O-45-00 07/24/2000.1
•
ORDINANCE NO.
AN ORDINANCE GRANTING VARIATIONS
TO THE LEMONT ZONING ORDINANCE
(14833 Ashford Drive, and 12787, 12815, 12821, 12856 & 12876 Marion Drive,
Lemont, Illinois)
ADOPTED BY '1'HL+'
PRESIDENT AND BOARD OF TRUSTEES
OF 173E VILLAGE OF LEMONT
This day of %` 2000.
Published in pamphlet form by
authority of the President and
Board of Trustees of the Village
of Lemont, Cook, DuPage, and Will
Counties, Illinois this ate'
day of 2000.
ORDINANCE NO. 6)d
AN ORDINANCE GRANTING VARIATIONS
TO THE LEMONT ZONING ORDINANCE
(14833 Ashford Drive, and 12787, 12815, 12821, 12856 & 12876 Marion Drive, Lemont,
Illinois)
WHEREAS, an application has been filed by in connection with a Request for Variations
for the properties legally described in Exhibit "A "; and
WHEREAS, the applicant is seeking relief to the Lemont Zoning Ordinance , pursuant to
Section VII.F., to allow the construction of decks; and
WHEREAS, the Planning and Zoning Commission of the Village of Lemont, Illinois, in
accordance with said Zoning Ordinance, conducted a Public Hearing on the petition on July 11,
2000; and
WHEREAS, a notice of the aforesaid Public Hearing was made in the manner provided
by law and was published in the Daily Southtown, a newspaper of general circulation within the
Village; and
WHEREAS, the Lemont Planning and Zoning Commission has recommended approval
of the variation to the Village Board; and
WHEREAS, the President and Board of Trustees of the Village have determined that the
best interest of the Village will be served by the approval of this petition granting variation for
the subject property.
NOW, '1I1J REFORE, BE IT ORDAINED BY 1HE PRESIDENT AND BOARD
OF TRUSTEES OF THE VILLAGE OF LEMONT, COUNTIES OF COOK, DuPAGE,
AND WILL, ILLINOIS:
SECTION 1: Variation
Allow the reduction of rearyard setbacks by 12 feet, pursuant to Section VII.F.
PASSED AND APPROVED BY l'HE PRESIDENT AND BOARD OF TRUSTEES
OF THE VILLAGE OF LEMONT, COUNTY OF COOK, ILLINOIS, on this ,240' of
2000.
John Benik
Debra Blatzer
Keith Latz
Connie Markiewicz
Rick Rimbo
Mary Studebaker
Attest:
AYES NAYS PASSED ABSENT
17
v
Approved by me this 0244 da y
'dLs_
i -aril A!'"'ASNESKI, Village President
CHARLENE SMOLLEN, Village Clerk
2000.
CHARLENE SMOLLEN, Village Clerk
().%.PPROVED
JOHN ANTONOPOULOS, fV. age Attorney
Prepared by:
Planning Department
Village of Lemont
418 Main Street
Lemont, D 60439
EXHIBIT "A"
Lots 6, 9, 42, 43 & 44 in Keepataw Trails, being a subdivision of part of the north 1/2 of
Section 33, Township 37 north, Range 11 east of the third principal meridian, in Cook
County, Illinois.
Village of Faith
Mayor
Richard A. Kwasneski
Village Clerk
Charlene M. Smollen
Trustees
John Benik
Debby Blatzer
Keith Latz
Connie Markiewicz
Rick Rimbo
Mary Studebaker
Administrator
Steven A. Jones
Community
Development
Scott Buenine
Fax
630/243 -0958
Email: vlemont @aol.com
www.lemont.il.us
Village of Lemont
COMMUNITY DEVELOPMENT
418 Main Street • Lemont, IL 60439
(630) 257-1595
Mayor Richard A. Kwasneski and
Board of Trustees
Village of Lemont
418 Main Street
Lemont, IL 60439
RE: Keepataw Trails - Variation Requests
Dear Mayor Kwasneski and Village Trustees:
The Planning and Zoning Commission conducted a public hearing on the above noted
case at the July 11, 2000 meeting. The petitioner's are requesting:
Variations to allow an encroachment of 12 feet into a minimum required rear yard
of 30 feet
The Commission heard testimony from the Village Planner and the petitioner. Following
careful review of the petition, the Planning and Zoning Commission voted to recommend
approval of the variations by a vote of 6 -0.
