ANSWERS TO QUESTIONS IN VARIATION APPLICATION

Transcription

1

2

3

4 ANSWERS TO QUESTIONS IN VARIATION APPLICATION BACKGROUND: Working with Cliff Town of Town Studios Architects and Cliff Toberman of Toberman & Associates Civil Engineers and Surveyors petitioner, the architect, and the engineer on the project have compiled the answers to the questions from the variation application below. Cliff Town can be contacted for further clarification at Town Studio Architects 1297 Shermer Rd, Northbrook, IL Tel. (847) Cliff Toberman can be contacted at Toberman & Associates, LLC 115 S. Wilke Road, Suite 301, Arlington Heights, IL Tel: Petitioner is looking to construct a new single-family detached residence at the front yard setback of 30 feet instead of a minimum front yard setback of feet. 2. The irregular shape of the lot being on one side and on the other create particular challenge in constructing conventional home while creating private backyard area for the family to enjoy. In addition to having irregular lot shape the topography of the lot and the large swale running through the yard further reduce the usability of the lot. The swale along northern line of the lot and the eastern line of the lot is lined with mature trees the owner wishes to preserve as much as possible. When all of these factors are combined this places significant burden on the design and placement of the home on the lot. The topography and the shape of the lot do not present many choices about the placement of the home. Placing a home on the required setback of house causes the home to be located in the close proximity of the existing drainage patterns (please refer to the geodetic site plan showing the overflow patterns and the house placed at feet). The southeast corner of the house would be located approximately 20 feet from the existing swale which will put burden on the drain tile and sump pump during large rain event. Furthermore, placing the house at feet setback will not follow existing conditions and will require substantial alteration of existing ground elevations. Per discussion with the civil engineer on this project best practices call for doing as little alterations as possible to existing ground elevations. Please see attached letter from Toberman Engineering and the geodetic site plan showing both setbacks and overflow routes. 3. Ridgewood is not a typical street on a rectangular grid. The curving nature of Ridgewood produces varying front yard setbacks for each home. Unlike many other Glenview streets, there is no common rhythm or theme for the setbacks. As the street meanders, the front yard distances become randomized. (See Aerial Street document 1). The Aerial Street document 1 has a line drawn on it to demonstrate what the setback of the house to the north would be like had the street been straight. In this case for 1777 Ridgewood, the road makes a bend to the West to produce an artificially large setback for the neighboring home to the

5 ANSWERS TO QUESTIONS IN VARIATION APPLICATION North. This creates a setback penalty for the subject property, if the setback average is used. The property to the North is rather an outlier. If you look at the homes to the South of 1777 E. Ridgewood where Ridgewood lane straightens out the homes at 1749, 1741, and 1737 all have front yard setback around feet or so. Namely 1749 is at feet, 1741 is feet and 1737 is at feet, please see attached surveys and the Aerial Street Document 2. In addition if you draw a straight line through the properties to the North (see Aerial Street document 1) the front yard setback becomes similar to the existing setback of feet at Ridgewood. Averaging the setbacks with the neighbor properties which include one unique outlier creates a large front yard setback for In addition the large swale running the property is clearly a unique condition and is not found elsewhere further complicating home positioning and usability. 4. Building the home at front yard setback will not introduce dramatic changes to the look and feel of the neighborhood. a. The existing property is built at front setback. b. The neighboring home to the North is rotated away from the property because of the bend in the road to the West and as such there is no impact to the supply of light or air. In addition two homes are separated by existing swale lined with mature trees which further reduces any potential impact of homes on each other. On the other hand positioning the home at required setback would create a bigger negative impact on the house to the north because it would bring the houses closer together reducing the privacy of the backyards for both of them. c. Position of the roadway within the right-of-way would make my home appear further away from the street because of the distance from pavement to my front line. The neighbor s pavement to the north is much closer (actually encroaching) to their front line. d. Coming from the South end of the Ridgewood before Kenilworth Lane homes will appear much more uniform in their front setbacks. e. Should the property to the North be ever redeveloped it is likely to be pushed closer to the front line as that would be more optimal location. 5. We have considered different potential locations of the house on the lot as well as different designs of the house. One of the requirements of the homeowners is having a first floor bedroom for their aging parents. The homeowners wish to have customary patio placement accessible from the kitchen and eating area. The irregular shape of the lot makes it impossible to position the home any other way and have a simple home layout without further sacrificing usability of the house and the backyard. 6. Because of the unique shape and topography of the lot the proposed location of the house is the only viable option. The Applicant is not looking for the least expensive construction option, the cost of constructing the proposed home will the same irrespective of the position of the house. At the same time applicant is looking to construct a home of substantial value contributing to the overall appeal of the

