ZONING BOARD OF APPEALS 2017/04/04 MinutesThe City of Lake Forest
Zoning Board of Appeals
Proceedings of the April 4, 2017 Meeting
A regular meeting of the Lake Forest Zoning Board of Appeals was held on Tuesday,
April 4, 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, Lloyd Culbertson, Richard Plonsker, Nancy Novit and Kevin
Lewis (arrived at 7:20 p.m.)
Zoning Board of Appeals members absent: Board member Mark Pasquesi
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 February 27, 2017 meeting.
The minutes of the February 27, 2017 meeting were approved as presented.
3. Consideration of a request for approval of variances from the front yard,
corner side yard and interior side yard setback requirements to allow
additions and alterations to the existing residence located at 845
Maplewood Road.
Owners: Mark Allen and Denise Campbell
Representative: Scott Streightiff, architect
Chairman Pickus introduced the agenda item and asked the Board for any Ex Parte
contacts or conflicts of interest.
Board member Plonsker noted that he is acquainted with the neighbors to the south,
but stated that he can be impartial in reviewing the petition. He noted that he has not
spoken with the neighbors about this matter.
Chairman Pickus invited a presentation from the petitioner and swore in all those
intending to speak.
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Mr. Streightiff introduced the petition and noted that the project includes a 2,250
square foot addition, façade improvements and interior alterations. He noted that the
project requires variances from the front, corner side, and interior side yard setbacks
because the existing house is currently non-conforming with the required setbacks. He
noted that the project complies with the allowable square footage. He described the
neighborhood and noted that there are a number of homes in the area that do not
conform to the setbacks because they were constructed prior to current requirements.
He pointed out the relationship of the neighboring homes to the College. He noted
that the existing house is a single story and was built in 1955. He noted that originally,
the property was part of a larger estate, prior to subdivision of the estate property. He
noted that the owners currently live in the home and enjoy the property and wish to
update the home. He noted that their intent is to work with the existing structure. He
noted that the proposed design converts the existing two car garage to living space
to move active areas of the home away from the Sheridan Road streetscape. He
further explained that the service parts of the home are moved to the west side of the
property, closer to the College campus. He explained that the owner want a first floor
master suite since they plan to remain in the home as they age. He noted that the
owners wish to keep the appearance of a single story home; generally similar to what
exists today. He reviewed design options that were considered including locating the
garage at the northwest corner of the property, attaching a garage at the northeast
corner of the house and completely demolishing the house and building a new home.
He explained that some of the options considered resulted in further encroachment
into the zoning setbacks than those proposed on the plan presented for approval. He
added that the options studied were not as functional as the plan now presented and
did not meet the owners’ needs as well as the selected plan. He reviewed the
proposed plan noting that a new garage is proposed at the southwest corner of the
property along with a new curb cut and driveway from Sheridan Road. He described
the proposed exterior materials and the architectural elements. He noted that with
the proposed modifications, the extent of the encroachment into the side yard
setback along the south property line does not exceed the extent of the
encroachment of the existing house. He described the entry gates proposed on
Sheridan Road. He noted that a preliminary landscape plan was included in the
Board’s packet and provides for inch for inch replacement of the trees proposed for
removal. He noted that the proposed landscape plan provides additional screening
on the property to mitigate the proposed increase in the size of the house. He noted
that the proposed addition and modifications to the house will not alter the character
of the existing neighborhood. He noted that several letters were received from
neighboring property owners, stating support for the project, and were included in the
Board’s packet.
Ms. Friedrich reviewed that variances from front yard, corner side yard and interior side
yard setback requirements are requested. She explained that the front yard of the
property is along Sheridan Road, the corner side yard along Maplewood Road, the
rear yard is the east side of the property and the interior side yard setback is along the
south property line. She noted that the petition will also be heard by the Historic
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Preservation Commission later in April and the design aspects of the project will be
considered. She reviewed the history of the property and noted that the property
does not meet the current minimum lot size adding that the zoning regulations that
apply to the property were modified after the house was constructed and after the
subdivision that created the lot was approved. She noted that the improvements
proposed on the south elevation encroach into the interior side yard setback 6’9” at
the furthest point. She suggested that to minimize the extent of the encroachment,
the proposed driveway from Sheridan Road should be shifted to the north, and out of
the setback, to the extent possible. She noted that the proposed driveway requires a
variance because the portion of the driveway, within the front yard setback, exceeds
the permitted 16 foot width. She noted that the proposed garage/master suite
addition also encroaches into the front yard setback. She noted that the northeast
portion of the existing residence slightly encroaches into the corner side yard setback.