Sincerely,
Tom Metzger, Chairperson
Planning and Zoning Commission
Village of Fa i th
Chairman
Thomas J. Metzler
Commissioners
Paul Bruce
Katherine H. Murphy
Ellen Pearson
Jerry Ptacek
Ronald J. Mapleton
Scott Studebaker
Village of Lemont
PLANNING & ZONING COMMISSION
-1.18 Main Street • Lemont. IL 60439
MINUTES
JULY 11, 2000
The meeting of the Lemont Planning & Zoning Commission of the Village of
Lemont was held on Tuesday, July 11, 2000, at the Village Hall. The meeting
was called to order at 7:01 p.m. by Chairman Tom Metzger. The following
commissioners were present: Paul Bruce, Katherine Murphy, Ellen Pearson Jerry
Ptacek and Ron Stapleton. Scott Studebaker arrived at 7:03 p.m. The following
staff was also present: Andy Fitz, Lisa Friedley and Tim Teddy.
A motion was made by Mr. Ptacek and seconded by Ms. Murphy to approve the
June 20, 2000 minutes. Motion carried 6 -0 by voice vote.
PUBLIC HEARING
A. A motion was made by Mr. Studebaker and seconded by Mr. Bruce to open
the Public Hearing case number 20.04 Request for Variations from the Lemont
Zoning Ordinance to allow rear yard setbacks at 14833 Ashford Drive and
12787, 12815, 12821, 12856 and 12876 Marian Drive to be 18 feet instead of
the required 30 feet. Motion carried 7 -0 by voice vote.
Mr. Fitz said that the petition is for a blanket request to allow decks to encroach
into the rear yard setback for six residences in the Keepataw Trails development.
The P &Z Commission previously recommended approval of a 12 foot deck
variance at the Dungo residence, located at 14835 Ashford Drive. Mr. Fitz said
that during research for this petition, 12 feet appears to an average deck size
throughout the Village. Mr. Fitz said that he was unable to contact two of the
residents, but approving a variance before a permit is applied for will allow the
Commission to be proactive.
Ed Benoit, of 12787 Marian Drive, asked how long the approval process takes.
Chairman Metzger said that the Planning and Zoning Commission is a
recommending body and approval is granted by the Village Board. Mr. Fitz said
that if a recommendation is made tonight, the petition might be on the July 17th
or July 24th Village Board agenda.
To expedite the process for the homeowner, Mr. Stapleton said that it might be a
good idea to submit for a building permit prior to the Village Board meeting in
order to be approved for construction if the variance is granted.
Marian Brongiel, of 14837 Ashford Drive, asked how close the deck at 12821
Marian Drive would be to her townhome if the variance is granted. Mr. Fitz said
that there is 15 feet from her townhome to the property line, plus another 18 feet
to the proposed deck.
Mr. Fitz said that to be consistent, staff is recommending a blanket 12 -foot
variance.
Chairman Metzger asked for clarification of the staff report if 12876 Marian Drive
is requesting a 16' x 35' deck or if they would be allowed to build a 16' x 35'
deck. Mr. Fitz said that the homeowner is requesting a 16' x 35' deck, but they
would only be allowed to build a 12' x 35' deck if the variance is granted.
Chairman Metzger asked how the Village can avoid this situation in the future.
Mr. Fitz said that the developer could be made to indicate on the building
envelope if a deck could be built. Another suggestion would be to make the
home buyer aware if a deck could be built or not. Mr. Teddy said that when
approving future townhome P.U.D.s, approve a maximum building envelope,
thereby indicating the limits of construction.
