05/10/2016Case #16-015-V-1000 Hewitt Drive -Variance Request
Case #16-016-V-9 N. Fourth Avenue -Variation Request
Case #16-017-V-1757 Farwell Avenue -Variation Request
Case #16-019-SUB-1896-1930 Lee Street & 1157-1175 Prospect Lane -Tentative
Plat of Subdivision
May 10, 2016
Page 1
DES
PLAIi L L I NNE)
s I S
DES PLAINES PLANNING AND ZONING BOARD MEETING
May 10, 2016
MINUTES
The Des Plaines Planning and Zoning Board Meeting held its regularly -scheduled meeting on Tuesday, May 10,
2016, at 7 p.m. in Room 102 of the Des Plaines Civic Center.
ZONING BOARD
PRESENT: Bader, Green, Catalano, Saletnik, Hofherr, Schell, Szabo
ALSO PRESENT:
Scott Mangum, AICP, Senior Planner/Community & Economic Development
Lauren Pruss, Coordinator/Community & Economic Development
Gale Cerabona/Recording Secretary
Chairman Szabo called the meeting to order at 7:02 p.m. and read this evening's cases. Roll call was conducted.
APPROVAL OF MINUTES
A motion was made by Board Member Hofherr, seconded by Board Member Saletnik, to approve the minutes
of April 12, 2016, as presented.
AYES: Hofherr, Saletnik, Bader, Green, Catalano, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
PUBLIC COMMENT
There were no comments.
NEW BUSINESS
1. Address: 1000 Hewitt Drive Case Number: 16-015-V
The petitioner is requesting a Standard Variation under Section 12-7-2.D.4 of the 1998 Des Plaines Zoning
Ordinance, as amended, to construct an addition with a rear setback of approximately 9-feet, where a
minimum setback of 16.2-feet (20% of lot depth) is required in the R-1 Single -Family Residential District.
PIN: 08-24-201-047-0000
Petitioner: Aki Bouras, 1000 Hewitt Drive, Des Plaines, IL 60016
Case #16-015-V-1000 Hewitt Drive -Variance Request
Case #16-016-V-9 N. Fourth Avenue -Variation Request
Case #16-017-V-1757 Farwell Avenue -Variation Request
Case #16-019-SUB-1896-1930 Lee Street & 1157-1175 Prospect Lane -Tentative
Plat of Subdivision
May 10, 2016
Page 2
Owner: Aki Bouras, 1000 Hewitt Drive, Des Plaines, IL 60016
Chairman Szabo swore in Mr. Bouras, 1000 Hewitt Drive, Des Plaines, IL 60016 who advised they have
two 25 ft. setbacks and would like to add a two -level addition.
Chairman Szabo asked if the Board has any questions.
Board Member Hotherr asked:
• regarding the shed, if it will be relocated. Mr. Bouras advised — he is not sure
• if petitioner has discussed this project with the neighbor to the West. Mr. Bouras advised — yes,
and he signed the petition
Chairman Szabo asked Staff to present the Staff Report.
Issue: The petitioner is requesting a Standard Variation under Section 12-7-2.D.4 of the 1998 Des Plaines
Zoning Ordinance, as amended, to construct an addition with a rear setback of approximately 9-feet, where
a minimum setback of 16.2-feet (20% of lot depth) is required in the R-1 Single -Family Residential District.
Analysis:
Address: 1000 Hewitt Drive
PIN: 08-24-201-047-0000
Existing Zoning: R-1, Single Family Residential District
Petitioner: Aki Bouras, 1000 Hewitt Drive, Des Plaines, IL 60016
Owner(s): Aki Bouras, 1000 Hewitt Drive, Des Plaines, IL 60016
In reviewing the variation request, staff has considered the following information:
The approximately 8,763 square foot property at 1000 Hewitt Drive has a frontage of 110 feet on Hewitt
Drive and approximately 81 feet on Florian Drive. The corner lot is legal conforming with regards to both
the minimum lot width (65' would be required of a new subdivision), and lot size (8,125 square feet would
be required of a new subdivision) in the R-1, Single Family Residential Zoning District. The property is
improved with a one and one-half story brick single-family residential structure with attached two -car garage,
and a shed. The homeowner has requested a standard variation to add an approximately 410 square —foot,
two -level addition to the rear of the house with a rear setback of approximately 9-feet, where a minimum
setback of 16.2-feet (20% of lot depth) is required.
