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VILLAGE OF PALOS PARK
MINUTES OF THE PLAN COMMISSION MEETING
HELD ON JANUARY 20, 2011
1. ROLL CALL: The meeting of Plan
Commission of the Village of Palos Park, Cook County, Illinois was
called to order at 7:30 p.m. Answering to roll call was Paul Petan,
Julie Kay, Marty Strubin, Michael Sundermeier, Michael Wall and Acting
Chairman John Basso. Chairman Ralph Jones was absent. Also in attendance
was, Steve Manning, Community Development Director and Sally Kinney,
Secretary to the Plan Commission.
2. APPROVAL OF MINUTES: Julie Kay moved, seconded by Michael
Sundermeier, to approve the minutes of the October 21, 2010 as
presented.
Upon roll call vote, the motion carried as follows:
AYES: -6- Julie Kay, Michael Sundermeier, Marty Strubin, Paul Petan,
Michael Wall and Acting Chairman Basso
NAYS: -0-
ABSENT: -1-Jones
3.
PUBLIC HEARING:
A. The Catholic Bishop of Chicago, which is
the corporate owner of the property, had requested special use zoning
approval for a mausoleum. The mausoleum would be private and used by The
Poor Clare Monastery of the Immaculate Conception, located at 12210 S.
Will Cook Road.
Petitioner: David Kumon who represented Poor Clare Monastery stated that
this would be a small mausoleum with 60 crypts for the sisters. It would
be barely visible from Will Cook Road and very secluded. The mausoleum
had been in the plans since the inception of the monastery.
Discussion: Steve Manning said the mausoleum plan shows a one story
brick building located 60’ south of the monastery 258’ from Will Cook
Road. Acting Chairman Basso stated that the area is wooded. Mike Wall
commented that the five acre parcel owned by the Village for a park 500’
south of the Monastery.
Julie Kay asked when the property was annexed to the Village of Palos
Park. Steve Manning said when the 21 acre monastery was annexed in 2007
it was zoned R-1-A with a special use for a monastery. Steve Manning
reminded the Plan Commission that they can place conditions upon the
approval of the monastery.
The Plan Commission took the following action:
Martin Strubin moved, seconded by Julie Kay to recommend approval of the
special Use Zoning without conditions for a mausoleum at the Poor Clare
Monastery at 12210 S. Will Cook Road.
Upon roll call vote, the motion carried as follows:
AYES: (6) Strubin, Kay, Petan, Sundermeier, Wall, Acting Chairman
Basso
NAYS: (0)
ABSENT: (1) Chairman Jones
Acting
Chairman Basso stated that the Plan Commission is a recommending body
and that this matter would be heard by the Village Council on Monday,
February 14, 2011 at 7:30 p.m.
B. To consider an amendment to the zoning code
to reduce the minimum corner side setback for buildings in the R-1-A
district for undersized lots.
Steve Manning stated that the Village Council referred this matter back
to the Plan Commission to take another look at this issue and give the
Village Council a recommendation.
Steve Manning said there was a 3-3 vote by Plan Commission in 2007 on
reducing corner side setbacks to 35’ for all lots but the Council
decided then not to amend. Recent variance cases have generated much
more discussion but no consensus by the Zoning Board of Appeals on an
amendment.
Since 2007 there have been nine requests for corner side setback
variances, which is a rate of three per year. Seven were approved, one
withdrawn, and one is pending. Only three of the nine were for new
houses and only one cited the narrow lot as the only basis. There was
discussion that some people may not apply for a variance because of the
time or cost.
There are several examples of an extra wide house on narrow lots that
face the side street and meet all setbacks. This was not necessarily a
good solution in every case. Some homes can have the interior side yard
reduced or the custom design of a home to fit on a narrow lot. Steve
Manning stated that the Code could be amended to allow the 35’ setback
or grant variances on a case by case basis.
Acting Chairman Basso said that if amended to a 35’ setback and then a
maximum 60% variance would result in a 14’ setback and the outcome would
be a massive house on a lot that would overpower the neighborhood.
Micheal Wall said if that size house is facing a narrow side all of the
surrounding homes would face the back of someone else’s house. Michael
Sundermeier said that every lot is so different that the decision should
be made on a case by case basis. 140 corner lots are undersized and are
less than one acre. The average is three requests per year. Looking at
all nine cases, there were issues other than narrow width. Michael Wall
said they were approved within the variance procedure that was currently
in place.
Acting Chairman Basso said it would not be possible to cover every
situation in our Code. Steve Manning pointed out the opposite argument
that the variance procedure is time consuming and uncertain. The Zoning
Board was trying to improve criteria as they want to make sure that the
Code is usable. It would be easier to build in our town if the setback
was 35’ instead of 50’
Public Comment:
Mike Rush, 8310 W. 123rd
What would stop a homeowner from going into interior lots? A builder can
try to fit their house to the lot, perhaps building up on a ranch.
Steve Manning responded that a big part of his job was to advise people
making their plans to build in the Village. Paul Petan asked how many
people have requested a variance on an empty lot. Steve Manning said
there have been three in the last three years.
Brian and Deb Muldowney, 9333 W. 119th
Brian Muldowney said they hired an architect, had plans made for the lot
his wife grew up on. They were told from the architect that the plans
met Code. They tore the house down and now are told they cannot build
the house due to the setbacks. He said the corner lot and the house that
was built on that lot sets the tone of the neighborhood. They are trying
to improve the property. Their plan was to build a house that looks nice
and fits on the property. Steve Manning said that the lot is slightly
over an acre so the maximum variance they are eligible for is 33%.
Acting Chairman Basso said that it was a beautiful property. He asked
the Muldowney’s why they cannot just build a beautiful home that fits
the property? He suggested that the garage could be moved anywhere on
that property.
The Plan Commission took the following action:
Michael Wall moved, seconded by Marty Strubin to keep the Code as it
currently is and deny recommendation of the Zoning Text Amendment for
the R-1-A District
Upon roll call vote, the motion carried as follows:
AYES: (6) Strubin, Kay, Petan, Sundermeier, Wall, Acting Chairman
Basso
NAYS: (0)
ABSENT: (1) Chairman Jones
4.
OLD BUSINESS: None
5. NEW BUSINESS: Steve Manning said
that Mayor Mahoney was very involved with the Bike Committee which is
non-appointed body where all are who are interested are welcome. The
next meeting for this committee is trying to be set up the first
Wednesday of the month.
Acting Chairman Basso asked how the Cal Sag Trail was progressing. Phase
II engineering has been started and may be ready to start construction
in spring 2011. Steve Manning said the Village was working with ComEd
for easement rights for a trail along the ComEd right of way. The
Village was pursuing both state and federal funding for this project.
Mr. Manning told the Plan Commission that they might be interested in
attending the Bike Committee meeting.
Public Comment
Maria Roger, 12021 S. 93rd Avenue
Mrs. Rogers asked how the Village portion of the Bike Trail was funded.
Mrs. Rogers said that Pat Jones told her the portion was $87,000.
6. ADJOURNMENT: There being no further
business, Michael Wall moved, seconded by Michael Sundermeier, to
adjourn the meeting at 8:39 p.m. Upon voice vote, the motion carried
unanimously.
Minutes respectfully submitted,
________________________
Sally A. Kinney
Secretary to the Plan Commission
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