ZONING BOARD OF APPEALS 2017/09/25 MinutesThe City of Lake Forest
Zoning Board of Appeals
Proceedings of the September 25, 2017 Meeting
A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday,
September 25, 2017 at 6:30 p.m., in the Council Chambers at City Hall, 220 E. Deerpath,
Lake Forest, Illinois.
Zoning Board of Appeals members present: Chairman Louis Pickus and Board members
Michael Sieman, Mark Pasquesi, Richard Plonsker, Kevin Lewis, Nancy Novit and Lisa
Nehring
Zoning Board of Appeals members absent: None
Staff present: Michelle Friedrich, Planning Technician, and Catherine Czerniak, Director of
Community Development
1. Introduction of Board members and staff, overview of meeting procedures.
Chairman Pickus reviewed the role of the Zoning Board of Appeals and asked members
of the Board and staff to introduce themselves.
2. Consideration of the minutes from the July 24, 2017 meeting.
The minutes of the July 24, 2017 meeting were approved as submitted.
5. Consideration of a request for approval of a variance from the side yard setback for a
detached garage addition at 255 Washington Road.
Owner: Lake Forest College
Representative: David Siebert, Director of Facilities Management
Chairman Pickus introduced the agenda item and asked the Board for any Ex Parte
contacts or conflicts of interest. Hearing none, he invited a presentation from the
petitioner and swore in all those intending to speak on the petition.
Mr. Siebert introduced the petition noting that a side yard variance is requested to allow
construction of a detached garage on the property at 255 Washington Road. He noted
that the College recently purchased this property which is adjacent to the Campus. He
stated that the College owns two other residential homes in this area. He noted that
currently, there are no plans to rent out the house or redevelop the property. He stated
however that the College would like to construct a residentially scaled garage on the
property to use for storage. He noted that a Campus parking lot is located to the north
and Halas Hall is located across the street to the west. He noted that as proposed, and to
maximize functionality, the garage door is on the south elevation and the garage is
located three feet from the north property line. He noted that the College does not want
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to make a large investment in the garage, but would like to take advantage of some
additional small scale storage space. He noted that the garage will generally match the
house in color.
Ms. Friedrich stated that there is not currently a garage on the property. She said that the
home was built in 1928, prior to the current zoning setback requirements and noted that
the house is nonconforming with respect to the north property line adding that the
property does not meet either the minimum lot size or lot width. She stated that a
variance is requested to allow construction of a detached garage generally in alignment
with the house, along the north property line. She noted that the house is surrounded by
properties which are all owned by Lake Forest College. She noted that because of the
non-conforming nature of the property, a variance would be required for a detached
garage in any location on the property. She stated that the proposed garage is located
three feet from the north property line. She stated that existing landscaping and fencing
provides screening.
In response to questions from Board member Lewis, Ms. Friedrich clarified that staff is
recommending that a condition be attached to the variance requiring that if the College
sells the property, the door to the neighboring garage must be restored to the south
elevation since no easement exists across the subject property to provide access to the
garage.
In response to questions from Chairman Pickus, Ms. Friedrich explained that the College
relocated the door to the garage on the 674 Illinois Road property to the north side of the
building which requires crossing the 255 Washington Road property to access the garage.
She reiterated that no access easement exists adding that an easement could one be
established due to the limited size of the property. She stated that currently, the
properties are both owned by the College so access across the adjoining property is not
an issue. She noted that the garage door was relocated without the benefit of a permit
and does not comply with Code requirements. She stated that the staff
recommendation is that the matter be corrected prior to any sale of the property to a
private party. She acknowledged that the College is not likely to sell either property so
the condition may never be an issue.
In response to questions from Chairman Pickus, Mr. Siebert said that if either property is
sold, the garage door and fence would be relocated to allow access from Illinois Road
consistent with the property boundaries.
In response to Board member Novit, Mr. Siebert confirmed that the houses at 674 and 241
Illinois Road are occupied by renters. He confirmed that the proposed garage will only
be used for storage.
