07/29/2014Case #14-039-V 2600 S. Des Plaines River Road
Case #14-040-V 1784 Forest Avenue
July 29, 2014
Page 1
DES PLAINES ZONING BOARD MEETING
JULY 29, 2014
MINUTES
The Des Plaines Zoning Board Meeting held its regularly scheduled meeting on Tuesday, July 29, 2014, at
7:30 p.m. in Room 102, City Council Chambers, of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Szabo, Saletnik, Hofherr, Schell, Porada
ABSENT: Seegers, Catalano
ALSO PRESENT: Scott Mangum, Senior Planner, Department of Community & Economic Devel opment
Chan Yu, Associate Planner, Department of Community & Economic Development
Gale Cerabona, Recording Secretary
Acting Chair Szabo called the meeting to order at 7:33 p.m. Acting Chair Szabo read this evening's cases, noting the
14-039-V case is recommended for continuance to the next meeting, August 12, 2014, as additional information is
required from the Applicant.
A motion was made by Board Member Hofherr, seconded by Board Member Saletnik to continue Case 14-
039-V, 2600 S. Des Plaines River Road to the August 12, 2014 Zoning Board of Appeals meeting.
AYES: Hofherr, Saletnik, Schell, Porada, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY'
APPROVAL OF MINUTES:
A motion was made by Board Member Hofherr, seconded by Board Member Schell, to approve the meeting
minutes of .bore 24, 2.014.
AYES: Hofhetr, Schell, Saletauk, Porada, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
Case #14-039-V 2600 S. Des Plaines River Road
Case #14-040-V 1784 Forest Avenue
July 29, 2014
Page 2
NEW BUSINESS
1. Address: 1784 Forest Avenue Case Number: 14-040-V
Petitioner is requesting variations to Section 8.1-3 of the 1998 City of Des Plaines Zoning Ordinance, as
amended: to allow construction of an approximately 1,160 square foot accessory structure including a garage
and attached patio cover with a 3' side yard setback, where a maximum of 720 square feet is allowed for a
detached accessory structure and a minimum 5' side yard setback is required in the R-1 Zoning District.
PIN: 09-21-305-064-0000
Petitioner: Dominika Ostrowski, 1784 Forest Avenue, Des Plaines, IL 60018
Owner: Dominika Ostrowski, 1784 Forest Avenue, Des Plaines, IL 60018
Acting Chair Szabo swore in Petitioners Dominika & Andy Ostrowski, 1784 Forest Avenue, Des Plaines,
IL 60018.
Mrs. Ostrowski stated they are trying to build a garage for existing vehicles, one cargo van & two cars,
along with work equipment. Mrs. Ostrowski continued that they would like these items housed in the
garage rather than outside; need something big enough to accommodate everything including a second
cargo van that they intent to purchase.
Acting Chair Szabo asked the Board if there are any questions.
Board Member Porada asked Staff if there are two variations. Mr. Mangum advised — yes. Board Member
Porada then noted to Petitioners that the existing garage is 5 ft. from the property line.
Due to the driveway touching the property line, it is preferable to build the garage closer to the property line
& add a fire wall. Mr. Ostrowski advised — the existing 18' by 20' garage is too small to fit two cars.
Acting Chair Szabo asked the Board if there are any further questions.
Board Member Hofherr asked Petitioners, regarding the location & its inconvenience, if they thought of
moving the garage back toward the rear of the lot and maintain the 5 ft. setback instead of 3 ft. Mrs.
Ostrowski stated that, based on their plan, they also want a maintain space in the rear yard.
Acting Chair Szabo asked the Board if there are any questions. There were none. Acting Chair Szabo asked
Mr. Mangum to summarize the staff report.
Issue: Petitioner is requesting variations to Section 8.1-3 of the 1998 City of Des Plaines Zoning Ordinance,
as amended: to allow construction of an approximately 1,160 square foot accessory structure including a
garage and attached patio cover with a 3' side yard setback, where a maximum of 720 square feet is allowed
for a detached accessory structure and a minimum 5' side yard setback is required in the R-1 Zoning District.
Analysis:
Address 1784 Forest Avenue
Existing Zoning R-1, Single Family Residential District
Case #14-039-V 2600 S. Des Plaines River Road
Case #14-040-V 1784 Forest Avenue
July 29, 2014
Page 3
Petitioner Dominika Ostrowski, 1784 Forest Avenue, Des Plaines, IL 60018
Owner(s): Dominika Ostrowski, 1784 Forest Avenue, Des Plaines, IL 60018
PIN 09-21-305-064-0000
In reviewing this variation request, staff has considered the following information:
The approximately 16,000 square -foot property has 63 feet of frontage on Forest Avenue. The width of the
265 -foot deep property begins to taper at a point approximately 209 feet from the front property line to a
width of 42.6 feet at the rear property line. Overall, the lot size is conforming and exceeds both the minimum
lot width (55' would be required of a new subdivision), and lot size (6,875 square feet would be required of
a new subdivision). The property is improved with a one-story brick approximately 1,225 square -foot single-
family residence with a side driveway and approximately 360 square -foot (18 -feet by 20 -feet) rear detached
two -car garage.