Recommendation: Staff recommends approval of the requested setback variation based on review of the
information presented by the applicant and the standards and conditions imposed by Section 12-3-6.H
(Findings of Fact for Variations) as outlined within the City of Des Plaines Zoning Ordinance. The
recommendation for approval of the rear yard setback is based on the fact that existing location of the house
Case #16-015-V-1000 Hewitt Drive -Variance Request
Case #16-016-V-9 N. Fourth Avenue -Variation Request
Case #16-017-V-1757 Farwell Avenue -Variation Request
Case #16-019-SUB-1896-1930 Lee Street & 1157-1175 Prospect Lane -Tentative
Plat of Subdivision
May 10, 2016
Page 3
on the corner lot with a curvilinear frontage limits the possible locations an addition and because the adjacent
house to the west is separated by a detached garage.
Planning and Zoning Board Procedure:
Under Section 12-3-6.F of the Zoning Ordinance (Standard Variations) the Planning and Zoning Board has
the authority to approve, approve subject to conditions, or disapprove the above -mentioned variance for the
building setback within the R-1 Zoning District.
Chairman Szabo asked if anyone in the audience is in favor or opposed to this proposal. No one responded.
He asked if the Board has further questions. There were none.
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to approve the
variation as requested.
AYES: Saletnik, Catalano, Bader, Green, Hofherr, Schell, Szabo
NAYES: None
2. Address:
***MOTION CARRIED UNANIMOUSLY***
9 N. Fourth Avenue Case Number: 16-016- V
The petitioner is requesting a Standard Variation under Section 12-7-2.D.4 of the 1998 Des Plaines Zoning
Ordinance, as amended, to construct an addition with a front setback of approximately 10-feet, where a
minimum setback of 25-feet is required in the R-1 Single -Family Residential District.
PIN: 09-08-306-009-0000
Petitioner: Catherine Moyer, 9 N. Fourth Avenue, Des Plaines, IL 60016
Owner: Catherine Moyer, 9 N. Fourth Avenue, Des Plaines, IL 60016
Chairman Szabo swore in Catherine Moyer, 9 N. Fourth Avenue, Des Plaines, IL 60016 who advised she
would like to make an addition from the home to the garage as her mother just moved in.
Chairman Szabo asked:
• to briefly explain the construction. Ms. Moyer explained same.
• if Petitioner will be matching the existing materials. Ms. Moyer advised — yes
Board Member Saletnik asked if Petitioner is filling in the main path between the two structures. Ms.
Moyer advised — yes.
Board Member Hofherr asked:
• on the roof at the South end, there is a tarp. Has construction started? Ms. Moyer advised — no, a
tree fell on the house
Case #16-015-V-1000 Hewitt Drive -Variance Request
Case #16-016-V-9 N. Fourth Avenue -Variation Request
Case #16-017-V-1757 Farwell Avenue -Variation Request
Case #16-019-SUB-1896-1930 Lee Street & 1157-1175 Prospect Lane -Tentative
Plat of Subdivision
May 10, 2016
Page 4
• how many vehicles are parked there? Ms. Moyer advised -- two
Chairman Szabo asked if the Board has any questions. There were none.
Chairman Szabo stated a breezeway makes a lot of sense and doesn't change the setbacks in any way.
Chairman Szabo asked if anyone in the audience is in favor or opposed to this proposal. No one responded.
Chairman Szabo asked Staff to provide the Staff Report.
