ZONING BOARD OF APPEALS 2017/10/23 MinutesThe City of Lake Forest
Zoning Board of Appeals
Proceedings of the October 23, 2017 Meeting
A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday,
October 23, 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, Nancy Novit, Richard Plonsker, Kevin Lewis
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 September 25, 2017 meeting.
The minutes of the September 25, 2017 meeting were approved as submitted.
3. Continued consideration of a request for approval of modifications to the overall
site plan for The Knollwood Club, 1890 Knollwood Road. The Club proposes to
relocate the paddle courts, construct a new paddle hut and related amenities,
modify the existing tennis courts and expand the staff parking lot. No new uses are
proposed.
Owner: The Knollwood Club
Representative: Randy Harper, General Manager, Knollwood Club
Peter Witmer, Witmer Associates
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.
Randy Harper, discussed the work that has taken place as a follow up to the questions
raised at the June 2017 meeting. He noted a growing interest in paddle tennis and he
confirmed that moving the paddle courts to a location near the tennis courts is the
best, long term solution for the Club. He stated that this centralized location will allow
facilities to be shared by both paddle and regular tennis players. He noted that
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discussions about landscaping, lighting and drainage have occurred with neighboring
residents since the June meeting. He noted that Bleck Engineering was engaged to
develop a plan for drainage improvements.
Peter Witmer described the existing layout of the Club and the proposed changes
explaining that the four paddle courts will be relocated near the existing tennis courts
which will be reconfigured slightly. He noted that a new building is proposed between
the paddle and tennis courts to serve as an amenity to both. He identified the
location of the existing parking lot and proposed sidewalk which will connect the
parking lot to the court area to improve safety for the members. He noted the
proposed driveway drop off near the new building and confirmed that there is
sufficient space for two cars to use the area, side by side, to allow for traffic flow
around vehicles stopped to drop off or pick up passengers. He reviewed the lighting
proposed for the paddle courts, flat fixtures with LED lamps, to limit glare and direct
light straight down on the court. He noted that traditional Lake Forest light poles and
fixtures are proposed along the driveway and in parking areas for safety. He
described the parking lot expansion proposed in place of the existing paddle courts.
He noted that the parking area will be used by employees and described the two light
fixtures, on 12 foot poles, planned for the area.
Joy Corona, Bleck Engineering, reviewed the drainage plan and described the various
drainage basins for the overall Knollwood Club and Knollwood Subdivision. She noted
that the northern and southern portions of the neighborhood drain along separate
paths, to the east. She noted that the area on which the new paddle courts are
proposed, drains to the east, directly to the existing pond. She noted that the existing
pond receives overland flow from the north as well, when a depression area is
overtopped.
Mike Bleck, Bleck Engineering, described the improvements that the Club is proposing
in conjunction with the current project. He noted that a storm sewer is proposed to
direct water overland, to the pond, across the golf course.
Mr. Harper concluded the presentation stating the Club’s intent to continue drainage
discussions with the neighbors in an effort to address some long standing issues.
Ms. Czerniak noted that the Knollwood Club is located in a residential zoning district
and like other private clubs, is permitted through a Special Use Permit. She explained
that although the Club was established before the Code requirement for a Special
Use Permit, a Special Use Permit was later issued to recognize the Club as an existing
special use. She noted that the current petition does not propose any new uses or an
increase in the intensity of use at the Club, but instead, upgrades to existing facilities.
She reviewed that the Club proposes to relocate the paddle courts to the area
adjacent to the existing tennis courts, construct a new building between the courts,
and expand the parking lot into the area in which the paddle courts are currently
located. She noted that the plan for the expanded parking lot was modified since the
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June 2017 meeting to preserve significant trees. She explained that the expanded
parking lot will be located in the footprint of the existing paddle courts. She noted that
the new building will be screened by the tennis and paddle courts and will have
limited, if any, visibility from off site. She noted that findings in support of the petition
are included in the staff report and reviewed the recommended conditions of
approval.
In response to questions from Board member Nehring, Mr. Witmer confirmed that there
is existing lighting in the parking lot near the tennis and paddle courts.
In response to questions from Board member Nehring, Mr. Bleck explained that the
drainage infrastructure is from the 1920’s, when the subdivision was built. He noted the
locations of the existing storm sewers that take water out to Waukegan Road. He
noted that some of the pipes have collapsed over time. He stated that drainage from
the area in which the paddle courts will be located will continue to follow the natural
overland drainage patterns to the pond to the east and will not impact any nearby
homes.
In response to a question from Chairman Pickus, Mr. Bleck noted that the expanded
parking lot will be tied into an existing storm sewer at Knollwood Lane. He confirmed
that the parking lot will pitch in that direction. He noted that the storm sewer in that
area functions properly. He added that the Club is talking with residents of the
Knollwood Subdivision about longer term improvements to the aging storm drainage
system and some opportunities for re-grading some areas.
In response to questions from Board member Plonsker, Mr. Harper confirmed the intent
to continue conversations about drainage with the neighbors and stated the Club’s
commitment to collaborate with the neighbors to work through the larger drainage
issues. He added that the Club is committed to assuring that the paddle court project
does not negatively impact any residences. He stated that this past summer, a
collapsed drain tile was found in the middle of Knollwood Circle and the Club
addressed the problem and after the next rain, the system worked well. He reiterated
the Club’s commitment to continuing to work with the neighbors.
In response to questions from the Board, Mr. Bleck noted that the complaints from the
neighbors range from ponding issues in yards to water in basements.
In response to questions from Board member Lewis, Ms. Czerniak noted that the City is
willing to facilitate discussions about drainage but noted that in this situation, drainage
improvements will need to be addressed by the property owners since there are not
public storm sewers in the Knollwood Subdivision. She stated that the Club and
neighbors will need to continue to work together. She stated that staff understands
that communication about drainage is ongoing as noted by Mr. Harper and Mr. Bleck.
She stated that drainage plans pertaining to the current project will be subject to
review and approval by the City Engineer.
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In response to questions from Chairman Pickus, Mr. Witmer confirmed that no lights are
proposed on the tennis courts. He confirmed that the proposed paddle courts will
have lights as previously described. He confirmed that the proposed lights will have
less off site impacts than the lights on the existing paddle courts. He noted areas
where landscape screening will be added.
In response to questions from Board member Plonsker, Mr. Bleck stated that some
residents have taken measures to improve drainage on their properties. He explained
that the storm in July, 2017 was an usually heavy event adding that drainage
improvements are not likely to fully alleviate all impacts from that type of event.
In response to questions from Board member Lewis, Mr. Bleck noted that more studies
will need to be done to determine whether lowering the existing depressional area
near the residences located to the northeast of the proposed paddle courts would
resolve the current drainage issues. He noted that the issue has existed for many
years.
Mr. Harper noted that the concept of lowering the depressional area would need to
be investigated to understand potential impacts on the golf course, other residences
and on heritage trees. He noted it is an option that the Club and neighbors will
continue to discuss.
In response to questions from Board member Nehring, Ms. Czerniak noted that if
specific drainage improvements are needed due to the relocation of the paddle
courts, construction of the building or expansion of the parking lot, they will be
required as part of this project. She stated however that many of the concerns are
related to long term drainage issues and are not related to the proposed project.
In response to questions from Board member Sieman, Mr. Witmer noted that a full
kitchen is not proposed in the building that will be constructed near the courts. He
explained that there is a main kitchen in the Clubhouse where food is prepared and
delivered to the various Club buildings. He noted the location of the service door for
the new building which will accommodate food deliveries and removal of trash.
In response to a question from Board member Nehring, Mr. Harper described the
lighting on the circular drive noting that one fixture will be added to the area.
Hearing no further questions from the Board, Chairman Pickus asked for public
testimony. Hearing none, he returned the discussion to the Board for final comment
and action.
Board member Pasquesi stated that his only concern after the June meeting was to
assure that the proposed project would not cause any additional drainage impacts to
neighboring properties. He commended the Club for working with the neighbors to
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address the drainage concerns. He stated that he is comfortable that appropriate
measures are being taken to avoid drainage impacts on neighboring properties.
Board member Sieman agreed with Board member Pasquesi’s comments and added
that a landscape plan is important as noted in the conditions recommended in the
staff report.
Board member Nehring stated her support for the petition. She also commended the
Club’s commitment to working with the neighbors to resolve the overall drainage
issues and to mitigate any impacts from the proposed project.
Board member Novit stated her support for the petition and thanked the Club for
responding to the Board’s concerns expressed at the earlier meeting.
Chairman Pickus agreed with the Board members’ comments and adding that the
stormsewer line which the expanded parking lot will tie into should be evaluated prior
to connection to assure that it is capable of handling additional flow.
Board member Lewis stated agreement with Chairman Pickus and suggested that
evaluation of the line be included in the conditions of approval .
Hearing no further comments, Chairman Pickus invited a motion from the Board.
Board member Sieman made a motion to recommend approval of an
amendment to the existing Special Use Permit for the Knollwood Club based on the
findings detailed in the staff report. He added that the motion includes the
following conditions of approval.
1. Drainage. Prior to the issuance of permits for expansion of the parking lot,
construction of the courts’ building or construction of the relocated
paddle courts, engineering plans shall be submitted and will be subject to
review and approval by the City Engineer. Any and all improvements
determined to be necessary by the City Engineer to avoid negatively
impacting downstream properties shall be reflected on the engineering
plans and required as part of this project.
The existing storm sewer pipe near the expanded parking lot should be
televised and evaluated to verify that it is capable of handling drainage
from the parking lot without negatively impacting other properties before
connection to the pipe is permitted.
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2. Lighting. The conditions related to lighting in the current Special Use
Permit, Section E (1 – 4), (listed below) shall fully apply to the projects now
proposed.
1. A detailed lighting intensity plan must be included in the building
permit application and must demonstrate that there are no
spillover lighting impacts at the property lines. The plan is subject
to review and approval by the Director of Community
Development prior to the issuance of building permits for the new
court.
2. Light fixtures must conceal views of the source of the light from off
of the property and louvers shall be affixed on the sides of the
lights nearest the perimeter of the Property and in other locations
as determined by the Director of Community Development to be
necessary to achieve the required concealment of the light
source.
3. All lights on the paddle tennis courts must be on an automatic
timer set to turn off lights no later than 11:00 p.m.
4. When any court is not in use, lights on that court must be turned
off. (This does not apply to periods between ongoing matches,
but does apply after play on an individual court is completed for
the night.)
3. Parking. The conditions relating to parking in the current Special Use
Permit, Section F(1)(a – d and f) (listed below), shall fully apply to the
expanded parking lot now proposed. (Section F(1)(e) is no longer
applicable). Two additional conditions as detailed below shall be added
to Section F.
1. A final plan for the reconfigured parking lot must be included in
the building permit application and is subject to review and
approval by the Director of Community Development prior to the
issuance of building permits for the new court. The parking lot plan
must:
a. provide a striping plan for the lot;
b. provide for adequate ingress and egress for delivery vehicles,
garbage trucks and provide for emergency vehicle access to
the service area of the clubhouse at all times;
c. avoid impacts on the significant remaining trees near the
paddle courts;
d. note the total numbers of cars that will be permitted to park in
the lot at any one time;
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e. identify the remote parking areas designed for paddle players;
and
e. otherwise comply with the City Code.
f. A landscape plan for the parking lot shall be submitted and will
be subject to review and approval by the City’s Certified
Arborist reflecting the existing trees, any trees or vegetation
proposed for removal, and perimeter landscaping (existing
and proposed) to screen views of vehicles and headlights from
surrounding residential properties.
g. The density of plantings along the perimeter of the parking lot
must be maintained on an ongoing basis to serve as a buffer
for the neighboring homes.
4. Operations. Condition F(2) in the current Special Use Permit shall be
replaced with the following condition.
The Owner must establish and routinely enforce the following polices:
a. The expanded parking lot located in the footprint of the paddle courts
that will be relocated shall be used for employee parking, deliveries and
trash pick-up only.
b. Parking shall only occur in designated, striped parking spaces.
c. No parking is permitted on or along Knollwood Lane. If necessary, a split
rail fence or boulders set back from the paved surface may be required
by the Director of Community Development to prevent parking along
the road.
d. Loitering or after hours activities in the parking lot should be prohibited
by Club policies.
Ms. Czerniak noted that it can be a recommendation from the Zoning Board to direct
the City Engineer to make sure the drainage improvements are viable and that the
storm line proposed for the tie in by the Club is sufficient.
The motion was seconded by Board member Pasquesi and was approved by a vote
of 7 to 0.
5. Public testimony on non-agenda items.
No public testimony was presented to the Board on non-agenda items.
6. Additional information from staff.
There was no additional information presented by staff.
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The meeting was adjourned at 7:18 p.m.
Respectfully submitted,
Michelle E. Friedrich
Planning Technician