PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing to consider variances to permit a detached garage at 1141 Basswood Drive- PZC 24-1-085
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Brad Iwicki, Assistant Planner
ENTITLEMENTS REQUESTED:
A petition for approval of four variances in order to construct a detached garage:
1. A variance to Section 6-2-3:3.1 (Yard Requirements) to permit the detached garage eaves to extend greater than three (3) feet into the required interior side yard setback.
2. A variance to Section 6-2-10:1 (Accessory Buildings, Structures and Uses of Land) to permit a detached garage to encroach into the five (5) foot setback required for detached accessory structures.
3. A variance to Section 6-2-10:3 (Accessory Buildings, Structures and Uses of Land) to permit a detached garage to exceed the eighteen (18) foot height limitation for detached accessory structures.
4. A variance to Section 6-2-10:5 (Accessory Buildings, Structures and Uses of Land) to permit a detached garage to exceed the maximum 25% of required yard occupied for the detached accessory structure in the required rear yard.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for PZC 24-1-085 was published in the Naperville Sun on Sunday, September 1, 2024.
BACKGROUND:
The property is located on the east side of Basswood drive between Tanoak Lane and Tamarack Avenue and is zoned R1A (Low Density Single-Family Residence District). The property is approximately 9,612 square feet and is improved with a single-family residence and detached garage.
DISCUSSION:
The petitioner, Matthew Crary, on behalf of the owners Matthew and Casey Crary, has submitted a petition for approval of variances to construct a detached garage. The petitioner intends to demolish the existing 585 square foot detached garage located at the rear of the property and construct a new 1,200 square foot garage. The existing two-car detached garage is approximately 13 feet 2 inches tall and 2.73 feet from the north interior side property line and 10 feet from the rear property line. The garage is non-conforming due to the proximity to the interior side property line. The petitioner notes that the existing garage is dilapidated and needs replacement.
The new detached garage provides two enclosed parking spaces, an attic for storage, and working space for the homeowner and includes a fire-blocking wall on the north wall, where the setback is not met to reduce the potential fire risk to neighboring property. The close proximity to the property line would allow the homeowner to easily enter and exit the garage with both vehicles. The proposed construction conflicts with the Zoning Code and requires approval of several variances in order to move forward:
• Yard Requirements Variance. Section 6-2-3:3.1 states that all required yards shall be unobstructed from the ground level to the sky except eaves, among other architectural features, may extend three (3) feet into a required interior side yard. On the site plan, the proposed detached garage is shown to be 3 feet from the interior side property line and the eaves overhang 1.75 feet from the exterior wall of the garage, resulting in the eaves extending 3.75 feet into the required accessory structure setback of 5 feet. The eaves are proposed to be 1.25 feet from the interior side property line.
• Detached Accessory Structures Setback Variance. The accessory structure regulations of the Municipal Code, Section 6-2-10:1, states that detached accessory structures shall not be located within five (5) feet of any rear or interior side lot line. The existing detached garage is non-conforming as the garage is 2.72 feet from the north interior side property line. The petitioner proposes the new garage to be 3 feet from the north property line. There is not a public utility and drainage easement along this interior side property line.
• Detached Accessory Structures Height Variance. Section 6-2-10:3 regulates the height of detached accessory structures to a maximum of 18 feet. The architectural plans show the proposed detached garage is 18 feet 8½ inches tall, which would allow 12-foot ceilings and result in a detached garage that is 5 feet 6.5 inches taller than the existing garage. In the Response to Standards, the petitioner notes that a 6-foot-tall privacy fence is currently constructed along the rear and interior side property lines and mature trees provide natural screening from the property to the west, adjacent to the rear yard.
• Detached Accessory Structures Rear Yard Lot Coverage Variance. Section 6-2-10:5 states that detached accessory structures are only permitted to occupy 25% or 480 square feet (whichever is greater) of the required rear yard. Being in the R1A Zoning District, the subject property requires a 30-foot rear yard setback and has a lot width of 80 feet. The required rear yard area is 2,400 square feet. The proposed detached garage is permitted to occupy a maximum of 600 square feet; 720 square feet is proposed to be occupied, requiring a variance. The location of the proposed detached garage provides that 480 square feet is located out of the required rear yard and does not contribute to this calculation.
Due to the number of variances being requested, Staff is not in support of the requests for the following reasons:
• Intensity of proposed structure. The significant increase in vertical and horizontal bulk and the roof eaves overhanging near the north property line warrants that the structure meet the required 5-foot setback for detached accessory structures. Meeting the required 5-foot setback can decrease the visual bulk. Based on the Response to Standards provided, the increased floor area and height of the garage are necessary for parking vehicles, providing storage, and allowing a workspace. The petitioner states that two vehicles will park in the detached garage, leaving a large amount of floor area for other uses. It is unclear what the homeowner intends to store in the garage or what type of work is being conducted to warrant the untypically high ceiling and extensive floor area.
• Unclear hardship defined for each variance. Staff believes that one or more variances could be eliminated by modifying the garage design or location. The Response to Standards does not identify a hardship or unique circumstances that the homeowner is facing for each variance requested, nor does it adequately identify how the homeowner is unable to comply with the standard code requirements, rather the hardship is created by the desire for a large garage and lacks explanation of topographic or geometric constraints on the property.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Variance for both requests can be found in the attachments. Staff does not concur with the petitioner’s responses for the reasons noted above and recommends their denial by the Planning and Zoning Commission.
Key Takeaways
• The subject property is improved with a single-family home and a detached garage. The owner intends to demolish the existing 585 square foot detached garage located at the rear of the property and construct a new 1,200 square foot garage
• Variances required include relief from the yard requirements and accessory structure height limitation, setback requirement, and yard occupancy limit.
• Staff is not supportive of the requested variances due to the number of variances required for the construction of the proposed detached garage.