Issue: The petitioner is requesting a Standard Variation under Section 12-7-2.D.4 of the 1998 Des Plaines
Zoning Ordinance, as amended, to construct an addition with a front setback of approximately 10-feet, where
a minimum setback of 25-feet is required in the R-1 Single -Family Residential District.
Analysis:
Address: 9 N. Fourth Avenue
PIN: 09-08-306-009-0000
Existing Zoning: R-1, Single Family Residential District
Petitioner: Catherine Moyer, 9 N. Fourth Avenue, Des Plaines, IL 60016
Owner(s): Catherine Moyer, 9 N. Fourth Avenue, Des Plaines, IL 60016
In reviewing the variation request, staff has considered the following information:
The approximately 9,082 square foot property at 9 N. Fourth Avenue has a frontage of 122 feet on Hewitt
Drive and approximately 50 feet on each of S. Golf Cul De Sac and Seegers Road. The corner lot is legal
nonconforming with regards to the minimum lot width (65' would be required of a new subdivision), but
exceeds the minimum lot size (8,125 square feet would be required of a new subdivision) in the R-1, Single
Family Residential Zoning District. The property is improved with a one-story brick single-family residential
structure with detached two -car garage. The homeowner has requested a standard variation to add an
approximately 190 square —foot, single -story addition to connect the house and garage. The proposed addition
would maintain the existing building line of both the house and garage and be located approximately 10-feet
from the front property line on Fourth Avenue, where a minimum setback of 25-feet is required.
Recommendation: Staff recommends approval of the requested setback variation based on review of the
information presented by the applicant and the standards and conditions imposed by Section 12-3-6.H
(Findings of Fact for Variations) as outlined within the City of Des Plaines Zoning Ordinance. The
recommendation for approval of the front yard setback is based on the fact that proposed addition would not
project any closer to the property line than the existing building line of the house and garage.
Case #16-015-V-1000 Hewitt Drive -Variance Request
Case #16-016-V-9 N. Fourth Avenue -Variation Request
Case #16-017-V-1757 Farwell Avenue -Variation Request
Case #16-019-SUB-1896-1930 Lee Street & 1157-1175 Prospect Lane -Tentative
Plat of Subdivision
May 10, 2016
Page 5
Planning and Zoning Board Procedure:
Under Section 12-3-6.F of the Zoning Ordinance (Standard Variations) the Planning and Zoning Board has
the authority to approve, approve subject to conditions, or disapprove the above -mentioned variance for the
building setback within the R-1 Zoning District.
A motion was made by Board Member Hofherr seconded by Board Member Green, to accept the
Petitioner's request.
AYES: Hofherr, Green, Bader, Catalano, Saletnik, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
3. Addresses: 1757 Farwell Avenue Case Number: 16-017-V
The petitioner is requesting a Standard Variation under Section 12-7-2.D.4 of the 1998 Des Plaines Zoning
Ordinance, as amended, to allow the construction of single-family residences on two lots of 50-feet in width,
where a minimum lot width of 55-feet is required in the R-1 Single -Family Residential District.
PINs: 09-33-110-012-0000, 09-33-110-013-0000
Petitioner: Sam Basli, 10507 S Michael Drive, Palos Hills, IL 60465
Owner: Sam Basli, 10507 S Michael Drive, Palos Hills, IL 60465
Chairman Szabo swore in Sam Basli, 10507 S Michael Drive, Palos Hills, IL 60465 who advised he would
like to build two houses with 50 ft. in between. He noted this is short per code. Mr. Basli stated the neighbors
welcome the idea. He shared the full-size plans with the Board.
Chairman Szabo asked if houses are identical. Mr. Basli advised — yes, colors may vary.
Board Member Hofherr asked Staff what the code is for the side area. Mr. Magnum advised — in the R-1
District, it is 5 ft.
Chairman Szabo asked Staff if the City has a face brick requirement. Mr. Mangum advised — yes. Chairman
Szabo advised Petitioner he will have to follow code.
