LONG GROVE PCZBA
AUGUST 7, 2007
MEETING MINUTES
Commissioners present: Charles Cohn, Mike Dvorak, Tobin Fraley,
Shelly Rubin, Wendy Parr and Jeff Kazmer.
Chairman present: Fred Phillips
Also present: Village Planner/ Secretary Pro-Tem James Hogue and Village Attorney Julie Tappendorf
Also present in the audience: Village Trustee, Karen Schmidt, and members of the public.
2.
PUBLIC
HEARING; Consideration of a petition for variation of the side yard
set-back requirement within the R-1
District from the required 50 feet down to 27 feet for the construction
of an addition (garage) to an existing structure for property located at 3535
Oak Hill Lane, submitted by Brad Melliere.
Chairman Phillips opened the public hearing
by reading the petitioners request and swearing in witnesses who provided
testimony on the petition before the Zoning Board of Appeals.
Mr. Dan Repholtz,
architect for the project, acted as the petitioners representative. He
presented a site plan of the property and noted that the nearest neighbors were
located to the north and east of proposed garage site. Substantial tree cover
and topography on the property minimized any visual impact to this property
owner.
He noted the heavily wooded nature of the
property and stated that the property owner across the pond (the south and
west) would experience the greatest visual impact from the proposal.
The concept is to build a duplicate of the
existing garage to the east of the present structure keeping the building
footprint as compact as possible. This would minimize impacts to the site and
allow for the existing pavement to be used to access the structure. Three trees
would need to be removed to accomplish this. These would be replaced however. A
reduction in the required 50’ setback down to 27’is also necessary to allow the
structure to be placed at the proposed location.
Mr. Repholtz then
testified that other areas of the property had been considered for the proposed
structure but were deemed inappropriate due to tree cover, septic field
location, pond location, topography as well as architectural considerations and
the scale of the current structure.
Placing the structure to the east of the existing structure appears to
be the most logical and least disruptive location to place the structure on
site.
Planner Hogue then gave a brief overview of the
staff report on the proposal. He noted that a reduction in a yard requirement
is an authorized variation and reminded the ZBA of the Standards for Variations
as identified in the Village Code and included in the report. The ZBA should
consider this request in light of these standards.
Kevin O’Conner, 3531 RFD then gave testimony. He
indicated he was the neighbor to the south and west of the subject property
(across the pond) and indicated he was “fully supportive of the request”.
Commissioner Rubin asked how the proposed
garage would be attached to the existing structure? Mr. Repholtz
indicated a trellis or “breezeway” connects the two structures. Mr. Rubin then
inquired as to what would become of the exiting garage on the property? Mrs. Melliere
indicated it would remain as a garage. Garage space for six cars is proposed as
her husband collects cars and would like to store them on their property.
Commissioner Dvorak indicated he had walked
the property and found this to be the most logical location for such a
structure. It had minimal impact to neighbors and makes sense from an
architectural and aesthetic standpoint. It also minimizes environmental impacts
to the site.
Commissioner Fraley questioned lot coverage.
Planner Hogue indicated lot coverage was not an issue. From the FAR and site
coverage perspective petitioners are well under the maximum allowable limits.
Commissioner Cohn agreed this was the most
logical place for the structure but had a concern about how the proposed garage
was attached to the principal structure. He asked what was considered as a
minimum for “attachment” to an existing structure and would a precedent be set
with such a minimal attachment in this case?
Attorney Tappendorf clarified that the Village
Superintendent had opined that the trellis/breezeway provided a sufficient
attachment between the two structures. Mr. Repholtz
added the trellis would be similar to a pergola and would cover the pathway
from the house to the garage and would be approximately 20 feet long.
Commissioner Rubin noted each case coming
before the ZBA should be considered on its own merits. The connection between
structures should not set a precedent.
Chairman Phillips then asked if there were
any additional comments from the ZBA members? He noted that per the testimony the site was
heavily wooded and that a hardship criteria appears to be satisfied base upon
the site topography, septic system location and environmental consequences ( i.e. substantial tree removal) should the structure be
placed in a conforming location on the property. Commissioner Dvorak agreed
noting this was the most logical location for the structure on the site.
Commissioner Rubin commented no neighbors had appeared in opposition to the
request.
A motion to approve the request for variation
of the side yard set-back
requirement within the R-1 District from the required 50 feet down to 27 feet
for the construction of an addition (garage) to an existing structure for
property located at 3535 Oak Hill Lane, submitted by Brad Melliere
was made by Commissioner Fraley, seconded by Commissioner Parr. On a voice vote (5 ayes and one
abstention) the motion was approved. Commissioner Cohn abstained as he was
concerned approval of the variation and the manner in which the structures were
connected would establish a precedent.
3.
Approval of
Minutes; June 5, 2007
As only the ZBA was present at this meeting a motion was made by Commissioner Cohn made a motion seconded by Commissioner Kazmer to postpone consideration of the June 5th Minutes until the next regular meeting so as to allow consideration by the full PCZBA. On a voice vote; all aye.
4. Adjournment:
Commissioner
Rubin made a motion to adjourn the meeting.
Second by Commissioner Cohn.
All ayes, no nays. Motion carried.
Meeting adjourned at 8:35 p.m.
5. Next Regular Meeting – September
4, 2007 @ 8:00 P.M.
Planner Hogue noted a public hearing for a text amendment to the Zoning Code was scheduled for this meeting.
Respectfully submitted,
James M.
Hogue
Village Planner/ PCZBA Secretary Pro-Tem