AGENDA MEMO
CITY COUNCIL
MEETING DATE: May 3, 2010
Issue Statement
PZC
2010-01: 6800 Route 83, Stonecraft: Petitioner
seeks a variation to construct a detached accessory structure, a gazebo, within
the front yard.
Discussion/Overview
At
their respective meetings, both the Planning and Zoning Commission and the
Municipal Services Committee recommend approval of the petition as
presented. The required public hearing
was held on April 7, 2010, by the Planning and Zoning Commission.
A draft ordinance is attached.
The full staff agenda memo follows as
“Additional Information.”
Decision Mode
The Planning/Zoning Commission
considered this item at its meeting on April 7, 2010.
The Municipal
Services Committee considered this item at its meeting on April 26, 2010.
The City Council will
consider this item at its meeting on May 3, 2010.
Additional Information
Issue Statement
PZC
2010-01: 6800 Route 83, Stonecraft:
Petitioner seeks a variation to construct a detached accessory
structure, a gazebo, within the front yard.
Applicable Regulations: Zoning Ordinance: Section 5A-5-9-2(A): Accessory Buildings, Structures and Uses,
Yard Requirements for Accessory Structures.
Zoning
Ordinance: Section 5A-2-2-3: Variations
General Information
Petitioner: Harris Management Services, Ltd.
Sandy
Harris
6800
Route 83
Property
Owner:
6800
Route 83
Property
Location: 6800 Route 83
PIN: 09-23-304-035
Existing Zoning: B-2
Existing Land Use: Shopping center
Surrounding Zoning
and Land Use:
North: R-2
Single-Family Residence: single-family
detached homes.
East: LOP Limited Office Research (
South: B-2 Community Shopping Center District: vacant commercial building.
West: R-2
Single-Family Residence: single-family
detached homes.
Comprehensive Plan Update: Commercial
History: In 1976, the
City Council rezoned the property from R-2 to the B-2 zoning district and
granted a special use for a “cartage and express facility”, providing storage of
goods, motor trucks and other equipment within an enclosed structure, related
to a bakery shop and offices. In 1980, the
City Council amended the special use to permit an automobile service station,
repair facility and car wash related to an automobile service station.
Size of Property: 0.78 acres (33,889 square
feet)
Floodplain: Floodplain map does not show floodplain
on this lot.
Natural Features: None.
Transportation: Property has frontage and access onto Route 83.
Documents Submitted
This report is based
on the following information submitted to the Community Development Department by
the petitioner:
1. Plat of Survey, 1 sheet, prepared by
Professional Land Surveying, Inc., dated December 26, 2007.
2. Site Plan, Elevations, 7 sheets, prepared by Design Studio 83, dated December 11,
2009.
Planning Overview/ Discussion
The subject property is located on the
west side of Route 83, immediately north of the former Butternut Bakery.
The petitioner proposes the following:
1. To construct a stone gazebo at the
northeast corner of the property.
2. To install a new ground sign, using
stone.
3. To construct a stone railing/wall.
4. To alter the façade of the shopping
center, using stone.
The gazebo is the subject of this
variation petition. The gazebo is to be
located at the northeast corner of the property, within the front yard. Per the Zoning Ordinance, detached accessory
structures are not permitted within a front yard.
The gazebo is shown to be approximately
12 feet from the street right-of-way and 14 feet from the north lot line. Since the Zoning Ordinance does not permit
accessory structures within the front yard, a required setback is not provided
in the Zoning Ordinance.
The gazebo will be 12 feet x 12 feet,
with a total height of 15 feet to the roof ridge. The size and height do not present a City
Code issue.
The proposed new ground sign complies
with the Darien Sign Code. However, only
one ground sign is permitted on the property.
Therefore, the existing sign is to be removed.
Regarding the proposed stone railing
along the north lot line and at the entrance, for properties zoned business,
the Zoning Ordinance permits fences within the front yard, not exceeding 4-foot
in height and being open type fences.
The proposed stone railing meets these conditions. The railing is setback over 8 feet from the
street right-of-way. Staff does not find
there will be a vision clearance issue for motorists.
The building
façade is not an issue.