6 ANSWERS TO QUESTIONS IN VARIATION APPLICATION neighborhood. If the home was to be constructed with the required front yard setback the marketability of the final product would be significantly reduced due to the irregular shape of the lot and very limited if awkward resulting backyard area. Should the home be ever put up for sale the appeal and the usability of the home will suffer substantially thus reducing the resale value. In addition extra engineering work would be required to mitigate close proximity of the existing overflow route, please refer to the letter from Toberman Engineering for more details.

7 Civil Engineers & Surveyors 115 S. Wilke Road, Suite 301 Arlington Heights, IL Phone: Fax: Web: Design Firm No (Expires 04/30/17) April 12, 2017 Re: 1777 E. Ridgewood Lane, Glenview The following outlines the site problems created by adhering to a Village required 53.5' yard front-yard building setback. The first noteworthy item is that the property is not trapezoidal shaped, which results in the south side-yard lot line being only 103.5' whereas the north side-yard lot line is 197'+/-. This results in a rear yard width that varies significantly from north to south resulting in a much smaller usable rear-yard area than typical rectangular lots. Thus, having the required Village front-yard setback results in a hardship for typical use of a rear yard that would include a patio area, usable lawn area as well as room for any future addition(s). To create additional lawn area under these circumstances would require the removal of existing mature/quality trees that are better served as a buffer between the adjacent properties. Regarding overall site drainage, the property's existing topography channels offsite storm water drainage around the perimeter of the site in swales towards the southeast rear corner of the property. Also, there is an existing drainage structure located at the southwest corner of the property that ties into the recent storm sewer improvements along Ridgewood lane. Off-site drainage routes through the site must be maintained under proposed home/lot development plans in the event that the existing storm sewer becomes overloaded. Per a discussion with the Village, the south overflow route shall remain unchanged. Having the required Village front-yard setback results in a hardship since the rear building foundation would be within 20' of off-site drainage route through the rear/east portion of the site. Equally important, the foundation would be in close proximity to possible sub-surface groundwater that would cause the sump pump to be frequently running and prone to failure. Another hardship would be the financial incremental costs of having to fill the existing home's foundation and having to excavate a significant more quantity of soil for the new foundation and basement. The desired front-yard setback would be at the existing 30' where higher ground existing today and existing basement area expanded (vs. filled). Thus, the basement would be less prone to subsurface drainage concerns now or in the future. Sincerely, Cliff J. Toberman Cliff J. Toberman, P.E. Principal Engineer 1

8

9

10

11

12

13

14 U:\2017 JOBS\h 2017 Glenview Homes\ (PROPOSED NEW RESIDENCE) 1777 E. Ridgewood Lane (GLENVIEW)\ ( DK) Full Required Setback.dwg, 4/13/2017 1:57:06 PM

15 U:\2017 JOBS\h 2017 Glenview Homes\ (PROPOSED NEW RESIDENCE) 1777 E. Ridgewood Lane (GLENVIEW)\ ( DK) 30 Foot Setback.dwg, 4/13/2017 1:56:46 PM

