ZONING BOARD OF APPEALS 2017/01/23 MinutesThe City of Lake Forest
Zoning Board of Appeals
Proceedings of the January 23, 2017 Meeting
A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday,
January 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, Richard Plonsker, Kevin Lewis and Nancy
Novit
Zoning Board of Appeals members absent: Board members Lloyd Culbertson
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 24, 2016 meeting.
The minutes of the December 12, 2016 meeting were approved as presented.
3. Consideration of a request for variances from the rear and side yard accessory
structure setbacks for an expanded detached garage at 682 Oakwood Avenue.
Owner: 682 Oakwood Avenue, LLC (Jamie Childs and Peter Childs)
Representative: Michael Breseman, architect
Chairman Pickus introduced the agenda item and asked the Board for any Ex Parte
contacts or conflicts of interest.
Board member Pasquesi recused himself from participating in the consideration of the
petition due to his office’s involvement in the sale of the property. He left the Council
Chambers.
Hearing no further conflicts of interest from the Board members, Chairman Pickus
invited a presentation from the petitioner and swore in all those intending to speak.
Mr. Breseman introduced the petition. He reviewed the zoning variance requested to
allow expansion of the garage to accommodate the needs of the contract
purchaser. He noted the property is located in the GR-3 district and that the lot is non-
conforming to current lot width and minimum lot size requirements. He noted the
Zoning Board of Appeals – Minutes January 23, 2017 Meeting Page 2 of 6
garage, as proposed, meets the building scale requirements. He noted that the non-
conforming conditions of the property are the result of the subdivision and
development of the property prior to current zoning requirements. He added that the
original garage was built prior to the current zoning requirements, in the early 1900’s
and when it was replaced, in 1986, a zoning variance was granted to allow
reconstruction in the original location. He noted that the extent of the side and rear
yard encroachments as now proposed do not change from what exists today except
for the addition of gutters which extend further into the setback and a variance for the
gutters was previously approved by the Board in March 2016. He noted the changes
to the addition to the north side of the garage, changes to the roofline and
modifications to the walls that will be necessary to expand the garage to
accommodate a lift for an additional car and make the garage more functional. He
noted that the intent is to not rebuild the garage walls, but noted that it may be
necessary to meet current wall bracing requirements that are in the code. He noted
that several homes in the neighborhood have detached garages situated in a similar
manner to this garage, in the rear corner of the property. He noted that with the
proposed modifications, the garage doors will be centered on the garage and noted
that the roof form changes will be consistent with the construction on the new house.
Ms. Friedrich noted that this property was before the Board in March 2016 for a front
yard variance for the new house and side and rear yard accessory structure variances
to allow the addition of gutters to the existing detached garage proposed for
rehabilitation. She explained that since that time, a contract purchaser has come
forward and a garage expansion is proposed. She explained that the request is to
allow additional encroachment into side yard and rear yard accessory structure
setbacks to accommodate changes to the existing walls and roof form, as well as the
proposed addition on the north side of the garage. She noted the gutters previously
planned to address the neighbor’s drainage concerns continue to be part of this
request. She reviewed that a variance for the existing garage was granted in 1986 to
allow replacement of the original garage, built in the early 1900’s, in the original
location. She stated that the lot does not meet the current minimum lot size and lot
width requirements for the GR-3 district as a result of the changes in the Zoning Code
since the property was subdivided and developed. She noted the letter received
from the neighbor stating asking that the garage not be shifted any closer to their
property than it is today and that the drainage still be directed away from their
property. She explained that the variances are requested to allow modifications to
the walls and roof form, as well as an addition to the north side of the garage. She
stated that staff recommends approval of the requested variances to permit
replacement of the garage, in whole or in part, as necessary and the addition of the
gutters to the garage. She noted that the petitioner may find that as the project
progresses, more of the existing garage structure may need to be replaced rather
than simply expanded due to conditions or code requirements.
In response to questions from Chairman Pickus, Ms. Friedrich noted that the proposed
modifications to the garage do not require Building Review Board action.
Zoning Board of Appeals – Minutes January 23, 2017 Meeting Page 3 of 6
In response to questions from Chairman Pickus, Mr. Breseman stated that the proposed
increase in the height of the garage will not negatively impact the neighboring
garage to the south. He point out that the roof peak runs west to east as proposed so
the lowest point of the roof, the eaveline, will be on the north and south sides of the
garage. He noted that the garage, as proposed, is 16 feet in height from lowest
adjacent grade to peak
In response to questions from Board member Novit, Mr. Breseman noted that the
gutters proposed on all four sides of the garage will collect the water and drain to the
north.
Hearing no further questions from the Board, Chairman Pickus invited public comment.
Hearing none; he invited final questions or comments from the Board.
Board member Novit noted that the neighbor concern was about the drainage and
the petitioner seems to have addressed that with the gutter design. She stated
support for the request.
Chairman Pickus noted that this proposal seems reasonable, appears to meet the
standards and stated support for the project.
Hearing no further comments from the Board, he invited a motion.
Board member Lewis made a motion to recommend approval of the variances to the
City Council to allow expansion of the garage and, if necessary, replacement of the
existing garage, in whole or in part, and the extension of the eaves and gutters, all
within the side yard accessory structure setback. The encroachment shall be no closer
than 8½” from the south (side) property line and no closer than 10 ½” to the west (rear)
property line.
The motion was seconded by Board member Sieman and was approved by a vote of
5 to 0.
Board member Lewis left the meeting due to a prior commitment.
Board member Pasquesi rejoined the meeting.
4. Consideration of a request for approval of a change in location for an existing
Special Use, the Lake Forest-Lake Bluff Historical Society. The Historical Society is
relocating to 509 E. Deerpath and 630 N. Washington Road.
Owner: Lake Forest-Lake Bluff Historical Society, Janice Hack, Executive Director
Representative: Peter Witmer, architect
Zoning Board of Appeals – Minutes January 23, 2017 Meeting Page 4 of 6
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 this agenda item.
Ms. Hack, Executive Director of the Lake Forest – Lake Bluff Historical Society,
introduced the petition. She reviewed the community benefits and services provided
by the Historical Society including exhibits, travel ing exhibits, lectures and providing
historical information for community celebrations. She noted the support they provide
to various local organizations. She noted the photographs, maps, plats, school records
and local artifacts that are part of their collections. She explained that the new facility
will be used to store the artifacts, provide a location for lectures and community
programs and space for current exhibits. She added that the new facility will provide
space for research conducted by individuals and groups. She described the research
the Historical Society did to support the Deerpath Inn restoration as an example of
some of their recent work.
Bob Shaw, a Board member of the Historical Society, noted that the new facility is
located in a residential area. He stated that the site consists of two buildings including
the former Christian Scientist Church and Reading Room. He noted that the property
is at the southwest corner of Deerpath and Washington Road. He noted the proximity
to other special uses, in particular, Lake Forest College and churches. He noted that
Gorton Community Center is nearby along with public parking lots. He noted that
representatives from the Historical Society have met most of their neighbors at three
recent meetings held at the new facility as a meet and greet and an opportunity for
the neighbors to understand the request for the Special Use Permit that is now before
the Board and to understand what will occur on the site . He noted that to date, the
Historical Society has not received any negative feedback. He noted that the times
they use the buildings are compatible with a residential neighborhood. He explained
that operating regular hours include Tuesday through Saturday and Sunday
afternoons. He stated that currently, the Historical Society is closed on Mondays. He
noted that special events and Board meetings are held in the early evenings. He
noted that there are 15 parking spaces on site and adjacent street parking along
Washington Road. He stated for any major events , the public parking lots east of the
railroad tracks would be used. He noted to be a good neighbor to the First
Presbyterian Church, approval is requested to allow the Church to use the parking lot
on the Historical Society site for overflow parking a few times a year, for the annual
Rummage Sale and religious holidays. He noted that there is existing exterior lighting
on the site that will remain. He stated that some remodeling work is planned in both
structures. He stated that some changes are necessary to meet ADA requirements.
He noted that he has been involved in the Historical Society for about 10 years and
noted that the growth during that time has been dramatic. He stated that if growth in
the programming and collections continue, in the future, the Historical Society may
want to make changes to the site and if so, an amendment to the Special Use Permit
would be requested.
Zoning Board of Appeals – Minutes January 23, 2017 Meeting Page 5 of 6
Ms. Czerniak explained that the proposed Special Use Permit will recognize and
formalize approval of a long time special use that has existed in the community since
the 1970’s. She explained that the establishment of the Historical Society pre-dated
the requirement for a Special Use Permit but noted that the change in location
presents a good opportunity to put the formal approvals in place through the
adoption of a Special Use Permit. She agreed with Mr. Shaw’s comment that if the
Historical Society proposes to grow or change the type of activities that occur on the
site in the future, an amendment to the Special Use Permit may need to be
considered through a public process. She noted that the new location is in a
neighborhood that is defined by a number of community institutions, including
churches and the College. She stated that the community institutions and the
residential neighborhoods have co-existed nicely in this area for many years. She
stated that parking can be accommodated fully on the site for most activities. She
noted that there is an on street parking area on Washington Road that can
accommodate additional cars if needed. She reviewed the conditions of approval
recommended in the staff report and suggested that a limit of 12 evening events per
year be incorporated into the first condition with a limitation that events end by 10
p.m. She noted that First Presbyterian Church has in the past, used the parking lot
occasionally. She noted that the Special Use Permit as recommended by staff would
formalize the approval for use of the parking lot by the Church for up to 5 times a year.
She stated that s chool children visiting the museum for a field trip would be dropped
off during school hours on Washington Road and the buses would stage in the parking
lot near the train station, south of Deerpath until the field trip is over and the would
return to the site to pick up the students. She noted that the site was formerly a special
use, a church.
In response to questions from Chairman Pickus, Ms. Czerniak confirmed that the
Historical Society predated the requirement in the Code for a Special Use Permit. She
stated that given the relocation of the Historical Society, now seemed to be a good
time to formalize the Special Use Permit as part of approving the new location. She
confirmed that Special Use Permits are specific to each property, use and occupant.
In response to questions from Board member Novit, Ms. Hack confirmed that she
believes the conditions of approval recommended in the staff report are acceptable
to the Historical Society.
In response to a suggestion from Board member Sieman, Ms. Czerniak stated that she
will alert the Public Works Department to the suggestion to extend the sidewalks in the
area to provide improved pedestrian connections.
Board member Sieman suggested that allowing the Presbyterian Church to use the
parking lot for overflow parking more than five times a year might be appropriate.
Board member Plonsker stated that the community is fortunate that the Historical
Society has stepped in to take over the property. He stated that the community also
Zoning Board of Appeals – Minutes January 23, 2017 Meeting Page 6 of 6
benefits from the Historical Society remaining in the area, near the business district and
the College. He stated that redevelopment of the site in another way would have a
much greater impact on the area.
Chairman Pickus stated that formalization of a Special Use Permit for the Historical
Society, at its new location is appropriate. Hearing no further questions or comments
from the Board, Chairman Pickus invited a motion.
Board member Novit made a motion to recommend approval of a Special Use Permit
to the City Council in support of a Special Use Permit for a long time use, the Lake
Forest/Lake Bluff Historical Society, subject to the following conditions.
1. Events on the site shall conclude no later than 10 p.m. and shall be limited
to 12 larger events per year.
2. Parking for activities and events at the site shall be accommodated in the
parking lot on site, in the parking bay pullout adjacent to the property on
Washington Road or in the public parking lots near the train station.
3. Limited parking for daytime events and activities at the First Presbyterian
Church shall be permitted in the parking lot on the site up to five times
each calendar year.
4. No bus parking or standing is permitted on the site or on the adjacent
streets. Busses are permitted to unload and load on Washington Road.
Board member Pasquesi seconded the motion.
The motion was approved by a vote of 5-0.
5. Public testimony on non-agenda items.
No public testimony was presented to the Board on non-agenda items.
6. Additional information from staff.
The meeting was adjourned at 7:21 p.m.
Respectfully submitted,
Michelle E. Friedrich
Planning Technician