pm.
Richard Rogers made a motion to approve the requested Variation to allow a perimeter fence 2' in from the property
line for Case N o. P Z-29-03, S able C base Apartments subject to the S able Chase Association installing a g ate and
maintaining the area between the fence and the lot line. Joseph Donnelly seconded the motion.
UPON ROLL CALL:
AYES: Floros, Cotten, Donnelly, Rogers, Sledz, Youngquist and Juracek
NAYS: None
Motion was approved 7-0.
At 10:37 p.m, Joseph Donnelley made motion to adjourn, seconded by Richard Rogers. The motion was approved by
a voice vote and the meeting was adjourned.
Barbara Swiatek, Planning Secretary
Judy Connolly, Senior Planner
H:',PLAN~Planning & Zoning COMM\P&Z 2003~Minutes~PZ-29-03 Sable Chase Apts doc