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HomeMy WebLinkAboutMinutes - 10/19/2016 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes October 19, 2016 Chairman Strach called the October 19, 2016 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were the following: Doherty, Meyer, Miller, Sobotta, Strach, Thacker, and Walsh. Absent: Doherty. Also in attendance were: Director of Economic Development Martin, City Attorney Cahill, and Administrative Assistant Wolf. No one signed in to speak during Public Input. Approval of Minutes Motion by Meyer, seconded by Miller, to approve the September 21, 2016 regular meeting minutes of the Planning and Zoning Commission Meeting as presented: Voting Aye: Meyer, Miller, Sobotta, Strach, Thacker and Walsh. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty. Motion carried 6-0. Public Hearing: Salvatore Burrafato File No. Z-904 1717 Meadow Lane Variances from Article IV Residential Districts and Article X. Accessory Uses Yards and Fences Residential Districts, to allow a reduction in the required side yard building setback along with permitting an accessory structure exceeding 1,000 square feet and any other variances required to effectuate the request. Chairman Strach called the Public Hearing to order at 7:35 p.m. regarding File No Z-904, an application for Variances from Article IV Residential Districts and Article X. Accessory Uses Yards and Fences Residential Districts, to allow a reduction in the required side yard building setback along with permitting an accessory structure exceeding 1,000 square feet and any other variances required to effectuate the request at 1717 Meadow Lane as submitted by Salvatore Burrafato for the subject property in McHenry, IL. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on September 29, 2016. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk’s Office. Planning and Zoning Commission October 19, 2016 Page 2 In attendance was Salvatore and Rachel Burrafato, 1713 Meadow Lane, McHenry, IL 60050, who were sworn in by Chairman Strach. Mr. Burrafato provided a summary of the request before the Commission at this Hearing stating he is building a new garage in the same spot as his old garage but longer and wider. Mr. Burrafato stated it would be very difficult to meet the current requirements with the garage from an access and safety standard. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating the applicant is seeking a 3.4-foot side yard building setback variance and variance to allow an accessory structure exceeding 1,000 s.f. in the required side yard. The proposed detached garage is 48’ X 24’ or 1,152 square feet and is also within 10 feet of the required rear yard. The required rear yard setback is 12.5’ so the length of the proposed garage would need to be reduced to a maximum of 45.5 feet. Director Martin stated the rear yard variance request was not included as part of the public notice, however staff would not support a rear yard variance because the intent of the ordinance is to limit the size of accessory structures based on the rear yard setback so they are compatible and do not physically overwhelm abutting properties. In this instance the proposed structure exceeds 750 square feet, therefore a rear setback of 50% of the required rear yard setback (25 feet) or 12.5’ is required. Therefore, the maximum size of the detached garage, without a rear yard building setback variance, could not exceed 1,092 square feet. The applicant has agreed to comply with rear yard setback of 12.5 feet and a maximum size of 1,092 square feet. The applicant razed an existing 360 square-foot detached garage and wanted to utilize the existing slab, which is located in the required side yard. The slab, however, is buckling and cannot practically be utilized. The required side yard is 6 feet and the existing slab is 2.6 feet from the side lot line (to the north) and the applicant wants to maintain this setback due to the narrow width of 9.49’ between the house and the northern property line. Practically if the garage is shifted 3.4 feet to the south, due to the limitation of the 9.49 foot width and proximity of the deck, maneuvering vehicles into the garage would be a challenge. The lot in question is 10,800 square feet where the minimum lot size required in that district is 5,000 square feet. The lots to the north and south are similar in size and the lot to the west is slightly smaller. The lot to the south has an existing 700 square-foot garage and the lot immediately to the west has a 600 square-foot garage. The lot to the north has an attached garage – photos presented. The garage cannot exceed 45.5 feet X 24 feet or 1,092 square-feet due to the setback required from the rear yard. The applicant needs the additional 92 square