HomeMy Public PortalAbout1991-08-20 ZBA minutesPLAINFIELD ZONING BOARD OF APPEALS
DATE: August 20, 1991 AT: Village Hall
COMMISSIONERS PRESENT: Vice Chairman Sobkoviak, M. Krippel,
W. Schempf, D. Norris, H. Bayer,
T. Consola.
ALSO PRESENT: P. J. Waldock, Planner
K. Dania, Secretary
Vice Chairman Sobkoviak called the meeting to order at 7:00 p.m.
Roll call was taken. Chairman Simmons was absent.
There being no additions or corrections, Vice Chairman Sobkoviak
declared the minutes of the August 6, 1991 meeting approved as
presented.
Case No. 320-72691V Gary Lichtenwalter
Requesting variance to allow 3 single-family lots 7,864 sq. ft,
8,302 sq. ft and 8,738 sq. ft. where 12,000 sq. ft. is the
minimum each with access to a private street.
Location: 505 James Street
Mr. Waldock summarized his report to the Board. There are three
~ ~ requests with this case: A variance, rezoning and plat approval.
This is a complicated case. The site was landlocked with occupied
lots around it. Since the August 28, 1990 tornado, the owners
purchased Lot 8 of Fairbanks Addition.
The subject site is a vacant 34,599 sq. ft. tract comprised of
three lots and a vacated portion of Chicago Street.
The site has been discussed informally at several Plan Commission
and Village Board meetings. The owners first proposed a townhouse
development which was not supported by the Board. The Village then
considered purchasing the property for a future parking lot, but
this was dropped due to access problems. The owners again approached
the Board with an informal plan for development of the site with
three single-family homes served by a private drive. The Board
did not object to this plan.
Applicants propose rezoning from B-3 to Residence A to provide
uniformity of zoning the the single-family development. Variances
from lot area requirements and the subdivision are proposed.
Due to its landlocked nature, it is difficult to develop the
subject site without variances. In its present form, only one
single-family could be accommodated without a variance.
PLAINFIELD ZONING BOARD OF APPEALS
August 20, 1991
Page Two
Findings of staff are as follows:
1. The property is unique in its placement in the
center of a block.
2. Hardship in this case is caused by lack of frontage
to primary lot area.
3. The site is dependent on adjoining parcels for access
to public streets.
Staff recommends that the Village should once again explore
alternative public uses for the site. If all are found unacceptable,
staff recommends the approval of the variance subject to the
following stipulations:
1. .Provide a landscape plan.
2. Comply with all requirement of the Village Engineer and
Plainfield Fire Protection District.
Petitioners Gary Lichtenwalter and Gary. Pfeiffer were duly sworn.
Mr. Lichtenwalter briefly discussed the history of this site and
his proposal to build three single-family homes that would comply
with the building codes as far as square footage. These homes
would be rental units. Cost of construction will be in the
neighborhood of $120,000 to $135,000 per house. The homes will be
1300 sq. ft. with full basements. He discussed landscaping and
maintenance.
M. Krippel asked if any other taxing bodies were contacted
regarding an alternate use for this site. Mr. Pfeiffer stated
they wrote a letter to the Park District in 1988. The Park
District was not interested.
E. Schrader (Fire District) stated they will have some questions
on the site plan. Has no comments on zoning or variance issues.
Many of the adjoining landowners were present and expressed their
concerns to the Board.
Mr. Larry See, President of the Park District, stated they did
receive a letter from Mr. Pfeiffer. The Park District turned it
down. They have no desire for the site right now -- could not
find a good use for it.
Mr. See is also an adjoining landowner and stated he would like to
have a 6 ft. privacy fence put up for screening. Would like the
fence put up before construction starts.
PLAINFIELD ZONING BOARD OF APPEALS
August 20, 1991
Page 3
Ms. Pat Mentzer, adjoining .landowner, stated she does not
understand why you have to squeeze three homes on the lot.
The lot meets the standards for two houses. Concerned that
the homes will be real small.
Mr. Gary Lichtenwalter stated the homes will be 1300 square
feet of living area. They will be rentals and yard maintenance
will be taken care of. He is not in favor of putting up a fence
for screening. He would prefer landscaping. If a fence is put
up prior to construction, it will hinder the construction.'
Many of the adjoining landowners requested a fence be put up.
They are also concerned as to what happens if the property is
sold -- who will maintain it. Some felt there should be two
homes instead of three.
The Board then discussed building separation and size of
water and sewer mains.
M. Krippel moved to recommend to the Village Board approval of
the variance request of Gary Lichtenwalter subject to rezoning
and subject to the recommendations of the Village Planner,
Village Engineer and Plainfield Fire Protection District.
Seconded by T. Consola. Vote by roll call.
Krippel, yes; Schempf, yes; Norris, no; Bayer, no; Consola, yes;
Sobkoviak, yes. 4 yes, 2 no. Motion carried.
Adjourn: 8:10 p.m.
a` !
Kay Jan a, Secretary