In response to questions from the Board, Mr. Siebert reviewed the history of the College’s
acquisition of the three residential properties in this area and how the fence and garage
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were modified to allow use by the College on an interim basis. He said that the new
garage is proposed in the location that makes if most functional for the College.
Hearing no further questions from the Board, Chairman Pickus invited public testimony.
Hearing none, he returned the discussion to the Board.
In response to a question from Board member Lewis, Mr. Siebert stated that he has no
concerns about the conditions as recommended in the staff report.
Board member Lewis stated that the variance request is reasonable and that given all
adjacent property is owned by the College, granting the variance will not have an
adverse impact on neighbors.
Board member Nehring stated support for the variance noting that the garage is not
visible from off of the College owned property.
Board member Sieman agreed with the comments of Board members Lewis and Nehring.
He expressed concern about the appropriateness of a condition restricting the future sale
of the property until modifications are made to the garage on the neighboring property.
He stated that he believes that restriction exceeds the purview of the Board because it is
not related to the variance request.
In response to a question from Board member Novit, Mr. Siebert stated that there is not an
access easement over the 255 Washington Road property so if the Illinois Road property is
sold, the garage door would need to be relocated to allow access from Illinois Road.
Board member Novit noted that the reason for the condition would be to assure that the
matter is cleaned up prior to the properties transferring to separate ownerships.
In response to questions from Board member Nehring, Mr. Siebert reviewed the fence
location explaining that after the College acquired the properties, he relocated the
fence to separate the two homes which front on Illinois Road and are rented, from the
Washington Road property. He noted that the Washington Road property is not rented
and is used by the College for storage. He explained that essentially, the fence
expanded the limits of the Washington Road property, informally. He acknowledged that
if the College decides to sell any of the three residential properties individually, the fences
and garage access would need to be re-established consistent with the original property
lines. He stated that the College pursued acquisition of the properties for many years and
it is very unlikely that the College will sell the properties.
Ms. Czerniak offered that given the likelihood that the properties will not be sold off, and
the review process that occurs prior to the City’s issuance of a Transfer Stamp, a condition
relating to the sale of the property is not necessary.
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Board member Lewis agreed noting that the condition is not directly relevant to the
variance requested. He stated that the City Attorney could be consulted to determine
whether the condition is necessary.
Chairman Pickus stated that based on the Board discussion, the condition relating to the
future sale of the property should be eliminated from the consideration of the variance
before the Board. Hearing no other comments from the Board, he invited a motion.
Board member Lewis made a motion to recommend approval of the petition as
presented based on the findings detailed in the staff report. He clarified that no
conditions of approval are included in the recommendation.
The motion was seconded by Board member Novit and was approved by the Board in a
7 to 0 vote.
6. Consideration of updates to the Elawa Farm Master Plan and the associated Special
Use Permit. Elawa Farm is located at 1401 Middlefork Drive.
Owner: The City of Lake Forest
Representatives: City Staff and Elawa Farm Tenants
Chairman Pickus introduced the agenda item and asked the Board for any Ex Parte
contacts or conflicts of interest. Hearing none, he invited an introduction from City staff
noting that the Board will not take any action at this meeting. He swore in all those
intending to speak on this matter.
Ms. Czerniak reviewed how Special Use Permits are used by the City to allow non-
residential uses to be located in residential zoning districts under certain conditions and
subject to specific limitations. She stated that requests for new Special Use Permits are
heard by the Plan Commission and requests for amendments to existing Special Use
Permits are heard by the Zoning Board of Appeals. She reviewed that schools, private
clubs, churches, the College and the hospital are all examples of special uses in the
community. She noted that the current Elawa Farm Master Plan and Special Use Permit
conditions were provided to the Board as background information. She noted that Elawa
Farm was preserved for use as a community facility through a unique partnership in the
late 90’s between the property owner, the Forest Preserve, Lake Forest Open Lands, the
City and the developer. She noted that significant portions of the original 200 acre site
were preserved through a conservation subdivision. She stated that 72 lots, consistent
with the density permitted by the underlying zoning, were developed on the site and 17
acres of the site, including the farm buildings, were conveyed to the City. She stated that
the City ownership includes not only the farm buildings, but also the adjacent public park.