16

17

18

19 S 0 04'11" E ' (M) PROPERTY ADDRESS: 1777 E RIDGEWOOD LANE EAST GLENVIEW, ILLINOIS SURVEY NUMBER: IL FIELD WORK DATE: 11/14/2016 REVISION DATE(S): (REV.0 11/15/2016) THAT PART OF LOT 33 LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING ON THE EAST LINE OF LOT 33, 57.0 FEET SOUTH OF THE NORTHEAST CORNER OF LOT 33, THENCE SOUTHWESTERLY ALONG A LINE MAKING AN ANGLE WITH THE SAID EAST LINE OF 61 DEGREES, NO MINUTES, ( AS MEASURED FROM SOUTH TO WEST) A DISTANCE OF FEET, THENCE WESTERLY 78.0 FEET MORE OR LESS TO A POINT ON THE WESTERLY LINE OF SAID LOT 33, 73.0 FEET SOUTH OF THE ANGLE POINT IN SAID WESTERLY LINE (AS MEASURED ALONG SAID WESTERLY LINE) SAID ANGLE POINT BEING ALSO THE MOST WESTERLY CORNER OF LOT 33, ALL IN GLEN OAK ACRES, BEING A SUBDIVISION IN THE WEST 1/2 OF THE WEST 1/2 OF SECTION 25, TOWNSHIP 42 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. 25.0' N 67 08'18" E 78.56' (M) 17.14' REMAINDER OF LOT 33 (NOT INCLUDED) 122.0' (R) N 61 00'17" E ' (M) 12.81' PART OF SQ.FT.± X X X X X X X 1/2" SIR 3.4' OFF 3.3' OFF 5/8" FIP 73.22' N 35 53'47" W ' (R) ' (M) // // // // // W.F. 1/2" SIR C-1 5/8" FIP 29.77' ' (R) S 90 00'00" W ' (M) LOT 32 5/8" FIP 0.7' OFF STATE OF ILLINOIS COUNTY OF GRUNDY } SS THIS IS TO CERTIFY THAT THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS MINIMUM STANDARDS FOR A BOUNDARY SURVEY. GIVEN UNDER MY HAND AND SEAL THIS 14TH DAY OF NOVEMBER, 2016 AT 316 E. JACKSON STREET IN MORRIS, IL ILLINOIS PROFESSIONAL LAND SURVEYOR No LICENSE EXPIRES 11/30/2018 EXACTA LAND SURVEYORS LB# 5763 KENN ST A T ETH PROFESSIONAL LAND SURVEYOR MORRIS, IL E O F A. I L KENNEDY L O I N S I N THE ABOVE SURVEY IS A PROFESSIONAL SERVICE IN COMPLIANCE WITH THE MINIMUM STANDARDS OF THE STATE OF ILLINOIS. NO IMPROVEMENTS SHOULD BE MADE ON THE BASIS OF THIS PLAT ALONE. PLEASE REFER ALSO TO YOUR DEED, TITLE POLICY AND LOCAL ORDINANCES. COPYRIGHT BY EXACTA ILLINOIS SURVEYORS. THIS DOCUMENT MAY ONLY BE USED BY THE PARTIES TO WHICH IT IS CERTIFIED. PLEASE DIRECT QUESTIONS OR COMMENTS TO EXACTA ILLINOIS SURVEYORS, INC. AT THE NUMBER IN THE BOTTOM RIGHT CORNER. POINTS OF INTEREST NONE VISIBLE CLIENT NUMBER: DATE: 11/15/2016 BUYER: ALEXANDER GAVRILOV AND ANNA GAVRILOV SELLER: CATHERINE M. LA PLANTE AS TRUSTEE OF CATHERINE M. LA PLANTE DECLARATION OF TRUST DATED JULY 21, 2014 CERTIFIED TO: ALEXANDER GAVRILOV AND ANNA GAVRILOV; CHICAGO TITLE INSURANCE COMPANY; ITS SUCCESSORS AND/OR ASSIGNS; AS THEIR INTERESTS MAY APPEAR This is page 1 of 2 and is not valid without all pages.