feet in size and 3.4 feet in width to deal with the proximity of the house to the northern lot line and comply with the 12.5 foot rear yard setback. The proposed garage will be behind the house to the north, approximately 12 feet in height on either side with a peak roof height of 16.4 feet, which is allowed by ordinance. A revised elevation was presented showing substantial conformance with what the applicant wants to construct. Planning and Zoning Commission October 19, 2016 Page 3 The zoning ordinance limits the size of any accessory structure to no more than 1,000 square feet. The garage to the south exceeds the height of the house however both the proposed garage, the garage to the south and any garage exceeding 500 square feet must utilize building materials and colors compatible with the principal structure. If required to comply with the 6- foot side yard setback the applicant would not be able to maximize the property due to the width of the lot in relation to the northern property line and the fact the garage is located to the west of the home. Additionally, if the garage is moved further south the existing driveway would most likely have to be expanded. Director of Economic Development Martin stated staff is recommending approval of Variances from Article IV. Residential Districts and Article X. Accessory Uses Yards and Fences Residential District Requirements, to allow a 3.4-foot reduction in the required side yard building setback and an accessory structure exceeding 1,000 square feet. The accessory structure must not exceed 45.5 feet in length and 24 feet in width and 1,092 square feet in total area and must be in substantial conformance with the revised elevation presented at the meeting; however, the walls cannot exceed 12 feet and the peak roof height cannot exceed 16’ 4”. Staff finds all requirements in Table 32 of the zoning ordinance have been met. Chairman Strach invited questions and/or comments from the Commission. Commissioner Miller asked if a relative lived in the house at 1717 Meadow and Mr. Burrafato stated it was his mother-in-law. Rachel Burrafato stated her mom lives at 1717 Meadow and moved from a 3-story home to here and just requires extra storage from that move. Commissioner Miller asked what type of vehicles will be kept in the garage. Mr. Burrafato stated it will be personal vehicles, not commercial vehicles. He will also try to move things from a storage unit to the garage which will save him time and money. Commissioner Miller asked if there will be windows in the garage in order to be aesthetically pleasing. Mr. Burrafato stated he did not include windows for security purposes. Commissioner Miller asked if any neighbors had issues with the size of the garage. Mr. Burrafato stated he spoke with neighbors and none expressed concern to him. Chairman Strach opened the floor to questions and comments from the audience. There was nobody in attendance who wished to address the Commission regarding this matter. Chairman Strach closed the public comment portion of the hearing at 7:42 p.m. Motion by Meyer, seconded by Walsh, to recommend to the City Council with regard to File No. Z-904, approval of an application for Variances from Article IV. Residential Districts and Article X. Accessory Uses Yards and Fences Residential District Requirements, to allow a 3.4-foot reduction in the required side yard building setback and an accessory structure exceeding 1,000 square feet be granted subject to the following condition: the accessory structure must not exceed 45.5 feet in length and 24 feet in width and 1,092 square feet in total area and must be in substantial conformance with the revised elevation received October 14, 2016; however, the Planning and Zoning Commission October 19, 2016 Page 4 walls cannot exceed 12 feet and the peak roof height cannot exceed 16’ 4”; and all requirements in Table 32 of the zoning ordinance have been met. Voting Aye: Miller, Meyer, Sobotta, Strach, Thacker and Walsh. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty. Motion carried 6-0. Commissioner Miller stated although she voted aye, she still has concerns with the size of the shed being built and the effect on the neighborhood characteristics. Chairman Strach closed the Public Hearing regarding File No. Z-904 at 7:43 p.m. Staff Report The next Planning and Zoning meeting is scheduled for Wednesday, November 16, 2016. Adjournment Motion by Sobotta, seconded by Thacker, to adjourn the meeting at 7:45 p.m. Voting Aye: Miller, Meyer, Sobotta, Strach, Thacker, and Walsh. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty. Motion carried 6-0. The meeting was adjourned at 7:45 p.m. Respectfully submitted, __________________________________ Dorothy M. Wolf, Administrative Assistant City of McHenry