The parking lot
is to be repaired in conjunction with the other improvements, regardless of
whether the variation petition is approved
The variation request
must address the following criteria for approval:
1. Whether the
general character of the property will be adversely altered.
2. Whether the
overall value of the property will be improved and there will not be any
potential adverse effects on the neighboring properties.
3. Whether the
alleged need for the variation has been created by any person presently having a proprietary interest in the
premises.
4. Whether the
proposed variation will impair an adequate supply of light and air in adjacent
property, substantially increase congestion in the public streets, increase the
danger of fire or endanger the public safety.
5. Whether the
proposed variation will adversely alter the essential character of the neighborhood.
Staff Findings/Recommendations
Staff does not object to the variation
petition to locate the gazebo within the front yard. The variation petition will not adversely
impact the subject property, nor will it impair the supply of light and air to
adjacent properties, nor will it increase congestion in the public streets.
Staff recommends the Commission make the
following motion recommending approval the petition:
Based
upon the submitted petition and the information presented, the request associated
with PZC 2010-01 is in conformance with the standards of the Darien City Code
and, therefore, I move the Planning and Zoning Commission recommend approval of
the petition as presented.
Planning
and Zoning Commission Review – April 7, 2010
The Planning
and Zoning Commission considered this matter at its meeting on April 7,
2010. The following members were
present: Beverly Meyer – Chairperson,
Robert Erickson, Donald Hickok, Gloria Jiskra, John Lind, Raymond Mielkus,
Kenneth Ritzert, Michael Griffith – Senior Planner and
Members
absent: Ronald Kiefer and Susan Vonder
Heide.
Michael Griffith, Senior Planner, reviewed the staff agenda memo. He described noted that the proposed plan
includes improvements to the façade of the shopping center using stone, stone
railings/wall, new free-standing sign using stone and a gazebo using
stone. He stated the variation is to
permit a detached accessory structure within the front yard. He passed around a stone sample provided by
the petitioner.
Luigi Sardone, Stonecraft, the
petitioner, described the proposed improvements, including the gazebo. He stated the parking lot will also be
repaired.
Chairperson Meyer asked if the stone wall
would be illuminated. She also asked if
the gazebo will be on a foundation.
Ms. Sardone stated there are already
light poles which will remain. He stated
the gazebo will be on a foundation.
Commissioner Hickok stated the
improvements should help the center. He
stated that he did not a problem with the request.
Commissioner Jiskra asked if the stone
color would be the same as the sample, and how it would be maintained, cleaned.
Mr. Sardone stated the stone used will
match the sample. He stated the stone
will be power washed periodically and sealed.
He stated this is done every 5-7 years to maintain the stone.
Commissioner Ritzert asked if there was a
vision clearance problem.
Mr. Griffith stated that staff does not
think there will be a vision clearance problem for motorist entering or leaving
the center.
There was not anyone from the public to
offer comments.
Without further discussion, Commissioner
Hickok made the following motion, seconded by Commissioner Mielkus:
Based
upon the submitted petition and the information presented, the request associated
with PZC 2010-01 is in conformance with the standards of the Darien City Code
and, therefore, I move the Planning and Zoning Commission recommend approval of
the petition as presented.
Upon a roll call vote, THE MOTION
CARRIED by a vote of 6-1.
Ayes: Meyer, Erickson, Hickok, Jiskra, Mielkus, Ritzert
Nays: Lind
Absent: Kiefer, Vonder Heide
Municipal
Services Committee Review – April 26, 2010
The Municipal Services Committee
considered this matter at its meeting on April 26, 2010. The following members were present: Alderman Joseph Marchese – Chairman, Alderman
Michael Griffith, Senior Planner, briefly reviewed the staff agenda memo. He described the request, noted the public
hearing and the Planning and Zoning Commission’s recommendation.
Alderman Galan stated the proposed plan
would enhance the property.
Alderman Schauer stated he did not have a
problem with the plan.
There was not anyone from the public to
offer comments.
Without
further discussion, Alderman Galan made a motion to recommend approval of the
petition as presented, seconded by Alderman Schauer.
Upon a voice vote, THE MOTION
CARRIED by a vote of 3-0.