Board Member Green asked:
• if the house is centered on the lot. Mr. Basli advised — yes
• Staff if other house sizes on the block are similar Mr. Mangum advised — yes, from an aerial view
Chairman Szabo asked if Petitioner considered staggering the homes because the lots are so deep. Mr. Basli
advised — it is possible; we are amenable.
Case #16-015-V-1000 Hewitt Drive -Variance Request
Case #16-016-V-9 N. Fourth Avenue -Variation Request
Case #16-017-V-1757 Farwell Avenue -Variation Request
Case #16-019-SUB-1896-1930 Lee Street & 1157-1175 Prospect Lane -Tentative
Plat of Subdivision
May 10, 2016
Page 6
Chairman Szabo asked if the Board has further questions.
Board Member Hofherr stated/asked:
• regarding the drawing, 5 ft. is not indicated. Mr. Basli advised — there is another updated document.
Mr. Mangum advised — it is on Page 16 of 16.
• regarding application, if the homes are for Petitioner and his brother. Mr. Basli advised — yes
• in the MLS listing, these are showing as brand new houses (Lot 5&6). A three -car garage is indicated
rather than two. How will that fit? Mr. Basli advised — the drawing is not correct and not updated.
He noted it should be removed on-line.
• if Petitioner spoke with neighbors. Mr. Basli advised — yes
• if Petitioner will relocate from Palos Hills. Mr. Basli advised — yes
Chairman Szabo asked if the Board has any further questions.
Board Member Bader asked if the two houses have the garages on the perimeter. Mr. Basli advised — yes,
with their own driveway (not connected). He stated they are on the right sides of each house; however, one
could be placed on the left side.
Chairman Szabo asked Staff to provide the Staff Report.
Issue: The petitioner is requesting a Standard Variation under Section 12-7-2.D.4 of the 1998 Des Plaines
Zoning Ordinance, as amended, to allow the construction of single-family residences on two lots of 50-feet
in width, where a minimum lot width of 55-feet is required in the R-1 Single -Family Residential District.
Analysis:
Address: 1757 Farwell Avenue
PINs: 09-33-110-012-0000,09-33-110-013-0000
Existing Zoning: R-1, Single Family Residential District
Petitioner: Sam Basli, 10507 S Michael Drive, Palos Hills, IL 60465
Owner(s): Sam Basli, 10507 S Michael Drive, Palos Hills, IL 60465
In reviewing the variation request, staff has considered the following information:
The petitioner has requested a Standard Variation to develop two lots at 1757 Farwell Avenue with single
family homes. Lots 5 and 6 are both 50-feet wide by 180-feet deep (9,000 square feet) and retain separate
Property Index Numbers. Both lots exceed the minimum lot size of 6,875 square feet, but are considered
legal nonconforming with respect to the lot width because of they do not meet the 55-foot requirement in the
Case #16-015-V-1000 Hewitt Drive -Variance Request
Case #16-016-V-9 N. Fourth Avenue -Variation Request
Case #16-017-V-1757 Farwell Avenue -Variation Request
Case #16-019-SUB-1896-1930 Lee Street & 1157-1175 Prospect Lane -Tentative
Plat of Subdivision
May 10, 2016
Page 7
Zoning Ordinance. A variance for lot width is required to develop two Nonconforming Lots in Combination
(continuous frontage and single ownership). The property is currently vacant as the single family residence
and garage were demolished in 2011. The property owner has submitted preliminary plans to construct two
single family homes which would each meet the minimum setback and lot coverage requirements of the R-1
Zoning District.
Recommendation: Staff recommends approval of the requested setback variation based on review of the
information presented by the applicant and the standards and conditions imposed by Section 12-3-6.H
(Findings of Fact for Variations) as outlined within the City of Des Plaines Zoning Ordinance. The
recommendation for approval of the lot width variation is based on the overall size of the lots exceeding the
minimum requirements and the existing development pattern of similar lots in the immediate area.