She noted that a bay window and eaves, a front porch addition, and the master suite
portion of the proposed addition are all proposed on the north elevation. She noted
that portions of the proposed modifications will require a corner side yard setback
variance. She suggested that the Board consider a reduction in the expanse of the
existing driveway off of Maplewood Road to minimize the amount of impervious
surface on the property since an additional driveway is proposed from Sheridan Road
to provide access to a new garage. She noted that as proposed, the existing
driveway will remain to provide additional parking area on the property. She noted
that the City’s Certified Arborist visited the site after the footprint of the proposed
addition was staked. She noted that he recommends approval of the proposed tree
removal s since the trees will be impacted by the proposed addition. She added that
he also recommends approval of the preliminary landscape plan and replacement
tree planting plan. She noted that the City’s Arborist recommends that the curb cut
on Sheridan Road be shifted to the north and located in between two existing City
parkway trees. She noted that the staff report includes findings in support of the
petition and conditions of approval as recommended by staff.
In response to questions from Board member Novit, Ms. Friedrich confirmed that the
house to the south of the subject property encroaches into the side yard setback.
In response to questions from Board member Novit, Mr. Streightiff clarified that the
addition as proposed would create a 1-½ story appearance by raising the roof of the
existing ranch home. He stated that there are no plans to build out the roof area for
living space.
In response to questions from Board member Plonsker, Mr. Streightiff confirmed that the
new roof will be 24 feet in height at the highest ridge. He stated that the existing
house is about 18 feet at the ridge. He confirmed that the proposed dormers are
decorative since the area under the roof is not planned to be built out. He stated that
the space under the extended roof may be used for storage.
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In response to questions from Board member Plonsker, Ms. Czerniak confirmed that in
the future, the space under the roof of the addition proposed for the west side of the
house might be able to be built out without changing the exterior appearance or
mass of the house.
In response to questions from Board member Novit, Mr. Streightiff explained that the
space that will be created by raising the roof over the existing house will be about the
size of a narrow room.
In response to questions from Board member Plonsker, Mr. Streightiff explained the
relationship between the south elevation and the property to the south. He noted that
currently, there is a row of arbor vitae along the property line. He stated that as part
of this project, the arbor vitae will be extended further along the property line.
In response to a question from Board member Plonsker, Ms. Friedrich confirmed that
the City’s engineer will review the plans prior to the issuance of a building permit to
verify that no off site drainage impacts will result from the proposed construction.
In response to questions from Board member Culbertson, Mr. Streightiff agreed to work
with the petitioners to shift the new curb cut on Sheridan Road to the north, away from
the south property line.
In response to questions from Board member Culbertson, Ms. Friedrich explained that
staff recommends that consideration be given to reducing the expanse of the existing
driveway and the associated parking area to reduce the overall impervious surface
on the site. She noted that with the proposed addition and the new driveway, a
significant amount of impervious surface will be added to the site. She suggested that
a portion of the existing driveway could be replaced with a pervious material.
In response to questions from Board member Culbertson, Mr. Streightiff stated that the
property owners want to keep the existing driveway off of Maplewood Road to
provide an area for parking for guests . He noted that parking is not permitted on
Sheridan Road.
In response to a question from Board member Culbertson, Ms. Friedrich noted that inch
for inch replacement will be required for trees lost due to the addition of impervious
surface on the site. She noted that if, as a result of the new driveway, the parkway
tree along Sheridan Road is impacted, a replacement parkway tree will be required.
In response to questions from Board member Plonsker, Mr. Streightiff described the
driveway gates proposed on the Sheridan Road street frontage.
In response to questions from Board member Plonsker, Ms. Friedrich noted that if the
driveway is located between the two parkway trees on Sheridan Road, it will be far
enough from the corner of Sheridan and Maplewood Roads.
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In response to questions from Chairman Pickus, Mr. Allen stated that the fencing
around the property will be replaced, not removed.
Hearing no further questions from the Board, Chairman Pickus invited public comment.
Hearing none; he invited final questions or comments from the Board.
In response to a question from Board member Novit, Ms. Friedrich stated that no
comments were received from the owners of the property to the south.
Board member Novit stated concern about the proximity of the new 1-1/2 story mass
to the south property line. She acknowledged however that the neighbor to the south
did not voice any concerns.
Mr. Allen said that he spoke to the neighbor to the south. He added that the property
to the south is on the market.
Board member Culbertson commended the design and stated that the proposed
project will be an improvement to the property. He stated support for the variances as
requested. He added that he supports the staff recommendations to shift the new
driveway to the north, away from the south property line, and to minimize the size of
the existing driveway and parking area.
Board member Sieman stated agreement with Board member Culbertson and stated
support for the sta ff recommendations. He noted that if an entirely new house was
constructed on the site, it might be much larger. He stated that the project as
proposed is a good solution.
Chairman Pickus stated appreciation for the presentation of the options that were
considered by the architect and property owners. He stated that the project as
proposed is a good solution for a difficult lot. Hearing no further comments from the
Board, he invited a motion.
Board member Culbertson made a motion to recommend approval of variances from
the front, corner side and interior side yard setbacks to the City Council to allow an
addition and modifications as presented by the petitioner. He noted that the
recommendation is subject to the following conditions.
1. The existing driveway off of Maplewood Road shall be minimized to
reduce the encroachment into the setback and to provide space for
more fully screening views of parked cars from the streetscape. Pervious
materials shall be used to minimize the expanse of hardscape on the site.
2. Prior to the issuance of a building permit, a detailed landscape plan must
be submitted. The plan shall provide for enhanced screening along the
south and west property lines in the areas where the encroachment into
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the setbacks are the most extensive. Screening shall occur through the
use of fencing and additional plantings on the site. The screening shall in
particular obscure views of parked cars and garage doors from the
streetscapes to the extent possible. The plan shall be subject to the
review and approval of the City’s Certified Arborist.
3. A fully dimensioned site plan shall be submitted prior to consideration by
the City Council. The plan should note all setback dimensions as they vary
due to the lot configuration.
The motion was seconded by Board member Plonsker and approved by a vote of 5 to
0.
Board member Lewis joined the meeting.
4. Consideration of a request for approval of variances from the steep slope
and rear yard setback requirements for a beach house and related beach
front amenities at 347 Bluffs Edge Drive.
Owner: Thomas Fuller Trust
Representative: Ron McCormack, architect
Chairman Pickus introduced the agenda item and asked the Board for any Ex Parte
contacts or conflicts of interest. Hearing none, Chairman Pickus invited a presentation
from the petitioner and swore in all those intending to speak.
Mr. McCormack introduced the property owner, Tom Fuller, Jon Witrock, the general
contractor, and John Shabica, the project engineer. He explained the unique Lake
front setting of the property. He explained that there is a 73 foot drop from the top of
the bluff to the beach. He stated that the proposed improvements on the bluff will not
be visible from the tabl eland. He described the location of the beach house on the
bluff and stated that the height of the accessory structure will not exceed 25 feet. He
explained that given the location of the beach house and the other proposed
amenities, variances from the steep slope setback and rear yard setback
requirements are needed. He explained that a replacement stone stairway is
proposed generally in the location of the existing stairway. He noted that the existing
stairway is in hazardous condition adding that the existing wood steps are failing. XXX
He described the proposed tram noting that it will be located generally in the
southeast corner of the property. He reviewed the proposed locations of the
walkway, beach house, boat ramp and launch. He explained that beach protection,
the existing revetment, was completed by a previous owner. He explained that the
property owner has disabled and aging family members and the tram will help them
get down to the beach house and the beach area.
Ms. Friedrich reviewed that steep slope and rear yard setback variances are
required for the beach house, replacement stairs, tram, walkway and the boat
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ramp and launch. She noted that prior approvals were granted to allow the
original house on the property to be demolished and she noted that construction
of a new house on the property is underway. She noted that the new house is in
compliance with all setback requirements. She noted that the City Engineer
reviewed plans and documentation related to the stability of the bluff and
recommended approval of the steep slope setback as requested. She stated that
City staff received a contact from the neighboring property owner to the south
who said that he was contacted by Mr. Fuller and provided with the opportunity to
review the plans and understand the project. He stated support for the project.
In response to questions from Board member Novit, Mr. McCormack confirmed that
the beach house will be built into the bluff, beginning at the toe of the bluff.
In response to questions from Chairman Pickus, Ms. Friedrich confirmed that the City
Engineer will review final plans prior to the issuance of a building permit. She reiterated
that the City Engineer is supportive of the variance request based on the information
submitted to date.
In response to questions from Board member Plonsker, Mr. McCormack described the
boat ramp and confirmed that pedestrian access is preserved along the beach
consistent with the requirements of the easement.
In response to the questions from Board member Sieman, Ms. Czerniak stated that the
City is not a party to the pedestrian access easement but confirmed that staff did
review the easement in relation to this project with the City Attorney. She stated that
as proposed, the project appears to preserve the access rights afforded by the
easement.
In response to questions from Chairman Pickus, Mr. Shabica explained from a
jurisdictional standpoint, the City has jurisdiction up to the toe of the bluff. He
explained that anything past the toe of the bluff, and areas with sand coverage, are
under the jurisdiction of the State of Illinois, the Army Corps of Engineers and the
Federal Environmental Protection Agency.
Hearing no further questions from the Board, Chairman Pickus invited public comment.
Ethan Meister, 277 Bluffs Edge Drive, noted that he lives north of the subject property
and asked whether the proposed boat ramp will be visible from his property.
In response to public testimony, Mr. Shabica explained that the ramp will be placed
south of the existing break water and will not be visible from the north. He stated that
the ramp proposed is a standard marine rail system with a cradle for the boat. He
explained that the boat will rest at about the elevation of the beach.
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In response to a question from Board member Plonsker, Mr. Shabica said that the
pedestrian easement, at the present time, is in about 4 feet of water. He stated that
the proposed project will improve the walkability of the beach in the area. He noted
that the rail system for the boat ramp was selected because it will not impede
pedestrian access. He noted that the existing breakwater system will remain and the
boat ramp will be located to the south of the breakwater.
Hearing no further requests to speak from the public; Chairman Pickus invited final
questions or comments from the Board.
In response to a question from Board member Sieman, Mr. Shabica stated that there is
not another rail boat ramp system in Lake Forest.
Board member Novit stated that she is supportive of the project noting that the
proposed amenities will allow the owner to fully enjoy the property, home and the
lakefront area.
In response to questions from Board member Lewis, Board member Culbertson clarified
that the Zoning Board of Appeals is responsible for considering the requests for
variances from the steep slope and rear yard setbacks. He noted that the design
aspects of the project were already reviewed by the Building Review Board.
Board member Sieman stated that he walked the property. He expressed concern
about the ramp being in conflict with the pedestrian easement but acknowledged
that the City is not a party to the pedestrian easement or responsible for assuring that
the easement is preserved.
In response to questions from the Board, Mr. Shabica stated that approvals from the
City for portions of the project are sought first, before approvals are requested from
the State and Federal agencies. He noted that the State and Federal processes take
a long time and stated that in his experience, the City’s approvals are granted with
the understanding that outside approvals are necessary.
Chairman Pickus stated that he does not believe that the Board recommendation
needs to be made contingent on the approvals required from the State and Federal
agencies since the aspects of the project under the jurisdiction of those agencies
cannot proceed without the outside approvals. He noted concern about the
excavation proposed into the bluff but noted that given the City Engineer’s review
role, he is comfortable moving the project forward and invited a motion.
Board member Culbertson made a motion to recommend approval of the variances
as requested to allow construction of the boat house, replacement stairs, tram, boat
ramp and launch to the City Council based on the findings detailed in the staff report.
Board member Novit seconded the motion and it was approved by a vote of 6 to 0.
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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 City staff.
The meeting was adjourned at 7:46 p.m.
Respectfully submitted,
Michelle E. Friedrich
Planning Technician