She noted that portions of the site were also conveyed to the Lake County Forest Preserve
and Lake Forest Open Lands Association for preserved open space. She stated that the
original Master Plan for Elawa Farm was considered by the Plan Commission in 2010. She
noted that since that time, the use of Elawa Farm has evolved and as a result,
reconsideration and review of the Master Plan at this time is appropriate to assure that
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the Master Plan and Special Use Permit conditions strike the proper balance between
community use of the facility, raising revenues to support the facility, and the interests of
the surrounding residential neighborhood. She stated that this meeting is intended as an
introduction of the petition. She noted that ultimately, any recommendation issued by
the Board will be forwarded to the City Council for consideration. She suggested that to
gain a good overview of how Elawa Farm operates today, how use of the facility fits into
the neighborhood, and to get an understanding of plans various parties have for the
facility in the future, the Board invite testimony from representatives of the Elawa Farm
Foundation and the Wildlife Discovery Center. She added that a number of neighbors
are present and may want to offer testimony as well. She asked that after hearing
testimony, the Board identify questions, clarifications and additional information that is
needed to allow more in depth discussion at a future meeting. She stated that based on
the Board’s direction, staff will begin to draft updates to the Master Plan and the
conditions of the Special Use Permit for consideration and discussion.
In response to questions from Chairman Pickus, Ms. Czerniak stated that the existing
Master Plan was developed by City staff based on input from the various stakeholders
and ultimately, based on direction from the Plan Commission.
Diane FitzSimmons, President of the Elawa Farm Foundation, reviewed the programs
offered by the Foundation as a tenant at the Farm. She noted that educational
programs are offered on topics relating to the garden and the history of the 100 year old
gentleman’s farm. She added that the programs and activities are offered to encourage
healthy living such as yoga classes and a farm to table garden market. She noted that
the garden market generates revenue for the Foundation which is a not for profit
organization. She noted that the Foundation rents spaces for private events which also
generate revenue. She explained that the Foundation needs the revenue to take care of
the property and the buildings. She stated that the Foundation would eventually like to
decrease evening rentals and off set them with other types of rental events noting that
currently, the Special Use Permit allows twelve events at the Farm with amplified sound on
an annual basis. She stated that in 2016, there were ten events with amplified sound and
in 2017, nine events with amplified sound are scheduled. She reviewed changes that the
Foundation would like to be able to make in the future. She stated that the Foundation
would like to offer greater opportunities for wedding ceremonies and memorial services in
the garden, east of the barn, and the ability to have a small, temporary tent in the
garden area would make that possible. She noted that currently, tents are not permitted
in the garden or on the terrace above the garden. She said that the Foundation would
like to have the ability to have farm animals on site for short periods as an educational
tool for children. She stated that the Foundation would also like to have a storage shed
near the garden for tools and supplies. She stated that the shed will be designed in an
historically appropriate style. She explained that the Foundation would eventually like to
occupy and have use of all of the farm buildings without competing for space with
another tenant. She stated that the Foundation would like to have unlimited use of the
classrooms to allow more educational programs to be offered. She stated that
educational programs have little impact on the neighboring residents. She stated that
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with the Foundation’s activity and the Wildlife Discovery Center, the facility is at capacity.
She stated that another building is needed on the site to allow the programs to continue
to grow.
Rob Carmichael, curator of the Wildlife Discovery Center (WDC), stated that he is proud
that the WDC was the first tenant at Elawa Farm , moving into the space in 2003. He
stated that the WDC was established 20 years ago. He described the four indoor areas
available to the WDC at Elawa Farm noting that each area is used in multiple ways
including for public viewing of animals, storage, staff offices and as break areas for staff.
He pointed out the location of the outdoor interpretive trail that was established early on
with funds from a grant. He explained that the WDC has one full time staff person, ten
part time staff and eight volunteers. He stated that on an average, 30 College interns
participate in the program in some way. He stated that the WDC offers partnerships with
colleges, school field trips, birthday parties, group programs, camps and museum quality
exhibits with free admission. He noted that the WDC is also involved in conservation and
research initiatives. He stated that the current Master Plan serves the WDC well noting
that the WDC has primarily passive activities that are respectful of the surrounding
neighborhood. He agreed that there are challenges with finding adequate space to
accommodate the various activities that are now occurring on the site and some
conflicts resulting from overlapping events at Elawa Farm. He noted that activities at
Elawa Farm have broadened and expanded rapidly since the WDC moved in as the first
tenant.
In response to questions from Board member Lewis, Ms. Czerniak clarified that the Board’s
role is related to use of the site and off site impacts; whether particular uses are
appropriate, whether the intensity of uses individually or collectively is reasonable, and
whether the level of activity overall is compatible with the surrounding residential
neighborhood. She summarized that the Board is charged with considering how big
events are, how many events are reasonable, and how often events can occur based on
the capacity of the site. She stated that the Board is not charged with managing the
budget for Elawa Farm or the tenants. She stated that ultimately, the economics of
Elawa Farm are under the purview of the City Council. She noted that the City is
responsible for maintenance of the outside of the buildings and for basic grounds
maintenance consistent with the level of maintenance done at other City owned
properties. She noted that the Elawa Foundation, through an agreement with the City, is
responsible for the maintenance of the interior of the buildings.
In response to questions from Board member Plonsker, Ms. Czerniak confirmed that the
financial aspects of Elawa Farm are not under the Board’s purview. She acknowledged
however, that the Board’s recommendations about the appropriate level of activity at
the site could have financial impacts. She noted that it will be up to the City Council to
ultimately balance the recommendations from the Board with respect to activity levels
and rental of the facilities for private events, with the economics of maintaining the
facility. She pointed out that the Board’s recommendation should be based on the
criteria in the Code which must be used to evaluate the appropriateness of special uses.
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In response to questions from Board member Nehring, Ms. Czerniak stated that with
respect to the Foundation’s desire to have farm animals on the site, the Board will need to
consider the request in the context of the overall activities on the site and the potential
for impacts on surrounding properties.
In response to Board Member Nehring, Ms. FitzSimmons reviewed the number of amplified
events that occur at the site. She noted that a calendar of events scheduled at Elawa
Farm is published on line and is available to the Middlefork Farm Homeowners’
Association.
In response to questions from Board member Novit, Ms. FitzSimmons stated that the
Foundation envisions some greater opportunity for ceremonies in the garden, east of the
barn. She added that if a new building is built to house the WDC in the area west of the
existing farm buildings, the Foundation would have greater use of the classrooms located
at the south end of the existing farm buildings.
In response to questions from the Board, Joanne Miller, Executive Director of the Elawa
Farm Foundation, stated that in an effort to minimize noise impacts on the neighborhood,
people hosting private events are encouraged to locate the amplified music inside the
barn. She noted however that weather or the size of the band can impact how events
are staged. She stated that currently, the Special Use Permit does not require that events
with amplified sound be held inside the building. She noted that there is an event
coordinator on site during private events to help manage events and address
complaints.
Board member Plonsker asked for information on what types of activities generate
complaints and the details of those types of events.
Board member Pasquesi asked for information on the types, number and size of activities
that are held during the day and in the evening. He stated that he anticipates evening
events may be more of a concern to surrounding residents.
In response to questions from Board member Novit, Ms. Fitzsimmons agreed to provide
information on the types of events, times and number of attendees held by the
Foundation. She noted that events cannot exceed 200 people and that for events with
more than 75 participants, shuttles from off-site parking must be provided. She stated that
off-site parking is often provided at St. James Lutheran Church, on Waukegan Road. She
added that the Foundation is not in the business of hosting evening parties but noted that
the revenues received from those events is significant and necessary to maintain the
property.
In response to questions from Board Member Novit, Ms. Miller confirmed that the revenue
received from rental of the facility for private events is significant.
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In response to questions from Board member Plonsker, Ms. Miller reviewed the rental rates
charged for private events including the rate for an event with amplified sound.