Ms. Murphy asked if the 12 foot request is for all the decks. Mr. Fitz said that all
the homes are roughly up to the 30 foot rear yard setback, so it is very close. Ms.
Murphy suggested approving a 12 foot deck depth and not a 12 foot deck. Mr.
Fitz said that the ordinance has to be tied to a number for a rear yard reduction.
Chairman Metzger said that it is not the desire of the Commission to approve the
variance and have someone able to build a 12 foot deck and someone else able
to build an 18 foot deck.
Jeanette Daubaras, of 13940 Derby Road, asked if there is an ordinance that
limits the size of a deck. Mr. Fitz said no. Ms. Daubaras said that she agrees with
Mr. Fitz that the variance should be for a rear yard reduction and not tied to a
specific size.
Mr. Stapleton said that he spoke to a sales person at Gallagher & Henry and she
knows there will be a problem with decks and setbacks on some of the units in
the new phase of townhomes. Mr. Fitz said that issue was specifically noted in a
review letter sent to Gallagher & Henry.
A motion was made by Mr. Studebaker and seconded by Mr. Bruce to close the
Public Hearing. Motion carried 7 -0 by roll call vote.
A motion was made by Ms. Murphy and seconded by Ms. Pearson to approve
case number 20.04 Request for Variation to the Lemont Zoning Ordinance in
order to construct decks with a 12 foot reduction in the required 30 foot rear yard
at 14833 Ashford Drive and 12787, 12815, 12821, 12856 and 12876 Marian
Drive. Motion carried 7 -0 by roll call vote.
OAKWr)OD
A).fiMKNTARY
scHoln
Pt
R-
subject
property
CORPO
STAFF REPORT
PLANNING AND ZONING CONLM1SSION
Prepared by Andrew Fitz, Village Planner
GENERAL CASEFiLE LNFORML-tTION
Case Number 20.04
Commission Meeting Date July 11, 2000
Petitioner(s) Residents at 14833 Ashford Drive, and 12787, 12815, 12821,
12856 & 12876 Marion Drive
Request(s)
Deck Variations: petitioners' are requesting approval to permit an
18 foot rearyard in order to construct decks with a 12 -foot
encroachment
Location Keepataw Trails Subdivision
Parcel Number(s) 22 -33 -114 -016, 017 & 018, 22 -33 -113 -009
Size Approx. 12,500 to 16,500 sq ft.
Street Frontage(s) N/A
Current Zoning R -4/PUD
Contiguous Zoning & North, R- 5/PUD, Covington Knolls Townhomes
Land Use South, R -3, Single Family Residential
East, R -1, Vacant
West, R-4, Single Family Residential
Exhibits
1) Location/Zoning Map.
2) Existing Deck map.
3) Plats of Survey and/or Deck Details.
CHARACTER OF THE AREA
The subject properties are located within Keepataw Trails, a residential planned unit development that was
approved in January of 1996. The development contains a mix of townhomes and single family residences.
HISTORY OF THE PROPERTY
This petition was considered at the June 6, 2000 meeting at which Staff was directed to research other potential
deck variations in Keepataw Trails in order to consolidate the requests into one petition.
DEVELOPMENT PROPOSAL
After researching the existing permit files for information on deck permits that have been issued to date in
Keepataw Trails, Staff compiled a map depicting this information (attached as exhibit 2). Discounting the seven
(7) units without a second story walk -out, and those units which opted for patios, approximately 92% of the
townhome units currently have decks. After further investigation of the individual plats of survey for the
remaining 4 townhome units that do not have decks, it was determined that all 4 units did not have a large
enough rearyard to do so. Therefore, a vast majority of the townhome occupants currently do or can enjoy the
added benefit of a deck, while a very small minority cannot.
Staff has met and/or talked with some of the homeowner's of these 4 units in Keepataw Trails. These
homeowners are all facing a similar situation with regard to insufficient rearyard area in which to build a deck.
Staff was unable to contact certain residents due to the fact that they were not the applicants listed on the
building permit for their homes. Please refer to the table below for the units which Staff feels should be
considered en masse for a consolidated variation approval:
* *see exhibit 3 for corresponding plats of survey and deck schematics
** *You will note that there are also two single family homeowners, Anna Laciak & Sigfredo Cazales, who are
also requesting deck variations. Although these residences were not originally researched along with the other
residences, the supporting facts are similar in nature.
o r
12'
Sigfredo Cazales
12856 Marion Drive
12' by 23'
Anna Laciak
12876 Marion Drive
16' by 35'
12'
Vlado & Nada Stavreff
14833 Ashford Drive
12' by 12'
12'
12787 Marion Drive
12'
12815 Marion Drive
12'
12821 Marion Drive
12'
* *see exhibit 3 for corresponding plats of survey and deck schematics
** *You will note that there are also two single family homeowners, Anna Laciak & Sigfredo Cazales, who are
also requesting deck variations. Although these residences were not originally researched along with the other
residences, the supporting facts are similar in nature.
PUBLIC RESPONSE
Staff has received several inquiries regarding the nature of the request.
STAFF RECOMINIENDATION
The Staff's Recommendation may be based on the following elements and considerations: the Comprehensive
plan, Illinois Zoning and Planning Statutes, Case Law, the Zoning Ordinance, other applicable village
ordinances, input from various village departments and personnel, and professional expertise and knowledge of
urban planning practices and principles. It has not incorporated public and/or expert testimony or new and better
information presented during public hearings/proceedings on the petition. The Staff's Recommendation is
subject to change and modification and should not be construed to be final and irrevocable.
After compiling and reviewing all of the deck permit data for Keepataw Trails, and especially the units in
which a deck variation is either currently being requested or is likely to be in the future, it is Staff s opinion
that as a matter of fairness and efficiency a standard variation of 12 -feet should be granted to the assembled
petitions. In this way, property values and quality of life issues are uniformly and concurrently addressed to the
benefit of the Keepataw Trails and the Village as a whole.
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EXHIBIT 2
Keepataw Deck Variations
20.04
at O,1 eiurveY
T Co IN XEEPATAW TRA ILS, BEING A SUBDIVISION OF PART OF THE NORTH if OF SECT /ON 33.
WNSHIP 37 NORTH, RANGE /I EAST OF THE THIRD PRINCIPAL ,NERIO /AN. IN COOK COUNTY,
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°�«ETE EXHIBIT 3
Keepataw Deck Variations
N 20.04
{TATt OF ILUN/
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.111-1,41131S 11 EXHIBIT 4
norr,Eo riv Dungo Variation
Onflr,11,K)
20.04
.1;:011YRICHT
•
JOSEPH M. OE CRAENE
ILLiAtAStANO AUPVSYmt
87 to Simms salve
woNsom.s. '1. $Z?
fem '99-149.
FAX 11301 "99-0897
VILLAGE 0:7 L7.1.r:::"..ST
AP
o 0 APT,F.-:i
MOT
Oats
"*,••••---r•
7-11
vtA
Nc‘
glat of 414 rvey
LOT a:5 KEEPA TAW TRAII_3, F3EING A SUBDIVISION
OF PAP t r'f7 THE NOP I-lAi F OF SECTION
TOWP-i7HIP 37 Nor f Rmir'41 I I_A-3 I r.g-- II IF_ II
I=RINC:P `,1FRIDI AM. Iti CI?(DK.
; -
•
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107E3:
- Cheat few *eeemeeee eroee wed /Ow reeleetteee.
ewe. net 0/ewe hereon.
- Clete* 440 deeeeeeee leweee egelnel 'lead.
- Seeks home. /pee Ivo egeteernote In ewes* femme. de net
eel*. Weep reet.
- Cane/nee ell Melernmeen *hewn bolero met.
• ime•I net /end ogee., esebeemal Innereeelen
nevoyee• seed eMeed twee.
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COUNT/ OF DU PAGE
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WNCIS LA as
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OPOER NO _
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EXHIBIT 4
Dungo Variation
20.04