Planning and Zoning Board Procedure:
Under Section 12-3-6.F of the Zoning Ordinance (Standard Variations) the Planning and Zoning Board has
the authority to approve, approve subject to conditions, or disapprove the above -mentioned variance for the
lot width of two nonconforming lots in combination within the R-1 Zoning District.
Chairman Szabo reminded 50-ft homes were typically approved (in the past).
Chairman Szabo asked if anyone in the audience is in favor or opposed to this proposal. No one responded.
A motion was made by Board Member Saletnik, seconded by Board Member Catalano, to approve the
petition as presented.
AYES: Saletnik, Catalano, Bader, Green, Hotherr, Schell, Szabo
NAYES: None
***MOTION CARRIED UNANIMOUSLY***
4. Addresses: 1896-1930 Lee Street &
1157-1175 Prospect Lane Case Number: 16-019-SUB
The petitioner is requesting a Tentative Plat of Subdivision for the Lee and Prospect Subdivision to create
ten lots totaling 2.71-acres in the R-1, Single -Family Residential Zoning District.
PINs: 09-29-101-100-0000, 09-29-101-101-0000, 09-29-101-134-0000, 09-29-101-172-0000,
09-29-101-179-0000, 09-29-101-211-0000, 09-29-101-212-0000, 09-29-101-213-0000
Petitioner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Owner: City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Mr. Mangum provided the Staff Report.
Case #16-015-V-1000 Hewitt Drive -Variance Request
Case #16-016-V-9 N. Fourth Avenue -Variation Request
Case #16-017-V-1757 Farwell Avenue -Variation Request
Case #16-019-SUB-1896-1930 Lee Street & 1157-1175 Prospect Lane -Tentative
Plat of Subdivision
May 10, 2016
Page 8
Issue: The petitioner is requesting a Tentative Plat of Subdivision for the Lee and Prospect Subdivision to
create ten lots totaling 2.71-acres in the R-1, Single -Family Residential Zoning District.
Analysis:
Tentative Plat Report
Petitioner City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
Owner City of Des Plaines, 1420 Miner Street, Des Plaines, IL 60016
PINs 09-29-101-100-0000, 09-29-101-101-0000, 09-29-101-134-0000,
09-29-101-172-0000, 09-29-101-179-0000, 09-29-101-211-0000,
09-29-101-212-0000, 09-29-101-213-0000
Name of Subdivision Lee and Prospect Subdivision
Project Description The applicant proposes a Ten Lot Subdivision of the 2.71 acre property.
Existing Zoning R-1, Single -Family Residential
Existing Land Use Vacant
Surrounding Zoning North: R-1, Single -Family Residential
South: R-1, Single -Family Residential
East: R-1, Single -Family Residential
West: R-1, Single -Family Residential
Surrounding Land Use
North: Single -Family Residential
South: Single -Family Residential
East: Single -Family Residential
West: Single -Family Residential
Street Classification Lee Street is a collector street as identified in the Comprehensive Plan,
while Prospect Lane is a local street.
Comprehensive Plan Single -Family Residential is the recommended use of the property.
Total Acreage 118,050 square feet (2.71 acres)
General Information
Lot Descriptions and Construction Plans: The 2.71 acre property at the southwest corner of Lee Street and
Prospect Lane is currently city -owned and was once considered as a location for a Fire Station. The City now
desires to subdivide the property into 10 legal conforming lots and then offer the property for sale to one
Case #16-015-V-1000 Hewitt Drive -Variance Request
Case #16-016-V-9 N. Fourth Avenue -Variation Request
Case #16-017-V-1757 Farwell Avenue -Variation Request
Case #16-019-SUB-1896-1930 Lee Street & 1157-1175 Prospect Lane -Tentative
Plat of Subdivision
May 10, 2016
Page 9
entity that would develop all 10 lots with single family homes. The property is currently located within the
R-1, Single -Family Residential Zoning District and has approximately 244 feet of frontage on Prospect Lane
and 494 feet of frontage on Lee Street. Each of the 10 lots would meet the minimum lot width requirements
of 55-feet for an interior lot and 65-feet for the comer lot as well as the minimum lot size (6,875 square feet
interior and 8,125 square feet corner) requirements of the R-1 Zoning District. Lots 5-10 would have street
frontage on Lee Street, Lots 1-3 on Prospect Lane, and Lot 4 on both public streets.