In response to questions from Chairman Pickus and Board member Novit, Mr. Carmichael
stated that the WDC does not have evening events. He stated that for a couple larger
events such as the Croctoberfest, a shuttle to off-site parking is provided. He confirmed
that visitors or students are often dropped off at the site.
Board Member Novit requested information on the number of classes offered by the
tenants, the frequency of the classes and the number of people attending the various
classes. She also noted that it would be helpful to know if the classes involve drops offs
and pickups, or if vehicles remain parked on the site during the class.
Hearing no further questions from the Board, Chairman Pickus invited public testimony.
Mike Calogero, 1029 Jessen Drive, stated that he is a member of the Middlefork Farm
Subdivision Homeowners’ Association (HOA) and Architectural Review Board. He stated
that he recently built his house in the neighborhood adjacent to Elawa Farm. He
presented a statement on behalf of the HOA. He noted that events such as the
Halloween party, the garden market, various classes and some of the fundraising
activities are all great contributions to the community. He stated that the HOA
appreciates the efforts made in the last year to adhere more closely to the approved
Master Plan and Special Use Permit, but noted that there continues to be challenges,
conflicts and times when activities appear to go beyond the uses anticipated in those
documents. He noted that at times, the retail sales activity and vendors on the site makes
the family neighborhood feel more like a for profit retail environment. He noted that at
times, the WDC can generate significant traffic as well. He added that the City park and
Forest Preserve trail access draw people into the neighborhood from the larger area. He
stated his hope that a fair balance can be achieved and maintained between the use of
Elawa Farm and the character of the adjacent neighborhood. He stated that the use of
the Elawa facility should align with the stated vision in the Master Plan.
Connor Walsh, 1360 Middlefork Drive, stated that he is one of the closest neighbors to
Elawa Farm. He pointed out that all kinds of events are held at the site including a recent
run. He stated that trucks are frequently parked across the street from his house to
support maintenance of the property or to support private events. He asked that events,
inside and outside the buildings, be limited. He noted that when events are inside, doors
are often left open causing impacts on the neighborhood similar to impacts from outdoor
events. He expressed concern about expanding the areas where tents and private
events are permitted. He stated objection to tent being installed across from his house
noting that his house is often used as a back drop for wedding photos. He asked that
events and tents be permitted on the west side of the buildings, away from the
surrounding homes. He noted that at times, there are temporary no parking signs along
the street in front of his house for three to four days at a time. He stated that his friends
and family have received tickets for parking in front of his house.
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Ms. Kathryn Duffy, 1102 Emmons Court, noted that the Code provisions for noise are
vague. She stated that limits for noise at Elawa should be better defined and noise
should be limited as part of the Special Use Permit. She stated that the addition of 40
parking spaces last year improved the parking situation. She noted however, that with
the Forest Preserve opening the bicycle bridge over the railroad tracks, Middlefork will
serve as the access point for the trail and the bridge. She suggested that the Forest
Preserve provide parking at an alternate location to provide access to the bike trails and
the bridge. She stated that the music from a recent wedding could be heard clearly in
the neighborhood. She noted that events are supposed to end at 11 p.m. but noted that
activities continue well after the event due to catering trucks and shuttle buses.
In response to questions from Board member Plonsker, Ms. Duffy clarified that parking is
not available elsewhere to provide access to the Forest Preserve bicycle trails and the
new bridge. She stated that the HOA has reviewed the Master Plan and Special Use
Permit carefully and will be submitting suggested amendments and noting the provisions
that have not been complied with in the past. She stated that the noise from evening
events impacts the residents’ quality of life.
In response to Board member Nehring, Ms. Duffy stated that there is no issue with or
impacts from the classes or other more passive uses. She stated that the issue is with the
noise from the private events.
A resident of 1100 Emmons Court stated that he lives on the east side of the subdivision
and is not really impacted by the noise. He stated that his family has lived in the
Middlefork Farm Subdivision for ten years. He noted that he and his wife have six children
and are reluctant to allow the younger children to go to the park because of the traffic
volumes on the streets in the neighborhood. He questioned why activities are permitted
at Elawa Farm that are not permitted in other City parks or at the beach. He noted that
parks and the beach are not rented out to private parties for weddings. He stated that
the events are destroying the neighborhood that they moved into understanding that
Elawa Farm was a community facility. He stated no objection to the WDC but noted that
when he bought his house, he was not given any documentation stating that weddings
with amplified music could occur at the facility. He stated that he understood that the
facility was supported primarily by donations.
Tracey Beck, 1245 Kennicott, stated that he is surprised to learn that the Board is not
obligated to consider financial impacts when considering the uses that should be
permitted at the site. He acknowledged that the number and types of activities
generate revenues that are necessary to support the facility. He questioned how the uses
and financial need will be reconciled. He noted that the homeowners need to give
some consideration to the economics of maintaining the facility. He noted that m aybe
there are other ways that residents could financially support Elawa in exchange for less
impact on the neighborhood.
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In response to questions from Board member Novit, Ms. Miller stated that Elawa Farm
receives very little support from residents in the area noting that some do make an annual
donation. She stated that there is no impact fee assessed when a home is sold that
benefits the Foundation.
In response to questions from Board member Novit, Mr. Carmichael stated that the WDC
is a program offered through the City’s Park and Recreation Department. He added that
the WDC also receives private donations. He confirmed that the WDC pays rent to the
Foundation for the space it occupies at El awa Farm. He confirmed that the land is
owned by the City.
In response to questions from the Board, Ms. Miller confirmed that the City maintains the
exterior of the buildings and the grounds similar to the model used at Gorton Community
Center. She commented on the Foundation’s budget noting that it is used to maintain
the facility, manage the garden, and support the programs including the kitchen and the
market. She agreed to provide information on the costs related to maintenance and
repair of the facility prior to the next meeting.
In response to questions from Board member Nehring, Ms. Miller confirmed that the
revenues the Foundation receives currently covers expenses and allows for some
reserves. She noted that the Foundation recently raised a significant amount of money
from the Elawa Farm 100th anniversary event.
In response to questions from Board member Lewis, Ms. Czerniak confirmed that the City is
responsible for the maintenance of the exterior of the buildings and for general grounds
maintenance. She added that the City is also responsible for a one time replacement of
the HVAC system when it is needed.
Chairman Pickus invited further public testimony.
Nick Peters, 1079 Jensen Drive, stated that he is a member of the Elawa Farm Commission
and a Middlefork Farm homeowner. He recommended that an objective noise standard
be included in the Special Use Permit. He stated that in his experience, some of the
amplified events are appropriate and others are not acceptable noting that there can
be a drastic difference between noise levels at different events. He stated that an
objective standard would eliminate the need to make a judgement call. He suggested
that an expert could provide information on acceptable noise levels in residential
neighborhoods, in the evening hours.
Hearing no further public comment, Chairman Pickus invited comments from City staff.
Ms. Czerniak reiterated that staff is interested in hearing questions from the Board and
requests for additional information in preparation for the next meeting. She stated that
the City has worked with an acoustical engineer who can provide some guidance on an
objective noise standard for the Board’s consideration. She noted that today, as
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opposed to 2010 when the Master Plan was created, the operations of the site are better
understood. She noted for instance that the current ending time for events does not take
into consideration the clean-up and other activity that occurs on the site after an event
ends. She stated that staff will work with the Foundation and the WDC to get some
general financial information to allow the Board to better understand the big picture of
the site without getting into specific budget decisions.
In response to questions from Board member Novit, Ms. Czerniak clarified that the Board’s
purview includes considering what uses and events are appropriate for the site or for
specific areas of the site and what parameters should be established to guide or limit use
of the site to assure compatibility with the surrounding residential neighborhood. She
stated that it is not the Board’s job to figure out how to pay for maintenance,
enhancement or expansion of the facilities.
Board member Plonsker requested that a larger map of Elawa Farm be provided to the
Board. He stated that he is interested in understanding the current uses and exploring
ways to make activities less intrusive for the neighbors.
Board members Novit and Sieman questioned where the tents are placed and asked for
a detailed site plan showing how the site is currently used and how the tenants wish to
use it in the future.