The variations requested are to authorize a new 1,160 square foot accessory structure that is larger than the
maximum 720 square feet allowed with a 3 -foot setback from the east side property line. The proposed
structure would have an interior area of 960 square -feet (24 -feet by 40 -feet) in addition to a 20 -foot by 10 -
foot roofed patio area. The proposed building height to the midpoint of the garage roof would be 13.5 feet
and 16 -feet to the ridge. The applicant states the need for additional storage space for work equipment and
vehicles as reasons for the request.
Recommendation: Staff recommends denial of the above -requested variations for the side setback and
accessory structure size variations based on review of the information presented by the applicant and the
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 proposed size of the accessory structure is considerably larger than the typical residential accessory
structure and the footprint would be similar in size to the primary structure. Additionally, Section 8.8-7 of
the Zoning Ordinance limits the number of vehicles used by a home occupation to not more than one. The
existing garage location is in compliance with the minimum side yard setback regulations and the lot width
exceeds the minimum required lot width, so there does not appear to be a hardship to justify the setback
variation request.
Zoning Board of Appeals Procedure:
Under Section 3.6-7 of the Zoning Ordinance (Major Variations) the Zoning Board of Appeals has the
authority to recommend that the City Council approve, approve subject to conditions, or disapprove the
above-mentioned variances for size and location of an accessory structure in the R-1 zoning district. The City
Council has the final authority on the major variation requests.
Acting Chair Szabo asked if anyone in the audience is in favor of or objects. Two individuals raised their
hands & came forward:
• Scott Beller, 1744 Forest Avenue
Acting Chair Szabo swore in the audience member.
Case #14-039-V 2600 S. Des Plaines River Road
Case #14-040-V 1784 Forest Avenue
July 29, 2014
Page 4
Mr. Beller stated he has lived in the area for 26 years, & advised the flood plain has risen. He
stated that he is not opposed to his neighbors building the garage, but he would like to see it offset
as the current paving is not permeable. Mr. Mangum responded — there is not a restriction on
impervious paving. Mr. Beller stated he would like the City to look into permeable paving
requirements.
Mrs. Ostrowski stated she is not in the flood zone, & she also gets rain. Mr. Beller identified that
more than 1,000 sq. ft. is not permeable, & it affects all neighbors.
• Jeff White, 1714 Forest Avenue
Acting Chair Szabo swore in the audience member.
Mr. White advised he did not view the plan to see if there's compensatory storage. Acting Chair
Szabo shared the plan with Mr. White.
Board Member Saletnik commented that there are other things than building on the block that
promote flooding. He recommends setting the home back to achieve the goal, & noted that
permeable surface is an option. He continued that due to the 65 ft. wide lot, a hardship must be
provided, advising that perhaps with a better plan these variations wouldn't need to occur. He
believes that whatever is done, building of a garage is inconsequential regarding flooding (noting
the Army Corps of Engineers is involved).
Acting Chair Szabo suggested paving brick as another option.
Board Member Hofherr asked Petitioners:
• if they have one or two vehicles. Petitioners advised they have three + one. Board Member
Hofherr advised that one work vehicle is allowed and others are not allowed on the property. Mr.
Mangum concurred stating that one home or business vehicle only is allowed. Mrs. Ostrowski
reminded that all of the items are currently outside.
• how many years they've lived there. Applicants responded since 2005.
Mr. Mangum noted the distance between the home & garage is 38 ft., stating the drawing is not to scale.
Acting Chair Szabo asked the Board if there are any further questions or discussion.
Staff reminded this is a recommendation to City Council.
Board Member Saletnik stated there have been a large number of oversized garages with zero lot -line
clearances. He shared with the Applicants that the things against them are:
• a 65 -ft. wide lot while others have 50 -ft. wide lots
• a home business with two vehicles
Acting Chair Szabo suggested a commercial location for the Applicants to park the vehicles.
Board Member Porada recommended there be two motions.
Board Member Saletnik advised the Applicants that because it's a 65 -ft. wide lot, it is difficult to grant.
Case #14-039-V 2600 S. Des Plaines River Road
Case #14-040-V 1784 Forest Avenue
July 29, 2014
Page 5
A motion was made by Board Member Saletnik, seconded by Board Member Hofherr, to deny the
side -yard setback variation.
AYES: Hofherr, Schell, Saletnik, Porada, Szabo
NAYES: None
* * *MOTION CARRIED UNANIMOUSLY* * *
A motion was made by Board Member Saletnik to approve the oversized garage due to precedence &
being in character with the community. Motion failed as there was no second.
A motion was made by Board Member Hofherr, seconded by Board Member Schell, to recommend
denial of the size of the garage.
AYES: Hofherr, Schell, Porada
NAYES: Saletnik, Szabo
***MOTION FAILED 3-2***
Acting Chair Szabo stated this will be shared with City Council.
OLD BUSINESS There was no Old Business.
Mr. Mangum advised that the next meeting will be on August 12, 2014.
ADJOURNMENT
A motion was made by Board Member Schell, seconded by Board Member Hofherr, to adjourn the meeting
at 8:07 p.m. On a voice vote, the motion carried unanimously.
Sincerely,
Gale Cerabona, Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners