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ZONING BOARD OF APPEALS 2017/11/27 MinutesThe City of Lake Forest
Zoning Board of Appeals
Proceedings of the November 27, 2017 Meeting
A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday,
November 27, 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 October 23, 2017 meeting.
The minutes of the October 23, 2017 meeting were approved as submitted.
3. Consideration of the Zoning Board of Appeals 2018 Meeting Calendar.
The Zoning Board of Appeals meeting calendar was approved as submitted.
4. Consideration of a request for approval of variances from the side yard setback
requirements to allow additions and alterations to the existing residence located at
574 Fletcher Circle.
Owners: Michael and Jackie Winn
Representative: Michael Breseman, architect
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.
Michael Breseman reviewed the history of the subdivision in which the property is
located and noted that the petitioners recently purchased the home to be near their
youngest daughter. He explained the petitioners’ plans to renovate the home and
add one story additions at the rear of the home, a second floor addition over the
center of the home and a front porch. He stated that the new spaces will
Zoning Board of Appeals – Minutes of the November 27, 2017
Meeting Page 2 of 18
accommodate a larger master suite, kitchen, sunroom and two additional bedrooms
with a tandem bath. He reviewed the variances that are requested to accommodate
the planned additions and alterations noting that they are necessary because of the
nonconforming condition of the existing house adding that about 60% of the existing
house encroaches into the required side yard setbacks. He stated that the house
conforms to the front and rear yard setbacks. He noted that the subdivision as
approved by the City created inconsistencies with the zoning requirements. He
pointed out that the house is currently smaller than the surrounding homes and stated
that the proposed additions will create a massing that is consistent with other homes in
the neighborhood. He reviewed the existing and proposed elevations. He described
the proposed roof modifications. He noted that the additions, for the most part, align
with the existing house and encroach into the side yard setbacks to the same extent.
Ms. Friedrich stated that variances are requested to allow portions of the additions to
encroach into the side yard setbacks to the north and south. She stated that the
project will also be reviewed by the Building Review Board from a design perspective.
She confirmed that the existing house is sited within the 50 foot side yard setbacks in
part because the size of the property, like other properties in the neighborhood, does
not conform to the minimum lot size in the R-5 district. She noted that variances have
been granted to allow modest additions and alterations to other homes in the
neighborhood. She reviewed the proposed additions noting that two separate rear
additions are proposed and pointed out the areas of encroachment. She noted that
the petitioners proposed to extend the eave and gutters about six inches beyond the
existing conditions to conform to the intended architectural style. She reviewed the
proposed one-story covered front porch, the second story addition proposed in the
center of the home, and the associated roof modifications. She reviewed the extent
of the proposed encroachments into the side yard setbacks on both the north and
south sides of the house.
In response to questions from Board member Nehring, Mr. Breseman stated that the
Silver Maple tree will be protected during construction. He stated that a tree removal
plan will be submitted along with the plans noting that some smaller Maples trees may
be impacted.
In response to questions from Board member Pasquesi, Ms. Czerniak explained that in
the 1960’s, the subdivision was approved in a manner that was not consistent with the
zoning. She stated that efforts have been made in the past to change the zoning in
this area but noted that some owners raised concerns that changing the zoning could
allow subdivision of properties and increased density. She stated that property owners
in the area could initiate a rezoning if desired.
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.
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Board member Lewis stated support for the variance noting that the massing of the
house with the additions is consistent with other homes in the neighborhood.
Board member Nehring agreed and complimented the design.
Board member Novit agreed with the comments of Board members Nehring and
Lewis.
Board member Sieman agreed with Board member Pasquesi’ earlier comment that
the zoning in the area creates confusion. He stated that more guidance should be
given if subdivisions are approved in a manner that is inconsistent with the applicable
zoning. He suggested that some guidelines could be helpful to residents in this area.
Chairman Pickus stated support for the variance noting that the criteria appear to be
satisfied. Hearing no further comments from the Board, Chairman Pickus invited a
motion.
Board member Lewis made a motion to recommend approval of variances to
allow additions and alterations, at the furthest extent, to encroach into the side
yard setbacks no closer than 24’6” to the north property line, and no closer than
8’6” to the south property line, inclusive of the eaves and gutters, consistent with
the site plan submitted to the Board.
The motion was seconded by Board member Sieman and was approved by a vote of
7 to 0.
5. Continued consideration of a request for approval of updates to the Elawa Farm
Master Plan and the associated Special Use Permit. Elawa Farm is located at
1401 Middlefork Drive. No action is scheduled on this matter at this time.
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 stated that he intends to recuse
himself from hearing the petition because his wife is an employee of the Elawa Farm
Foundation. He appointed Board member Pasquesi as Acting Chairman and stepped
down from the dais.
Acting Chairman Pasquesi swore in all those intending to speak and invited
introductory comments from City staff.
Ms. Czerniak noted that this petition was introduced to the Board in September 2017.
She explained that Master Plans for non-residential uses in residential areas are
adopted through a Special Use Permit. She stated that is it expected that Master
Plans will be updated from time to time as uses change and noted that those updates
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require a public hearing and review by the Zoning Board of Appeals. She reviewed
the materials in the Board’s packet. She stated that this petition is proceeding in a
deliberate manner to allow the Board to become familiar with the facilities and uses at
Elawa Farm as well as the concerns, ideas and recommendations for the future from
various parties. She noted that since the original Master Plan for Elawa Farm was
approved, use of the facility has grown necessitating the proposed reconsideration
and update. She noted that the staff report offers 37 recommendations for the
Board’s discussion and input noting that the recommendations were developed from
input received to date from the various interested parties. She stated that as the
Board’s discussion progresses, revisions to the Master Plan will be drafted and
presented for continued discussion. She noted that representatives of the two tenants
at Elawa Farm are present to offer opening comments as well as a representative of
the Middlefork Farm Homeowners’ Association.
Diane Fitzsimmons, President of the Elawa Foundation, stated that if the Foundation
was not involved with Elawa Farm, the City would need to dedicate staff to operate
the facility. She added that without the help of the Foundation, there would be no
garden market and no preparation of garden produce in the kitchen. She stated that
the annual cost is about $144,000, to maintain the buildings and the grounds at Elawa
Farm. She noted that the 2018 operating budget is about is $744,000, which includes
building maintenance, the garden market, the kitchen, the garden and landscaping
and the employees. She stated her hope that revenues increase by 3-5% a year to
support the facility. She noted that in 2017, the Foundation held special activities to
celebrate Elawa Farms’ Centennial year and as a result, the annual revenues were
higher than in past years. She stated that there is no guarantee of what donations will
be in the future. She stated that through an agreement with the City, the Foundation
is responsible for maintaining and managing the day to day operations of the
buildings, the garden and the recently added green house. She acknowledged that
the Middlefork Farm Homeowners’ Association would like fewer evening events to be
held at Elawa Farm adding that the Foundation would like that as well however, she
pointed out that evening events provide the revenue necessary to support the facility.
She stated that it is difficult for the Foundation to increase the number of daytime
events that would be needed to bring in the same revenue because the Foundation
does not have access to all of the spaces in the buildings. She stated that on a daily
basis, the Foundation has access to the hay barn, kitchen, classroom, and the potting
shed. She noted however that use of the hay barn during the day is limited when the
Wildlife Discovery Center is open and hosting school field trips. She stated that the
Foundation uses the classroom for the Holiday Market from September to December.
She explained that the kitchen is used on Thursday, Friday, and Saturday for the
Garden Market. She noted that the use of the potting shed is limited because it is
connected to the rooms in which animals of the Wildlife Discovery Center area
located. She stated that the Foundation hopes to have fewer weddings in the future,
or none at all. She noted that to achieve that goal, the Foundation needs access to
more space for daytime events. She stated that the current Special Use Permit allows
12 amplified events annually, but only 10 were held in the past year. She
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acknowledged that the Homeowners’ Association is requesting that amplified events
end at 9:30 p.m. She stated that the early ending time is not workable for those
interested in renting space for events. She suggested that amplified music be
permitted until 10:55 p.m. and that alcohol be allowed to be served until 10:45 p.m.
She noted those requirements are more restrictive than in other areas of the City. She
stated that the Homeowners’ Association is requesting that no rental events be held
east of the farm buildings. She stated that the Foundation would like the opportunity
to locate a tent east side of the buildings to provide shade. She emphasized that the
garden is the focal point of Elawa Farm and the location of activities including classes
and children’s camps, and is open to the general public. She stated that the
Foundation believes that access to the garden should not be limited. She stated that
the Foundation would like the opportunity to bring farm animals to the site on a limited
basis for educational purposes. She stated that demonstrations could provide the
opportunity to learn about milking a cow or shearing sheep. She stated that the
Foundation wants to honor the history of the farm. She acknowledged that the
Homeowners’ Association is concerned about parking. She stated that a shuttle
service is provided for events noting that the shuttle is required as part of the rental
contract. She noted that when a neighbor complained about a landscaper’s truck
parked on the street, the Foundation required the truck to be parked in the parking
lot. She stated that the Foundation is willing to address concerns if they are made
aware of them. She stated that if the Foundation had more space, the Garden
Market could be moved indoors. She added that with more space, the Foundation
could offer classes on various topics; flowers, cooking, gardening, and could also
partner with the hospital on healthy living activities. She noted that the additional
space could also be offered as rental space. She stated that Elawa Farm is an
example of a sustainable farm and organic garden. She stated that Elawa Farm has
been returned to the way it was 100 years ago and is the only remaining Gentlemen’s
Farm in Lake Forest. She stated that it was rescued and restored by caring local
citizens who realized its value and importance to the community.
Joanne Miller, 440 N. Western Avenue, Executive Director of the Elawa Farm
Foundation, explained that prior to her hiring; the Foundation raised more than $4
million dollars to renovate the farm. She stated that in her nine years with the
Foundation, the popularity of Elawa Farm has grown more than anyone expected.
She stated that the Foundation supports the recommendations in the staff report with
two exceptions. She spoke to staff recommendation #19 noting that the caretaker’s
cottage should not be part of the Wildlife Discovery Center but instead, should be
designated for use for the overall facility and remain a caretaker’s cottage. She
spoke to staff recommendation #34, noting that the Foundation would like to be able
to use outdoor areas east of the buildings, the paddock, on occasion for fundraising
events to benefit the Foundation including Spooktacular and the Farm to Table Dinner.
She noted that she provided answers to prior questions but noted that the information
was not in the Board’s packet. She questioned whether it would be beneficial for the
Board members to review the Foundation’s full budget.
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Rob Carmichael, the Curator of the Wildlife Discovery Center, clarified that Wildlife
Discovery Center events and field trips occur during normal working hours, generally
between 10 a.m. and 4 p.m. He stated that there is no odor from the animals noting
that the cages and other areas are kept clean. He stated that the Wildlife Discovery
Center is inspected by the Fish and Wildlife Department as well as the Department of
Natural Resources and has always received high marks for cleanliness. He noted that
the programs are designed to break even from a budget perspective. He stated that
the current budget is $450,000 with over half of the revenue coming from donations
and the rest from program fees. He stated that a condition of one of the largest
donations is that the curator live on the site, in the cottage. He explained that having
the curator on site provides the opportunity to monitor activities on the site. He stated
that on occasion, police are called to the site. He stated that admission to the Wildlife
Discovery Center is free during the open hours: Tuesday, Friday, Saturday, and
Sunday, from 10 a.m. to 4 p.m. He estimated that during those open hours, there are
about 50 cars, over a six hour period, in the parking lot. He noted that the current
Master Plan works very well for the Wildlife Discovery Center commenting that most of
the programs generate a low level of activity on the site. He stated that for the large
event, Croctoberfest, attendees are shuttled from the west high school campus and
from the train station.
Katherine Duffy, member of the Homeowners’ Association for the Middlefork Farm
Subdivision, stated that the Association submitted a detailed statement to the Board
outlining changes to the Master Plan and Special Use Permit as desired by the
homeowners. She noted that a key issue is the adequacy of space for the activities of
both the Elawa Farm Foundation and the Wildlife Discovery Center. She asked that if
the Board considers permitting the addition of a structure for the Wildlife Discovery
Center, consideration be given to how much additional activity will occur on the
overall site and how that activity will affect the neighborhood. She stated that if a
new building is added to the site, the Wildlife Discovery Center will no doubt offer
additional programs and activities as will the Foundation since there will be additional
space available in the existing buildings if the Wildlife Discovery Center moves out.
She stated that more activity will mean additional traffic in the neighborhood. She
stated that the impact of any additional activity at Elawa Farm on the neighborhood
should be taken into account.
In response to questions from Board member Nehring, Ms. Fitzsimmons clarified that the
Foundation is requesting that the serving of alcohol be permitted to continue until
10:45 p.m. rather than the current requirement that alcohol service end an hour prior
to the ending time for the events on the site. She confirmed that the indoor spaces
are air conditioned for evening activities.
In response to questions from Board member Plonsker, Mr. Carmichael stated that the
Wildlife Discovery Center is satisfied with its current space at Elawa Farm.
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In response to questions from Board member Plonsker, Ms. Fitzsimmons stated that a
space analysis was recently completed by an outside architectural firm. She stated
that the study concluded that there is not enough space in the existing building for the
activities of both the Foundation and the Wildlife Discovery Center. She stated that
currently, the activities and facilities of the Wildlife Discovery Center are spread
throughout the site making it confusing for visitors. She stated that although Mr.
Carmichael may be satisfied with the existing space, in her opinion, there is not
enough room for each entity to achieve their mission. She clarified that the current
space layout may work for the Wildlife Discovery Center, but it does not work for the
foundation.
In response to questions from Board member Plonsker, Mr. Carmichael acknowledged
that the Wildlife Discovery facilities are spread around the site a bit but noted that the
current configuration allows small groups to visit different areas of the site during field
trips. He suggested that maybe additional signage or a kiosk would be helpful in
directing people to different areas of the site.
In response to a question from Board member Novit, Mr. Carmichael confirmed that
the City’s Parks and Recreation Department pays the Foundation rent for the Wildlife
Discovery Center’s space at Elawa Farm. He confirmed that rent is paid for the use of
the Caretaker Cottage as well noting that he and his family live in the Cottage. He
clarified that the Wildlife Discovery Center is a program of the City of Lake Forest Parks
and Recreation Department. He confirmed that the City owns Elawa Farm and it is
managed by the Foundation under an agreement with the City.
In response to questions from Board member Novit, Ms. Czerniak clarified that based
on the current agreement, the Foundation is authorized to operate and hold programs
and activities at Elawa Farm and is responsible for preserving and maintaining the
buildings. She noted that the City still has responsibility for some aspects of the HVAC
system and routine grounds maintenance. She explained that the current Master Plan
and Special Use Permit authorize the Wildlife Discovery Center, but does not authorize
the site to be used for display or keeping of farm animals. She noted that the Master
Plan identifies a specific area in which outdoor animal cages are permitted for the
Wildlife Discovery Center.
In response to questions from Board member Novit, Mr. Carmichael explained that the
Wildlife Discovery Center is regulated by the Fish and Wildlife Department and the
Department of Natural Resources which govern the number of animals permitted by
species. He stated that on-site inspections are conducted by those agencies four
times a year.
In response to questions from Board member Nehring, Mr. Carmichael confirmed that
the Wildlife Discovery Center was located at Elawa Farm before the Foundation was
established. He noted that prior to the adoption of the original Master Plan, a visioning
committee met and identified various potential tenants for the site including Lake
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Meeting Page 8 of 18
Forest Open Lands and the school districts. He stated today, only the Wildlife
Discovery Center and the Foundation operate at the site. He stated that through the
years, the space allocated to the Wildlife Discovery Center has changed several
times. He acknowledged that if the site was a blank slate, the arrangement of spaces
and use area would be different than what has resulted from reuse of the existing
buildings.
In response to questions from the Board, Ms. Fitzsimmons explained that the
Foundation was created to support ongoing restoration and up keep of the buildings
and to prevent the building from being torn down. She acknowledged that the
Wildlife Discovery Center was the first tenant at Elawa Farm but noted that as the
Foundation restored the various buildings on the site uses and activities grew and were
moved around the site. She stated that the Foundation took over operations at the
Farm because the weddings and other events were becoming cumbersome for the
City to manage. She stated that with increased activity, it was determined that
having someone living on the site would be helpful in monitoring activity.
In response to questions from Board member Sieman, Ms. Czerniak stated that the City
owns 16 acres of property, including the park. She stated that she will need to verify
the acreage of Elawa Farm itself noting that some of the area, the parking lot, is
considered common/shared space.
In response to questions from Board member Sieman, Ms. Miller stated that it is hard to
predict the future of the site noting that the Foundation is in its infancy compared to
the Foundations that operate Ragdale and Gorton Community Center. She noted
that there was an overwhelming positive response to the 100 year celebration of
Elawa Farm. She explained that the Foundation is working to build strong donor
relationships acknowledging that donations are subject to changes in the economy.
In response to questions from Board member Nehring, Ms. Miller explained that the size
of an event, the facilities desired, the time of year and whether or not the group wants
to use the kitchen all affect the terms of the rental contract. She stated that specific
rental packages are offered and clarified that other events besides weddings are
permitted. She stated that a party with a band gets to use the entire facility. She
confirmed that tents are not currently permitted in the garden but noted that the
ability to have tents in the garden is desired.
In response to questions from Board member Nehring, Ms. Czerniak confirmed that the
recent expansion of the parking lot aligns with the current Master Plan.
In response to questions from Board member Lewis, Ms. Miller reviewed the
Foundation’s budget in general. She stated that the largest events together bring in
about $60,000 to $70,000. She stated that about ten percent of the overall revenue is
dedicated to keeping the facility operating. She stated that the events with amplified
sound generate about $6,700 in rental income. She stated that consistent with the
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Meeting Page 9 of 18
recommendation of the Adhoc Committee that addressed space needs, the
Foundation agrees that a new building should be built for the Wildlife Discovery Center
and the Foundation should take over the space in the existing buildings.
In response to questions from Board member Lewis, Ms. Czerniak noted that the space
needs analysis was provided to the Board as background. She clarified that it is not
the Board’s charge to designate specific uses for each room but instead, to identify
appropriate categories for uses in the various areas.
In response to questions from Acting Chairman Pasquesi, Ms. Miller confirmed that the
space analysis report was shared with the Elawa Commission and the Parks and
Recreation Department.
In response to questions from Acting Chairman Pasquesi, Ms. Czerniak explained that
Elawa Commission is a recommending body by the City Council with respect to
ongoing operations at Elawa Farm. She stated that the Zoning Board of Appeals is
charged with making recommendations relating to the Master Plan which will guide
the operation of the site. She confirmed that all parties, including the Elawa
Commission, are welcome to offer testimony to the Board.
In response to questions from Board member Plonsker, Ms. Miller confirmed that smaller
weddings, without amplified sound, are charged a lower rental rate than the larger
events. She explained that amplified sound can involve a live band or a D.J. She
stated that the Foundation’s goal is to attract more donations and sponsors so that
there will be less reliance on larger rental activities for funding. She added that people
are very interested in renting the space for events with amplified sound. She stated
that the Foundation does not advertise Elawa Farm’s availability for weddings but
instead, people contact them asking to use the space. She stated that the rental
events are cumbersome to run.
In response to questions from Board member Novit, Ms. Miller confirmed that the
Foundation would like to be able to use more of the space in the existing buildings.
She stated that the additional space will allow new programing which would likely
bring in more people and revenue.
In response to questions from Board member Nehring, Ms. Miller suggested that the
Foundation could use some of the additional space to create a museum to tell the
history of Gentleman’s Farms, the Armour family and the meatpacking industry. She
acknowledged that there would need to be fundraising to support development of a
museum.
In response to questions from Board member Sieman, Ms. Miller stated that the
Foundation does not generally partner on events with the Wildlife Discovery Center.
In response to questions from Board member Novit, Ms. Miller stated that the
Foundation would like to have chickens, sheep and cows at the farm for educational
Zoning Board of Appeals – Minutes of the November 27, 2017
Meeting Page 10 of 18
purposes. She stated that the livestock would not be kept on site for an extended
period of time.
In response to questions from Board member Novit, Ms. Czerniak confirmed that the
Master Plan would need to be amended to identify permitted areas for farm animals
and the Special Use Permit could specify when and how animals could be used at the
site.
In response to questions from Board member Plonsker, Ms. Miller stated that the
Foundation could go through an exercise to estimate the revenue shortfall that would
result from reducing or eliminating events with amplified sound. She reviewed the
Foundation’s mission noting that they are charged with generating revenue to support
the site. She stated that she believes that only one or two events have caused
problems for the neighbors.
In response to a questions from Board member Plonsker, Connor Walsh, resident at
1360 Middlefork Drive, disagreed with Ms. Miller’s comments stating that his enjoyment
of his property is impacted every time there is an event. He stated that parking,
signage, setup and the activities themselves cause impacts. He pointed out the if the
Foundation took over the entire site, and the Wildlife Discovery Center left the site, the
Foundation would need to hold more events to make up the lost rent, $60,000 each
year.
In response to questions from the Board, Ms. Miller stated that if the Wildlife Discovery
Center leaves the site, the Foundation would make up the lost revenue through
increased rentals for corporate events during the day. She noted that corporate
rentals generate more revenue than evening rentals.
In response to questions from Board member Lewis, Mr. Carmichael stated that the
Wildlife Discovery Center does not want to lose the space they now use in the existing
buildings. He noted that it is not easy to move the exhibits from one place to another
adding that traffic flow around the site also needs to be considered.
In response to questions from Board member Sieman, Mr. Carmichael stated that the
busiest times at the Wildlife Discovery Center are Saturdays and Sundays from 10 a.m.
to 4 p.m. He noted that a class is held on Saturday mornings. He stated that the
Wildlife Discovery Center hosts approximately seven children’s birthday parties and
twelve field trips a year. He noted that the impact of those activities on the
neighborhood is minimal. He stated that Elawa Farm was meant to be a community
asset, rather than a rental facility.
In response to questions from Board member Novit, Ms. Czerniak stated that the
Master Plan identifies an area at the park for a future restroom facility that would be
available for users of the park and Forest Preserve trails. She stated that she expects
that the restrooms would be maintained by the City.
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Meeting Page 11 of 18
In response to questions from Board member Sieman, Ms. Miller, reviewed how tents
are used on the site noting that the size and number of people permitted in the tents
are limited by the occupancy permitted on the site overall site by the fire codes. She
reviewed that the capacity of the hay barn is 87 people seated and 110 for a cocktail
style event. She stated that the capacity of the wagon shed is 75 people. She noted
that at weddings, people all want to be in one area, not spread out around the site so
a tent is necessary. She stated that events with 100 to 125 people require a tent which
is put up in the area west of the wagon shed, near the outdoor animal cages.
In response to questions from Board member Lewis, Ms. Miller explained that the
wagon shed is used for the market and is rented for weddings. She stated that tents
must be at least 20 feet away from the buildings to meet fire code requirements. She
stated that the Foundation would like to be able to locate a tent outside the paddock
area, to the east of the hay barn, between the wall of the paddock and the garden.
In response to questions from Board member Sieman, Ms. Miller stated that the
fundraisers are well attended and noted that one fund raiser a year has amplified
sound.
In response to questions from Board member Plonsker, Mr. Carmichael acknowledged
that one of the concepts in the space analysis suggests that the Wildlife Discovery
Center should have its own building. He noted that i f a solution could be found that
would allow the Foundation and the Wildlife Discovery Center to co-exist in the existing
space, there would be a cost savings. He agreed that various concepts can be
studied.
In response to questions from Board member Nehring, Mr. Carmichael explained that
the tents for rental activities are located near the animal cages adding that most of
the time, the proximity is not an issue. He stated however that providing some
buffering, landscaping or a fence, between the two uses would be helpful.
In response to the Board’s discussion, Ms. Duffy, a neighbor, stated that the
Homeowners’ Association does not support allowing tents east of the hay barn and
paddock wall. She stated that renting Elawa Farm out for private weddings is not
consistent with the intended community use of the facility noting that many people
who rent the facility or attend events are not from the community.
In response to questions from Board member Plonsker, Mr. Walsh, a neighbor, stated
that the events, rather than the tents , are the issue. He pointed out that breaking
down the setup, after the event is over, can be noisier than the event itself and occurs
later at night.
Hearing no further questions from the Board, Acting Chairman Pasquesi asked for
public testimony.
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Meeting Page 12 of 18
Mr. Bergmann, 1065 Acorn, Elawa Foundation Board member, observed that some of
the ideas being discussed will restrict use of the garden. He stated that Elawa Farm is
a jewel and is part of the City’s park and open lands system. He noted that 70% of the
rentals involve Lake Forest and Lake Bluff residents. He stated that giving people from
outside of the community a chance to experience Elawa Farm is a good thing noting
that it is a public space, like the beach and golf course, and cannot be restricted to
only Lake Forest residents. He stated that the garden is a great educational tool and
allow s people who do not have a garden, a place to garden. He suggested that the
garden can produce food that can be sold and shared with others through donations
to the food pantry. He noted that it will take many new classes and programs to make
up for the revenues that will be lost if parties are no longer allowed at the site. He
agreed that the Foundation needs to seek corporate sponsorships.
Ms. Duffy, resident, stated that the neighbors are not trying to keep people out of the
garden but noted that there is a difference between people gardening and holding
weddings and putting up tents in the garden.
Hearing no further comments from the public, Acting Chairman Pasquesi returned the
discussion to the Board for further comment and discussion.
In response to questions from Plonsker, Ms. Miller stated that the Foundation has about
one year of operating expenses in reserve, about $650,000.
In response to questions from Board member Nehring, Acting Chairman Pasquesi
clarified that the Board’s purview is the Master Plan, not budgetary issues.
The Board took a ten minute recess.
Acting Chairman Pasquesi reconvened the meeting and asked staff to review the
preliminary recommendations detailed in the staff report.
Ms. Czerniak reviewed Staff Recommendations 1 and 2, hearing no comments on
those recommendations, she reviewed Staff Recommendation 3 pertaining to the
Vision Statement.
In response to questions from Board member Novit, Ms. Czerniak confirmed that the
vision statement is intended as a vision for Elawa Farm overall.
Board member Sieman suggested that the vision statement clearly state that Elawa
Farm is open to the public and intended for public benefit.
Board member Plonsker commented that the operating budget should not be
used to fund upgrades to the facilities but instead, fundraising or donations should
fund any upgrades desired.
Zoning Board of Appeals – Minutes of the November 27, 2017
Meeting Page 13 of 18
Ms. Czerniak reviewed Staff Recommendations 4 and 5. Hearing no comments on
those recommendations, she reviewed Staff Recommendation 6 pertaining to the
decision making process and the Elawa Foundation’s role as day to day manager
of the Farm.
In response to questions from Board member Plonsker, Mr. Carmichael confirmed
that in the past, the Wildlife Discovery Center received a one-time grant.
Board member Sieman suggested that there may be more opportunities to seek
grants for Elawa Farm in the future.
Ms. Czerniak reviewed Staff Recommendations 7 and 7a. Hearing no comments
on those recommendations, she reviewed Staff Recommendation 8 pertaining to
the Entrance Corridor.
In response to Board Nehring, Ms. Czerniak confirmed that the Master Plan should
provide the direction on parking; the amount that should be permitted on site,
appropriate locations and speak to off-site parking if determined to be
appropriate. She added that there is a later recommendation that speaks to
signage on the site.
Acting Chairman Pasquesi agreed that parking should be addressed and is an
important consideration. He pointed out that the Board can recommend further
restrictions or direction on parking than is offered in the current documents.
Ms. Czerniak reviewed Staff Recommendation 9. Hearing no comments on that
recommendations, she reviewed Staff Recommendations 10 – 13 pertaining to the
Garden.
Board member Novit stated that it seems logical that the sheds should be closer to
the existing buildings and not stuck out in the Garden.
Board member Lewis stated that in his opinion, the location of a shed is less critical
than assuring that the shed is low profile. He stated that the sheds should be
screened from view from the residences.
Board member Novit added that consideration should be given to appropriate
building materials for sheds.
Board member Plonsker noted that to have farm animals on the site, even for five
days, the proper facilities will be needed to care for them.
Board member Novit noted that sheep, cows, and horses can be kept in a pasture
all year long adding that chickens go into a barn at night.
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Acting Chairman Pasquesi suggested that at this point in the deliberations, the
Board should focus on whether or not farm animals should be permitted on the site
at all. He stated that if the Board is supportive of farm animals, then the discussion
can follow about limitations and restrictions on that use.
Board members Nehring and Novit agreed that farm animals should be allowed
with some limitations.
Board member Lewis stated that the Board will need to be clear about where farm
animals will be permitted and under what conditions if they are to be allowed.
With respect to the use of the garden for rental events, Board member Lewis noted
that the neighbors’ concerns must be carefully considered. He stated that one
option would be to limit the number and type of events permitted in the garden.
He stated that the Board should work to find the proper balance.
Acting Chairman Pasquesi stated that the Board is not here to make any final
decisions at this meeting but to establish a framework for further discussion and
consideration of limitations that may address the concerns of the various parties.
Board member Nehring stated that the garden is a great area to share with the
public.
Board member Novit noted that there are not any other similar outdoor venues in
the community. She stated that there needs to be a balance between allowing
uses at the site, the neighbors’ interests, and the interests of the overall community.
She noted that events occur in other areas of the community, Lake Forest College
and at other parks, which are also near neighborhoods. She stated that shutting
down events at Elawa Farm would be huge disservice to the community.
Board member Sieman stated that it’s less about the venue and more about the
uses and activities that occur on the site. He stated that initially, no one expected
Elawa Farm to be a hub of activity. He stated that it is the Board’s role to
determine acceptable uses, and what may be a nuisance. He stated that in the
case of the garden, it might be the tent that is the nuisance, more than the activity.
Board member Plonsker stated that Elawa Farm was originally intended as a
gentleman’s farm, to be a balance against the modern world. He noted that
today, there should be consideration of time restrictions and limitations on the size
of events. He stated that Elawa Farm appears to be at somewhat of a crossroads
now and it is important that the Board be thoughtful about the future direction. He
stated that he would push back against too much expansion of the facilities.
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Ms. Czerniak summarized that the Board may be open to some private events in
the garden, with limitations.
Ms. Czerniak reviewed Staff Recommendation 14 relating to the Buildings and
Associated Grounds.
Board members Novit and Nehring agreed that public access to restrooms needs
to be maintained during all hours that the facility is open to the public.
Ms. Czerniak reviewed Staff Recommendation 15 relating to the Buildings and
Associated Grounds, hearing no comments, she reviewed Recommendation 16
relating to the Natural Education Area.
In response to questions from Board member Lewis, Ms. Czerniak explained that the
reference to the grant and the limitations placed on the area as a result of the
grant is recommended for removal since the term of the grant has expired.
Ms. Czerniak reviewed Staff Recommendation 17 relating to the Multi-Use Area.
Board member Plonsker noted that if rental events are allowed, they should be
held in the multi-use area as identified in the current plan.
Board member Novit stated that consideration should be given to the possibility of
someone putting a tent east of the hay barn, near the garden, as a possible multi-
use area.
In response to questions from the Board, Ms. Czerniak confirmed that the Master
Plan currently permits a tent in the paddock, immediately east of the hay barn,
inside the walled area.
Ms. Czerniak reviewed Staff Recommendation 18 relating to the Multi-Use Area
noting that the recommendation involves updates to the existing graphics to align
with the recommendations that ultimately come out of the Board’s discussion.
Hearing no comments from the Board, she reviewed Staff Recommendation 19
relating to Outdoor Activity Areas.
Board member Novit cautioned that depending on whether or not the space
analysis that was completed is followed, the Master Plan may need to be
amended again if the direction desired is not consistent with the Master Plan
Ms. Czerniak noted that the space analysis was provided to the Board as
background to assist in considering the land use aspects of the site. She noted that
the neighbors’ concern about the overall level of activity on the site should be
considered by the Board as the different use areas are reviewed and as
Zoning Board of Appeals – Minutes of the November 27, 2017
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consideration is given to whether provisions should be made for additional buildings
or expanded parking.
In response to questions from Board member Nehring, Ms. Czerniak confirmed that
a Master Plan can be amended after adoption through a public review process
adding that there is no limit on how often amendments to a Master Plan can be
requested. She noted however that a Master Plan is intended to be a template for
the site for a number of years.
Board member Novit stated that by saying the multiuse area cannot have any
additional structures located within it, options for the site will be limited.
Board member Lewis questioned whether the multi-use area is even viable for
additional structures.
Board member Plonsker stated that in his opinion, no additional structures should be
permitted on the property except storage sheds.
Ms. Czerniak reviewed Staff Recommendation 20 relating to the Common Area.
Hearing no comments from the Board, she reviewed Staff Recommendation 21
relating to the Common Area.
In response questions from Board member Lewis, Ms. Czerniak stated that the
common area is more defined now than when the Master Plan was initially
developed. She stated that the recommendation is to more accurately depict the
shared space which primarily includes the parking lots.
Ms. Czerniak reviewed Staff Recommendations 22 and 23 relating to the
Neighborhood Park. Hearing no comments from the Board, she reviewed Staff
Recommendation 24 also relating to the Neighborhood Park.
Board member Novit suggested that the language be clarified to make it clear the
restrooms at Elawa Farm are available to park users until such time that a public
restroom is provided at the park.
Ms. Czerniak reviewed Staff Recommendation 25 relating to the School Site.
Hearing no comments from the Board, she reviewed Staff Recommendations 26
and 27 relating to parking.
Board member Plonsker stated that it is his understanding that parking is prohibited
in the Entrance Corridor, along Middlefork Drive. He noted that it is also his
understanding there is already a requirement that large events must provide shuttle
service to the site.
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Ms. Czerniak reviewed Staff Recommendation 28 also relating to parking noting
that since the Master Plan was last updated, 40 parking spaces were added as
contemplated by the Plan and noted that the expanded parking area seems to be
meeting the current parking needs. She stated that the graphic will be updated to
reflect the expanded parking lot.
Board member Nehring stated that additional parking, beyond what exists today,
may be needed if more activities occur at the site.
Board member Lewis cautioned that if the Common Area is reduced, the
opportunity for more parking could be eliminated. He stated that the Board should
consider options for future parking expansion.
Board member Plonsker pointed out that providing more parking, will draw more
people to the site.
Acting Chairman Pasquesi commented that the charge of the Board is to plan for
the future. He noted that the site is open to the public and people should not be
prevented from using the site because of a lack of parking.
Ms. Czerniak reviewed Staff Recommendations 29 relating to Outdoor Classrooms
and 30 relating to Future Structures. Hearing no comments from the Board, she
reviewed Staff Recommendations 31, 32, 33 and 34 relating to Fundraising
Activities.
In response to Board member Novit, Ms. Miller confirmed that outside organizations
can rent Elawa Farm for fundraising events.
Board member Sieman stated that the Board could consider allowing the tenants
of Elawa Farm to have a fundraiser that would go beyond the parameters which
limit private rental events.
Board member Lewis cautioned the Board against giving the tenants special
treatment.
Board member Lewis noted that when updating graphics and photos he noticed
that there are a couple are historic buildings and would like to see them kept in.
Ms. Czerniak reviewed Staff Recommendations 35 relating to Signage and 36
relating to Associated Documents. Hearing no comments from the Board, she
reviewed Staff Recommendation 37 relating to the overall Master Plan.
Board member Lewis stated that in his opinion, the Elawa Foundation and the Wildlife
Discovery Center should be able to co-exist at the site.
Zoning Board of Appeals – Minutes of the November 27, 2017
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Board member Sieman agreed with Board member Lewis adding that there should be
opportunities for the entities to work together. He stated an interest in hearing ideas
from the Elawa Farm Commission about how to operate the farm in a financially
sustainable manner.
Hearing no further comments from the Board, Acting Chairman Pasquesi thanked all
parties for the work on this petition to date and invited a motion to continue
consideration of the matters relating to Elawa Farm.
Board member Plonsker made a motion to continue the petition with direction to staff
to begin to draft amendments to the Master Plan based on the Board’s discussion to
date for continued consideration.
Board member Nehring seconded the motion and it was approved by a vote of 6 to 0.
5. Consideration of a request for approval of updates to the existing Special Use Permit
for Ragdale, located at 1260 N. Green Bay Road.
Owner: The City of Lake Forest
Petitioner and Tenant: Ragdale
This item was postponed at the request of the petitioner.
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.
The meeting was adjourned at 9:42 p.m.
Respectfully submitted,
Michelle E. Friedrich
Planning Technician