Board member Sieman pointed out that different types of activities have different
impacts noting that a wedding ceremony may be appropriate on one portion of the site
and the reception on another.
Board member Lewis noted that the Board should consider the number of events
permitted and questioned whether currently, too many events of certain types are
permitted. He stated that it is within the Board’s purview to recommend changes to
events.
Ms. Czerniak clarified that the adjacent park is not covered by the Master Plan or the
Special Use Permit but instead, is regulated by policies that apply to all City parks and is
under the purview of the Parks and Recreation Commission.
Board member Nehring commented that based on the information provided, the
Foundation has not held twelve events with amplified sound in any year but noted that it
may be beneficial for the Foundation to have that flexibility if extra events are needed.
She stated that it would be helpful to have some information on the Foundation’s budget
to understand the profit realized from the events in relation to the funds needed to
maintain the facility. She stated that the information will be helpful to the Board in
considering the number and types of activities that should be permitted.
Board member Pasquesi agreed that the information requested by Board member
Nehring would be helpful. He pointed out that Elawa Farm is beneficial to the whole
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community and expressed concern about limiting or restricting the events based strictly
on the funding needed to maintain the facility. He stated that it is important that both
the Foundation and the Discovery Center are able to thrive without negatively impacting
the neighboring property owners.
Chairman Pickus stated that it would be helpful to have some general information about
finances but acknowledged that the Board’s recommendation should not be based on
the economics of Elawa Farm. He stated that the Board’s role is to consider the types of
activities that should be permitted and how they should operate. He stated that if, as a
result, there is a short fall in revenue, the City Council will need to determine how to
address any unmet needs.
In response to questions from Board member Lewis, Ms. Czerniak noted that a Special Use
Permit can establish more definitive or stricter limits on noise than exist in the Code. She
noted that the Special Use Permit could require that sound levels be measured to
document compliance.
Chairman Pickus suggested that it may be helpful for the Board members to review the
conditions of approval for the Winter Club and Farwell Field at the College prior to further
discussions on this matter.
Seeing a request from a member of the public, Chairman Pickus agreed to allow
additional public testimony.
Connor Walsh, 1360 Middlefork Drive, stated that financials and events go hand noting
that as more events are scheduled, more facilities are needed to accommodate those
events and to support additional activity. He questioned what the vision is for Elawa Farm
and asked that the Board consider the appropriate level of activity given the fact that
the site is imbedded in a residential neighborhood.
Kathryn Duffy, 1102 Emmons Court, pointed out that the courtyard east of the barn is a
nice gathering space, screened from the homes. She noted however that adding
gatherings for private events up the hill to the east, is not a good plan for the
neighborhood. She stated that she does not have an objection to having farm animals
on the site on occasion.
Board member Lewis stated that the recent expansion of the parking lot was beneficial
but stated his expectation that the availability of parking will still be a problem in the
future if activity in the area increases. He asked for information about the parking, the
current number of spaces and the various users.
Board member Sieman agreed noting that it would be helpful to hear from the City’s Park
and Recreation Department about the adequacy of parking for activities that take place
in the park.
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In response to Board member Lewis, Ms. Czerniak explained that the Common Area
refl ected in the current Master Plan generally covers the parking lot which is used by
Elawa Farm, the park and the Forest Preserve. She noted that if determined to be
appropriate, modifications could be made to the Common Area boundaries and how
that area is used and by whom.
Hearing no further comments from the Board, Chairman Pickus invited a motion.
Board member Lewis made a motion to continue the petition, holding the public hearing
open, to allow staff and the tenants at Elawa Farm to respond to the questions raised by
the Board and to allow updates to the Master Plan and the conditions of the Special Use
Permit to be drafted for Board consideration.
Board member Novit seconded the motion and the Board voted 7 to 0 to approve the
motion.
7. Public testimony on non-agenda items.
No public testimony was presented to the Board on non-agenda items.
8. Additional information from staff.
There was no additional information presented by staff.
The meeting was adjourned at 8:15 p.m.
Respectfully submitted,
Catherine Czerniak
Director of Community Development