20 REPORT OF SURVEY IL This is page 2 of 2 and is not valid without all pages. LEGAL DESCRIPTION: THAT PART OF LOT 33 LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING ON THE EAST LINE OF LOT 33, 57.0 FEET SOUTH OF THE NORTHEAST CORNER OF LOT 33, THENCE SOUTHWESTERLY ALONG A LINE MAKING AN ANGLE WITH THE SAID EAST LINE OF 61 DEGREES, NO MINUTES, ( AS MEASURED FROM SOUTH TO WEST) A DISTANCE OF FEET, THENCE WESTERLY 78.0 FEET MORE OR LESS TO A POINT ON THE WESTERLY LINE OF SAID LOT 33, 73.0 FEET SOUTH OF THE ANGLE POINT IN SAID WESTERLY LINE (AS MEASURED ALONG SAID WESTERLY LINE) SAID ANGLE POINT BEING ALSO THE MOST WESTERLY CORNER OF LOT 33, ALL IN GLEN OAK ACRES, BEING A SUBDIVISION IN THE WEST 1/2 OF THE WEST 1/2 OF SECTION 25, TOWNSHIP 42 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. JOB SPECIFIC SURVEYOR NOTES: SURVEYOR BEARINGS ARE USED FOR ANGULAR REFERENCE AND ARE USED TO SHOW ANGULAR RELATIONSHIPS OF LINES ONLY AND ARE NOT RELATED OR ORIENTATED TO TRUE OR MAGNETIC NORTH. BEARINGS ARE SHOWN AS SURVEYOR BEARINGS, AND WHEN SHOWN AS MATCHING THOSE ON THE SUBDIVISION PLATS ON WHICH THIS SURVEY IS BASED, THEY ARE TO BE DEEMED NO MORE ACCURATE AS THE DETERMINATION OF A NORTH ORIENTATION MADE ON AND FOR THOSE ORIGINAL SUBDIVISION PLATS. NORTH 0 DEGREES EAST IS ASSUMED AND UPON PREPARATION OF THIS PLAT, THE RESULTING BEARING BETWEEN FOUND POINTS AS SHOWN ON THIS SURVEY IS THE BASIS OF SAID SURVEYOR BEARINGS AS DEFINED AND REQUIRED TO BE NOTED BY ILLINOIS ADMINISTATIVE CODE TITLE 68, CHAPTER 12, SUBCHAPTER b, PART 1270, SECTION , PARAGRAPH b, SUBPARAGRAPH 6, ITEM K. GENERAL SURVEYOR NOTES: 1. The Legal Description used to perform this survey was supplied by others. The survey does not determine or imply ownership. 2. This survey only shows improvements found above ground. Underground footings, utilities and encroachments are not located on this survey map Any additions or deletions to this 2 page survey document are strictly prohibited. 6. Dimensions are in feet and decimals thereof. 7. Due to varying construction standards, house dimensions are approximate All pins marked as set are 5/8 diameter, 18 iron rebar Points of Interest (POI's) are selected above-ground improvements which may be in conflict with boundary, building setback or easement lines, as defined by the parameters of this survey. There may be additional POI's which are not shown, not called-out as POI's, or which are otherwise unknown to the surveyor. These POI's may not represent all items of interest to the viewer. 12. Utilities shown on the subject property may or may not indicate the existence of recorded or unrecorded utility easements. 13. The information contained on this survey has been performed exclusively, and is the sole responsibility, of Exacta Surveyors. Additional logo or references to third party firms are for informational purposes only. 14. House measurements should not be used for new construction or planning. Measurements should be verified prior to such activity. LEGEND: A/C B.R. B.C. B.F.P. BLK. BLDG. BM B.R.L. BSMT. B/W (C) C CATV C.B. CHIM. C.L.F. C.O. CONC. COR. CS/W C.V.G. C/L C/P C/S (D) D.F. D.H. D/W ELEV. ENCL. ENT. EM F.O.P. E.O.W. EUB (F) FCM F/DH F.F. FIP FIPC FIR FIRC FN FN&D FND. FPKN FPKN&D FRRSPK GAR. GM AIR CONDITIONING BEARING REFERENCE BLOCK CORNER BACKFLOW PREVENTOR BLOCK BUILDING BENCHMARK BUILDING RESTRICTION LINE BASEMENT BAY/BOX WINDOW CALCULATED CURVE CABLE TV RISER CONCRETE BLOCK CHIMNEY CHAIN LINK FENCE CLEAN OUT CONCRETE CORNER CONCRETE SIDEWALK CONCRETE VALLEY GUTTER CENTER LINE COVERED PORCH CONCRETE SLAB DEED DRAIN FIELD DRILL HOLE DRIVEWAY ELEVATION ENCLOSURE ENTRANCE ELECTRIC METER EDGE OF PAVEMENT EDGE OF WATER ELECTRIC UTILITY BOX FIELD FND. CONCRETE MONUMENT FOUND DRILL HOLE FINISHED FLOOR FOUND IRON PIPE