Tentative Plat Comments
The petitioner must make the following additions/corrections to the original copy of the plat:
1. The Final Plat must include the correct utility easement provisions and have signatures from all public
service utility companies;
2. The Final Plat must contain owner name and the signed and notarized owner certificate(s);
3. The Final Plat must include Certificates from the Planning and Zoning Board, Finance Director, Director
of Public Works and Engineering, and Director of Community and Economic Development;
4. The Final Plat must state: "Send Tax Bill To: (Insert the name and address of the person(s) who will be
paying the property taxes after the subdivision is recorded)."
5. The Final Plat must state: "Return Plat To: City of Des Plaines, Department of Community and
Economic Development, 1420 Miner Street, Des Plaines, IL 60016."
6. The Final Plat must list the correct PIN
7. Address Engineering comments (Attachment 4) to the satisfaction of the Director of Public Works and
Engineering including reducing the lot width of Lot 5 by shifting the lot lines north 5 feet to
accommodate existing storm sewer and easements, constructing sidewalk on Prospect Lane, and planting
street trees.
Staff Recommendations
• The Departments of Community and Economic Development, Fire, and Public Works and
Engineering recommend approval of the Tentative Plat subject to the Comments in this memo and
in Attachment 4.
Planning and Zoning Board Procedure
The Planning and Zoning Board may vote to grant or deny approval of the Tentative Plat.
Next Step for the Petitioner
If approved, the petitioner's next steps are to comply with staff recommendations, including addressing the
Engineering comments, submit approved Final Engineering Plans and Engineer's Cost Estimate of public
improvements if applicable, revise the plat of subdivision as stated in the above Tentative Plat Comments,
and submit the original mylar copy for staff review. Following staff review, the original mylar, with
signatures from all the public utilities, will return to the Planning and Zoning Board for Final Plat
consideration, where a recommendation is made to the City Council.
Chairman Szabo shared when the fire station was proposed, he thought it was too big. He noted the fire
department on Oakton is quite small. Chairman Szabo asked Staff if any thought has been given to dividing
the lots for the fire stations. He asked if that idea has been abandoned. Mr. Mangum advised it has. Board
Member Bader stated he remembers that due to the railroad tracks, the idea didn't move forward.
Case #16-015-V-1000 Hewitt Drive -Variance Request
Case #16-016-V-9 N. Fourth Avenue -Variation Request
Case #16-017-V-1757 Farwell Avenue -Variation Request
Case #16-019-SUB-1896-1930 Lee Street & 1157-1175 Prospect Lane -Tentative
Plat of Subdivision
May 10, 2016
Page 10
Chairman Szabo asked if anyone in the audience is in favor or opposed to this proposal. Three people raised
their hands in favor.
Chairman Szabo asked if the Board has further questions.
Board Member Green asked Staff if a developer came in, could he/she come back and resubdivide again. It
was stated the plan would likely need to be followed as is.
A motion was made by Board Member Schell, seconded by Board Member Catalano, to approve the
Tentative Plat of Subdivision subject to recommendations and conditions as presented in the proposal.
AYES: Schell, Catalano, Bader, Hofherr, Saletnik, Szabo
NAYES: None
ABSTAIN: Green
***MOTION CARRIED UNANIMOUSLY***
OLD BUSINESS
There was no Old Business.
ADJOURNMENT
On a voice vote, Chairman Szabo adjourned the meeting at 7:43 p.m.
Sincerely,
Gale Cerabona
Recording Secretary
cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners