VILLAGE OF DOWNERS GROVE ZONING BOARD OF APPEALS VILLAGE HALL COUNCIL CHAMBERS 801 BURLINGTON AVENUE. November 18, :00 p.m.

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1 VILLAGE OF DOWNERS GROVE ZONING BOARD OF APPEALS VILLAGE HALL COUNCIL CHAMBERS 801 BURLINGTON AVENUE November 18, :00 p.m. AGENDA 1. Call to Order 2. Roll Call 3. Approval of Minutes October 28, Public Hearings a. 15-ZBA-0012: A petition seeking an exception to construct a second story addition on the existing house. The property is currently zoned R-4, Residential Detached House 4. The subject property is located on the south side of 6 th Avenue, approximately 70 feet east of Victor Street and is commonly known as 23 6 th Street, Downers Grove, IL (PIN ). Anthony Passarelli, Petitioner and Owner. 5. Other Business 6. Adjournment THIS TENTATIVE REGULAR AGENDA MAY BE SUBJECT TO CHANGE

2 DRAFT VILLAGE OF DOWNERS GROVE ZONING BOARD OF APPEALS OCTOBER 28, 2015 MINUTES Call to Order Chairman Earl called the meeting to order at 7:05 PM. Roll Call Present: Mr. Kulovany, Mr. McCann, Mr. Werner, Ch. Earl Absent: Mr. Domijan, Ms. Majauskas A quorum was established. Staff: Stan Popovich, Community Development Director Rebecca Leitschuh, Village Senior Planner Also Present: Gary Atwell, Kirby Atwell, Dustin Hatfield, Bob Elliott, all of icandy Homes, Mokena, IL; Tom Soren, Downers Grove, IL; Don Rickard, 4735 Main St.; John Finn; Ved Gulati, 730 Sherman St. Director Popovich introduced Rebecca Leitschuh, new Village Senior Planner to the Board, and Mr. Rich Kulovany, newest member of the Zoning Board of Appeals. Minutes of August 26, 2015 meeting Mr. Werner moved, seconded by Mr. Kulovany, to approve the minutes of the August 26, 2015 meeting as presented. All in favor. The Motion passed unanimously. Meeting Procedures Chairperson Earl asked those in attendance to silence their phones. She explained the function of the Zoning Board of Appeals, and reviewed the procedures to be followed during the public hearing, verifying with Staff that all proper notices have been published with regard to the cases on the Agenda. She noted that members of the Zoning Board of Appeals have had an opportunity to review the materials provided by Staff and in some cases have visited the site in question. In order for a requested petition to be approved there must be a majority of four votes in favor of approval. Chairperson Earl added that the Zoning Board of Appeals has authority to grant petitions without further recommendations being made to the Village Council. She called upon anyone intending to speak before the Board on the Agenda item to rise and be sworn in, as the public information portion of the meeting is an evidentiary hearing and comments made during this portion of the meeting are considered testimony. She said that Staff would make its presentation first, followed by comments by the Petitioner. She added that if anyone in the audience wishes to speak either in favor of or in opposition to a petition, they would be able to do so following the Petitioner s presentation. When the public participation portion of the meeting is closed, the Board will deliberate on the information provided and vote to either approve or deny the petition. Zoning Board of Appeals October 28,

3 DRAFT 15-ZBA-0011: A petition seeking an exception to construct a second story addition on the existing house. The property is currently zoned R-4, Residential Detached House 4. The subject property is located on the northeast corner of Elm and Sherman Streets and is commonly known as 4343 Elm Street, Downers Grove, IL (PIN ). Cory Atwell, Petitioner; ICH- CHG, LLC, Owner. Staff s Presentation: Ms. Rebecca Leitschuh, Senior Planner for the Village of Downers Grove, stated that the subject site is located at 4343 Elm Street and is a zoning exception petition. The property is located on the northeast corner of Sherman and Elm Streets, and is zoned R-4 with R-4 zoning on three adjacent sides. On the western side it is zoned R-3. A zoning exception case is something the Village s Ordinance allows for because of existing non-conforming conditions within the Village; however, due to changing standards, this property is nonconforming. The request does not vary from the Code, and if certain criteria are met, the Board has the authority to approve it. Ms. Leitschuh used overhead displays to describe the property, saying that the required setback is 24. She noted that this particular property has a shallower width and because it is a corner lot, it is considered to have two street yards. The southernmost wall is set back 15 9 from the south property line. The Code allows for a vertical extension of an existing nonconformity. She showed the interior floor plan, and the location of the front setback line. The only area on the property proposed for a vertical extension of the nonconformity will result in a second story construction, as well as a garage. Ms. Leitschuh then showed the second story floor plan as well as elevation drawings. No windows are being proposed along the eastern line of the construction as that side opens onto private property. She described a window proposed for the west facade of the home that is allowed as it faces onto the public right-of-way. There are two sets of criteria to be considered for this request: 1) for exceptions in general; and 2) nonconformities/expansions. She read the Ordinance requirements regarding those sets of five criteria that have to be considered. She noted that in her Staff report pages 3 and 4, dated October 28, 2015, Staff finds that the Petitioner meets all of the criteria established. In addition, she reviewed the exceptions from the Zoning Ordinance under Section G, described on pages 2 and 3 of Staff s report. Again, Staff finds that all of those criteria have been met. Mr. Kulovany asked about the southern exposure and whether the petitioner could install a window there. Ms. Leitschuh said they would be able to do so. Petitioner s Presentation: Mr. Cory Atwell of th Avenue in Frankfort is the CEO of icandy Homes. They have done 70 home rehabs in the four years since the business began. Mr. Atwell said that they compared the subject property with the surrounding area to determine how they could improve the subject property to meet the standards of the surrounding properties. He displayed photographs of the subject property, saying they want to add additional square footage by constructing a second story. There will be a gut rehab of all the mechanicals as well as construction of a new garage. Mr. Atwell showed the materials they intend to use for the construction of the site. A rendering of the completed project was also displayed. Zoning Board of Appeals October 28,

4 DRAFT Mr. Werner asked if they have title to the house, and Mr. Atwell said they have purchased the property. Mr. Kulovany commended the petitioner for their proposed project on this site. He said he visited their website and asked whether the same level of quality depicted on the website would be used in this construction. Mr. Atwell responded that it would be. If the Board does not approve this, Mr. Atwell said they would not be able to create as functional a second-story layout as they are planning, and the outside would not be as appealing as their present plans anticipate. As for the fireplace, Mr. Atwell responded further to Mr. Kulovany that they intend to cover it with brick. With regard to the eastern boundary, there is a set of hedges that provide privacy between the neighbors, and they intend to keep those hedges. There are also several mature trees in the yard. One tree has roots protruding into the house and that tree will be removed. Mr. Kulovany said the fir trees look very old; however, with the flooding issues in Downers Grove, he asked if icandy has a philosophy regarding replacement of trees. Mr. Atwell said they could look at that consideration as well. There being no further questions from the Board, Ch. Earl asked for comments from the public. There being none, she closed the opportunity for further public comment. Board s Deliberation: Mr. Werner said his major criterion is to review these exceptions as a function of this Board. He believes that the Standards required by the Village have been satisfied. Mr. McCann commented that the petition is similar to two approved last month, and what they are doing falls squarely within the parameters of the exceptions. He thinks this is a great way to take a lot of housing stock in the community and refurbish and expand it. Mr. McCann moved to approve the petition subject to the condition stated in Staff s report, dated October 28, 2015, page 4. Mr. Werner seconded the Motion. All in favor, the Motion passed unanimously. ********** Mr. Popovich said he has ed the dates for next year s meetings to the Board members. There is a case scheduled for November, and there might be one for December. Ms. Earl asked that the Board be notified as soon as possible. ADJOURNMENT: Mr. Kulovany moved, seconded by Mr. McCann to adjourn the meeting. All in favor. The Motion carried unanimously. Chairperson Earl adjourned the meeting at 7:35 PM. Respectfully submitted, Tonie Harrington Zoning Board of Appeals October 28,

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11 Tromp Architects LTD Tromp Architects LTD 4711 Willow Springs Road, Suite 8, La Grange, IL Ph: (708) Fax: (708) BUILDER & DESGIN INC. 23 6TH STREET LICENSE EXPIRATION DATE: 11/30/16 I HEREBY CERTIFY THAT THESE DRAWINGS WERE DONE UNDER MY DIRECT SUPERVISION & TO THE BEST OF MY KNOWLEDGE CONFORM TO CODES & LOCAL ORDINANCES OF THE DATE 10/16/15 ZONE R-4 ADDRESS 23 6TH ST. LOT AREA 67.7 FT. X 132 FT. = S.F. TITLE SHEET DRAWING TYPE 2 EXISTING SITE PLAN Scale: 1" = 20 ft MIN. LOT AREA S.F S.F. FRONT YARD SETBACK 25 FT FT. SIDE YARD SETBACK 6.77 FT. 6 FT. REAR YARD SETBACK 20 FT FT. F.A.R. - - BUILDING COVERAGE 32% X LOT AREA = S.F S.F. BUILDING HEIGHT 35 FT. RIDGE 25 FT. EAVE 25 FT. RIDGE 18.8 FT. EAVE 2 PROPOSED SITE PLAN Scale: 1" = 20 ft DRAWN PT JOB # SHEET PRELIMINARY SET PERMIT / FINAL 1 OF 5 SHTS.

12 (2) 2X12 BUILDER & DESGIN INC. 23 6TH STREET (2) 2X12 (2) 2X UP 15R 21" PANTRY CABINET REF. PANTRY DN 13R POWDER RM. DINING RM. DINING AREA FAMILY RM. PRE-FABRICATED F.P. EXIST. A/C COND Willow Springs Road, Suite 8, La Grange, IL Ph: (708) Fax: (708) Tromp Architects LTD Tromp Architects LTD LICENSE EXPIRATION DATE: 11/30/16 I HEREBY CERTIFY THAT THESE DRAWINGS WERE DONE UNDER MY DIRECT SUPERVISION & TO THE BEST OF MY KNOWLEDGE CONFORM TO CODES & LOCAL ORDINANCES OF THE NEW A/C COND. DATE 10/16/15 COOKTOP KITCHEN DW SINK (2) 2X12 PROPOSED FIRST FLOOR PLAN Scale: 3/16" = 1'-0" TITLE SHEET DRAWING TYPE DRAWN PT JOB # SHEET PRELIMINARY SET PERMIT / FINAL 2 OF 5 SHTS.

13 (2) 2X12 (2) 2X12 (2) 2X12 BUILDER & DESGIN INC. 23 6TH STREET BEDROOM 1 BEDROOM 2 BEDROOM Willow Springs Road, Suite 8, La Grange, IL tromparchitects@sbcglobal.net Ph: (708) Fax: (708) (2) 2X12 DN 15R 2668 MASTER BATHRM HALL BATHRM FURN Tromp Architects LTD Tromp Architects LTD W.I.C LAUNDRY RM. SINK LICENSE EXPIRATION DATE: 11/30/16 (2) 2X12 MASTER BEDRM. D. W. I HEREBY CERTIFY THAT THESE DRAWINGS WERE DONE UNDER MY DIRECT SUPERVISION & TO THE BEST OF MY KNOWLEDGE CONFORM TO CODES & LOCAL ORDINANCES OF THE DATE 10/16/15 (2) 2X12 (2) 2X12 (2) 2X12 (2) 2X12 TITLE SHEET (2) 2X12 PROPOSED SECOND FLOOR PLAN Scale: 3/16" = 1'-0" DRAWING TYPE DRAWN PT JOB # SHEET PRELIMINARY SET PERMIT / FINAL 3 OF 5 SHTS.

14 Tromp Architects LTD Tromp Architects LTD 4711 Willow Springs Road, Suite 8, La Grange, IL Ph: (708) Fax: (708) BUILDER & DESGIN INC. 23 6TH STREET NORTH ELEVATION Scale: 3/16" = 1'-0" LICENSE EXPIRATION DATE: 11/30/16 I HEREBY CERTIFY THAT THESE DRAWINGS WERE DONE UNDER MY DIRECT SUPERVISION & TO THE BEST OF MY KNOWLEDGE CONFORM TO CODES & LOCAL ORDINANCES OF THE DATE 10/16/15 TITLE SHEET 7282 L: 29.2 S.F. V: 16.1 S.F. L: 7.7 S.F. V: 4.1 S.F. L: 7.7 S.F. V: 4.1 S.F. EAST ELEVATION Scale: 3/16" = 1'-0" DRAWING TYPE DRAWN PT JOB # SHEET PRELIMINARY SET PERMIT / FINAL 4 OF 5 SHTS.

