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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 Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 2 of 13 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 Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 3 of 13 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. Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 4 of 13 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 Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 5 of 13 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 Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 6 of 13 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. Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 7 of 13 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. Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 8 of 13 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. Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 9 of 13 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. Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 10 of 13 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 Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 11 of 13 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 Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 12 of 13 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. Zoning Board of Appeals – Minutes of the September 25, 2017 Meeting Page 13 of 13 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