FOUND IRON PIPE & CAP FOUND IRON ROD FOUND IRON ROD & CAP FOUND NAIL FOUND NAIL AND DISC FOUND FOUND PARKER-KALON NAIL FOUND PK NAIL & DISC FOUND RAILROAD SPIKE GARAGE GAS METER ID. ILL. INST. INT. L LB# LS# (M) M.B. M.E.S. M.F. N.R. N.T.S. O.C.S. O.G. OFF OH. OHL ON O.R.B O.R.V. O/A O/S (P) P.B. P.C. P.C.C. P.C.P. P/E PG. P.I. PLS PLT P.O.B. P.O.C. P.P. P.R.C. P.R.M. PSM P.T. R (R) RGE. RES. R/W (S) S.B.L. S.C.L. SCR. IDENTIFICATION ILLEGIBLE INSTRUMENT INTERSECTION LENGTH LICENSE # - BUSINESS LICENSE # - SURVEYOR MEASURED MAP BOOK MITERED END SECTION METAL FENCE NON RADIAL NOT TO SCALE ON CONCRETE SLAB ON GROUND OUTSIDE OF SUBJECT PARCEL OVERHANG OVERHEAD LINES INSIDE OF SUBJECT PARCEL OFFICIAL RECORD BOOK OFFICIAL RECORD VOLUME OVERALL OFFSET PLAT PLAT BOOK POINT OF CURVATURE POINT OF COMPOUND CURVATURE PERMANENT CONTROL POINT POOL EQUIPMENT PAGE POINT OF INTERSECTION PROFESSIONAL LAND SURVEYOR PLANTER POINT OF BEGINNING POINT OF COMMENCEMENT PINCHED POPE POINT OF REVERSE CURVATURE PERMANENT REFERENCE MONUMENT PROFESSIONAL SURVEYOR AND MAPPER POINT OF TANGENCY RADIUS or RADIAL RECORD RANGE RESIDENCE RIGHT OF WAY SURVEY SET BACK LINE SURVEY CLOSURE LINE SCREEN SEC. SEP. SEW. S/GD SIRC SN&D SQ.FT. STY. S.T.L. SV S/W S.W. TBM TEL. T.O.B. TWP. TX TYP. U.R. W/C W/F W.F. WM WV V.F. A.E. AN.E. C.M.E. C.U.E. D.E. D.U.E. ESMT. I.E./E.E. IRR.E. L.A.E. L.B.E. L.E. L.M.E. M.E. P.U.E. R.O.E. S.W.E. S.W.M.E. T.U.E. U.E. SECTION SEPTIC TANK SEWER SET GLUE DISC SET IRON ROD & CAP SET NAIL & DISC SQUARE FEET STORY SURVEY TIE LINE SEWER VALVE SIDEWALK SEAWALL TEMPORARY BENCHMARK TELEPHONE FACILITIES TOP OF BANK TOWNSHIP TRANSFORMER TYPICAL UTILITY RISER WITNESS CORNER WATER FILTER WOODEN FENCE WATER METER/VALVE BOX WATER VALVE VINYL FENCE ACCESS EASEMENT ANCHOR EASEMENT CANAL MAINTENANCE ESMT. COUNTY UTILITY ESMT. DRAINAGE EASEMENT DRAINAGE AND UTILITY ESMT. EASEMENT INGRESS/EGRESS ESMT. IRRIGATION EASEMENT LIMITED ACCESS ESMT. LANDSCAPE BUFFER ESMT. LANDSCAPE ESMT. LAKE OR LANDSCAPE MAINTENANCE EASEMENT MAINTENANCE EASEMENT PUBLIC UTILITY EASEMENT ROOF OVERHANG ESMT. SIDEWALK EASEMENT STORM WATER MANAGEMENT EASEMENT TECHNOLOGICAL UTILITY ESMT. UTILITY EASEMENT ELECTRONIC SIGNATURE: In order to Electronically Sign all of the PDFs sent by STARS, you must use a hash calculator. A free online hash calculator is available at To Electronically Sign any survey PDF: 1. Save the PDF onto your computer. 2. Use the online tool at to browse for the saved PDF on your computer. 3. Select the Hash Method as SHA. 4. Click Submit. Your PDF is electronically signed if all of the characters in the SHA-1 code submitted by STARS matches the code which is produced by the hash calculator. If they match exactly, your PDF is electronically signed. If the codes do not match exactly, your PDF is not authentic. PRINTING INSTRUCTIONS: 1. While viewing the survey in Adobe Reader, select the Print button under the File tab. 2. Select a printer with legal sized paper. 3. Under Print Range, click select the All toggle. 4. Under the Page Handling section, select the number of copies that you would like to print. 5. Under the Page Scaling selection drop down menu, select None. 6. Uncheck the Auto Rotate and Center checkbox. 7. Check the Choose Paper size by PDF checkbox. 8. Click OK to print. TO PRINT IN BLACK + WHITE: 1. In the main print screen, choose Properties. 2. Choose Quality from the options. 3. Change from Auto Color or Full Color to Gray Scale. OFFER VALID ONLY FOR THE BUYERS LISTED ON THE FIRST PAGE OF THIS SURVEY: *Offer valid for fence stakeouts and additions to the existing structures only. Offer valid only for the buyer as listed on the first page of this survey. Total discount not to exceed $500. Coupon expires 2 years from the date of issuance. *

21

22

23

24

25

26