15 2941 L: 5.8 S.F. V: 3.1 S.F L: 5.8 S.F. V: 3.1 S.F L: 5.8 S.F. V: 3.1 S.F. BUILDER & DESGIN INC. 23 6TH STREET W L: 15.4 S.F. V: 8.2 S.F. L: 15.0 S.F. V: 7.5 S.F. L: 7.7 S.F. V: 4.1 S.F. SOUTH ELEVATION Scale: 3/16" = 1'-0" 4711 Willow Springs Road, Suite 8, La Grange, IL tromparchitects@sbcglobal.net Ph: (708) Fax: (708) Tromp Architects LTD Tromp Architects LTD LICENSE EXPIRATION DATE: 11/30/ L:8.2 S.F L:8.2 S.F. I HEREBY CERTIFY THAT THESE DRAWINGS WERE DONE UNDER MY DIRECT SUPERVISION & TO THE BEST OF MY KNOWLEDGE CONFORM TO CODES & LOCAL ORDINANCES OF THE 3525 L: 4.2 S.F. V: 4.5 S.F L: 4.2 S.F. V: 4.5 S.F. DATE 10/16/15 TITLE SHEET 2941 L: 5.8 S.F. V: 3.1 S.F. WEST ELEVATION Scale: 3/16" = 1'-0" DRAWING TYPE DRAWN PT JOB # SHEET PRELIMINARY SET PERMIT / FINAL 5 OF 5 SHTS.

16 October 19, 2015 Village of Downers Grove Department of Community Development 801 Burlington Avenue Downers Grove, IL Phone Dear Sir or Madam: This letter is to ask permission to relieve the section of zoning ordinance, Section B from the property known as the following: 23 6 th Street, Downers Grove, IL Property Index Number = Project Summary We the owners of the property are seeking a Zoning Exception for the purpose of providing relief from Section (Lot and Building Regulations) of the Village of Downers Grove Zoning Ordinance. Specifically, the request is for relief from the required side yard setback on the east side of the lot, for the purpose of adding a second floor addition to our existing home at 23 6 th Street. The ordinance requires a side yard setback of 10% of the lot width or 5 feet, whichever is greater. The lot is 67.7 feet in width, thereby requiring an approximately 6 9 setback. The required side yard setback is 6 9 for this lot. The existing set back on the whole east side of the existing home is approximately 6 3/4. The owners seek to have the new addition encroach no further than that of the encroachment of their current home. The exception to be considered is for a second floor addition. The desire is to vertically align the east face of the new second floor addition with the existing first floor wall. The exemption would allow an aesthetically pleasing stacking of the second floor above the first floor, thereby avoiding an otherwise awkward 9 offset would occur on this wall and roof. The second reason for the exception would eliminate an offset of the structural loads if the walls do not stack. The Zoning Exception requested is extremely minimal, less than 9 at the encroachment. The condition creating the need for this exception was created years ago. If granted, the exception will not affect or be noticeable to any of the surrounding properties, and only marginally affect the home located on the adjacent property to the east.

17 Also, the materials proposed for the new additions would closely match the existing exterior materials, and with the alignment of the first and second floors, be a more pleasing solution than one that was in strict compliance with the current setback requirement. In order for this exception to be granted, the structure must meet the criteria of Section C2 a e. It is our belief that we clearly meet that criteria. a. (As stated in Downers Grove Zoning Ordinance) the extended wall will comply with all other applicable lot and building regulations (other than the nonconforming setback); b. The extended wall will comply with all other applicable lot and building regulation, including rear setback, eave height and building height c. (As stated in Downers Grove Zoning Ordinance) the extension will not obstruct farther into the required setback than the existing exterior building d. The extension does not obstruct farther into the required setback than the existing exterior wall. The second floor addition will not extend the horizontal length of the existing non conforming wall. e. (As stated in Downers Grove Zoning Ordinance) the horizontal or vertical wall extension does not include windows that allow views onto an abutting lot occupied by a detached house; f. The vertical wall extension does not include windows which allow direct views on to the abutting lot occupied by a detached home. The proposed wall extensions limit the windows to higher transom windows, thereby limiting views onto the adjacent lot. In fact, the windows that are proposed would have a much more minimal effect on the adjacent property than windows which could be designed into the home on a fully compliant addition. g. (As stated in Downers Grove Zoning Ordinance) the appearance of the expansion will be compatible with the adjacent property and neighborhood; and The appearance of the expansion will be compatible with the adjacent property and neighborhood, as the materials and roof line of the proposed addition is matching the materials of the existing home. h. (As stated in Downers Grove Zoning Ordinance) the expansion will not be detrimental to the existing character of development in the immediate neighborhood or endanger the public health, safety, or general welfare. The expansion will not be detrimental to the existing character of development in the immediate neighborhood or endanger the public health, safety, or general welfare. The dimension of the proposed exception is minimal, 9, that in no way will it have any detrimental effects at all. Sincerely, Anthony R. Passarelli Cynthia M. Passarelli