02/25/2014Case #14-001-V 2285 Elmira
February 25, 2014
Page 1
DES PLAINES ZONING BOARD INTUITING
FEBRUARY 25, 2.014
MINUTES
The Des Plaines Zoning Board Meeting held its regularly scheduled meeting on Tuesday, February 25, 2014, at
7:30 p.m., in Room 102, City Council Chambers, of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Seegers, Szabo, Saletnik Catalano, Porada, Schell
ABSENT Hofherr
ALSO PRESENT: Scott Mangum, Senior Planner, Department of Community & Economic Development
Gale Cerabona, Recording Secretary
Chairman Seegers called the meeting to order at 7:32 p.m. Roll call was conducted. Chairman Seegers read this
evening's case.
APPROVAL OF MINUTES:
A motion was made by Board Member Catalano, seconded by Board Member Szabo, to approve the meeting
minutes of December 10, 2014.
AYES: Catalano, Szabo, Saletnik, Schell, Porada
NAYES: None
ABSTAIN: Seegers
***MOTION CARRIED UNANIMOUSLY***
A motion was made by Board Member Szabo, seconded by Board Member Saletnik, to approve the meeting
minutes of .January 14, 2014.
AYES: Szabo, Saletnik, Schell, Poracia, Seegers
NAYES: None
ABSTAIN: Catalano
***MOTION CARRIED UNANIMOUSLY***
Case #14-001-V 2285 Elmira
February 25, 2014
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NEW BUSINESS
1. Address: 2285 S. Elmira Case Number: 14-001- V
Petitioner is requesting a variation to Sections 7.2-4D of the 1998 City of Des Plaines Zoning Ordinance, as
amended: to authorize the construction of a new single family residence with a front yard setback of
approximately 5.5 -feet, where a minimum setback of 25 -feet is required within the R-1 zoning district.
PIN: 09-30-407-033-0000
Petitioner/Owners: Peter & Jennifer Tsalapatanis, 501 Prospect Avenue, Mount Prospect, IL 60056
Chairman Seegers swore in Jason Doland of Doland Engineering, 334 E. Colfax, Palatine, IL, &
Petitioner/Owners Peter & Jennifer Tsalapatanis 501 Prospect Avenue, Mount Prospect, IL 60056.
Board Member Porada recused himself for personal reasons and departed at 7:36 p.m.
Mr. Doland explained that Elmira & Jarlath Streets do not join. The frontage will remain on Elmira. As
expressway segments the subdivision, a variation is requested on the Jarlath frontage (serves as side yard).
Chairman Seegers asked:
• if the reduction would be on the Jarlath side. Mr. Doland concurred.
• if Elmira will still be the frontage. Mr. Doland concurred.
• if Jarlath leads to a dead end. Mr. Doland concurred.
Board Member Szabo assumes there is a three -car garage on Jarlath. Mr. Doland concurred.
Chairman Seegers asked Mr. Mangum to summarize the staff report.
Issue: Petitioner is requesting a variation to Sections 7.2-4D of the 1998 City of Des Plaines Zoning
Ordinance, as amended: to authorize the construction of a new single family residence with a front yard
setback of approximately 5.5 -feet, where a minimum setback of 25 -feet is required within R-1 zoning
district.
Analysis:
Address: 2285 Elmira Avenue
Existing Zoning: R-1, Single Family Residential District
Petitioner: Peter & Jennifer Tsalapatanis, 501 Prospect Avenue, Mount Prospect, IL 60056
Owner(s): Peter & Jennifer Tsalapatanis, 501 Prospect Avenue, Mount Prospect, IL 60056
PIN: 09-30-407-033-0000
In reviewing this variation request, staff has considered the following information:
The irregularly shaped (11,226 square foot) corner lot at 2285 Elmira Avenue is conforming with regards to
lot width (65' would be required of a corner lot in a new subdivision) and is larger than the minimum lot
size of 8,125 square feet. The lot was created in 2004 as a part of the two -lot Wolke Subdivision. The
northern lot was developed with a single family residence in 2005. Because the property is located at the
Case #14-001-V 2285 Elmira
February 25, 2014
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corner of Elmira and Jarlath Avenues a 25 -foot setback is required on both frontages. However, the Jane
Addams Tollway (1-90) reduces the lot width and depth at its southwest corner and the two streets (Jarlath
and Elmira) do not actually intersect.
The applicant proposes to construct a new single-family residence with a front yard setback of 5.5 -feet
from the Jarlath Avenue property line at the closest point. A setback of 30 -feet to the covered porch would
be maintained on the Elmira Avenue frontage. The site plan shows a footprint of 3,728 square feet (33%
building coverage) with garage access from Jarlath Avenue. Per Section 3.6-6 of the Zoning Ordinance, a
building that projects more than 30% into the required setback may be allowed as a standard variation.
Recommendation: Staff recommends approval of the above -requested front -yard setback variation based
on review of the information presented by applicant and standards and conditions imposed by Section 3.6-8
(Findings of Fact for Variations) as outlined by the City of Des Plaines Zoning Ordinance. The presence of
the Tollway Right -of Way and lack of a true intersection creates a unique lot configuration and hardship
compared to other corner lots. Further, there is not a neighboring structure to the south of the property.
Zoning Board of Appeals Procedure:
Under Section 3.6-6 of the Zoning Ordinance (Standard Variations) the Zoning Board of Appeals has the
authority to approve, approve subject to conditions, or deny the above-mentioned variance for the front -
yard setback of a new single-family residence in the R-1 zoning district.
Chairman Seegers asked the Board if there are any further questions. There were none.
Chairman Seegers asked if anyone in the audience is in favor of or objects. Petitioners Peter & Jennifer
Tsalapatanis raised their hands.
Board Member Saletnik stated because of the unique situation the side yard makes perfect sense allowing
for the configuration of a private rear yard and is in favor of this proposal.
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to grant the variance
as requested.
AYES: Saletnik, Catalano, Szabo, Schell, Seegers
NAYES: None
* * *MOTION CARRIED UNANIMOUSLY* * *
OLD BUSINESS There was no Old Business.
Mr. Magnum advised that the next meeting is on March, 11, 2014. He also mentioned that Community & Economic
Development will have its Open House from 8a.m.-12 noon on March 8, 2014. All are welcome to attend.
Chairman Seegers adjourned the meeting at 7:43 p.m. by unanimous voice vote.
Sincerely,
Gale Cerabona
Recording Secretary
Case #14-001-V 2285 Elmira
February 25, 2014
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cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners