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ZONING BOARD OF APPEALS 2016/10/24 MinutesThe City of Lake Forest Zoning Board of Appeals Proceedings of the October 24, 2016 Meeting A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday, October 24, 2016 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 Mark Pasquesi, Kevin Lewis, Nancy Novit, Lloyd Culbertson, and Michael J. Sieman Zoning Board of Appeals members absent: Board member Richard Plonsker 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 August 22, 2016 meeting. The minutes of the August 22, 2016 meeting were approved as presented. 4. Consideration of a request for a variance from the front yard setback to allow modifications to the driveway within the front yard setback at 1155 Fairview Avenue. Owners: John and Jenna Zilka 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. Mr. Zilka introduced the petition. He noted his family’s long history in the Lake Forest and Lake Bluff communities and his family’s recent move to this home. He explained the request for an expansion to the existing driveway, noting that as proposed, the driveway will be wider than what is allowed in the 30 foot front yard setback. He reviewed the setback and the property limitations. He noted the angled street and pointed out that the houses are not parallel to the street, but rather angled in relation to the street. He explained that the existing driveway is curved and sloped and as a result, is difficult to maneuver when entering and exiting the driveway. He explained that the expanded driveway as proposed will alleviate some of the practical difficulties. He explained that expansion of the flatter portion of the driveway, near the Zoning Board of Appeals – Minutes October 24, 2016 Meeting Page 2 of 3 garage, will provide safer play areas for the children. He explained that the proposed expansion will also provide visitor parking and still allow for maneuvering in and out of the garage. He stated his family’s intention to stay in this home through the children’s high school and college years. He stated the intent to provide landscaping to mitigate the view of the driveway from the road. He noted properties along Fairview Avenue that have driveways configured similar to the driveway as proposed. Ms. Friedrich reviewed the request noting that a variance is requested to allow expansion of the driveway up to a width of 24 feet within the front yard setback. She noted the unique setbacks in the Lake Forest Heights subdivision and the variation from the traditional R-2 setback requirements. She noted that the lot, as approved through the subdivision, does not meet the current minimum lot size requirement in the R-2 district. She explained that the angled nature of Fairview Avenue and the siting of the homes along Fairview Avenue creates difficult front yard situations. She stated that the garage sits closer to the street than the main house, limiting the options for expansion of the driveway. She suggested that to minimize the extent of the encroachment, the Board could consider whether the driveway should be pulled up against the garage, to the extent possible, toward the east. She noted that a condition of approval is recommended requiring landscaping along the south and west sides of the proposed expanded driveway area. In response to questions from Board member Culberston, Mr. Zilka stated that it is not practical to pull the driveway forward to the garage noting that it will make it difficult to maneuver out of the garage. He stated the desire to keep the existing sidewalk and planting area instead. He agreed to the landscaping requirements in the conditions of approval. In response to questions from Board member Novit, Mr. Zilka further explained that extending the expanded driveway area up to the garage would require removal of the sidewalk and planting area that exist today. In response to questions from Chairman Pickus, Ms. Friedrich noted that the purpose of the suggested changes was simply to lessen the extent of variance. In response to questions from Board member Culbertson, Ms. Friedrich noted that the maple tree near the driveway was evaluated by the City Arborist and found to be not of good quality and could be removed. She noted that the City Arborist will work with the petitioners in an effort to preserve the tree if they choose to keep it. In response to questions from Board member Lewis, Ms. Friedrich noted that no encroachment into the side yard setbacks is proposed. She noted that driveways at neighboring properties were reviewed by City staff and many driveways appear to be in compliance with the required setbacks and others appear to encroach into required setbacks. Zoning Board of Appeals – Minutes October 24, 2016 Meeting Page 3 of 3 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 questions from Board member Novit, Mr. Zilka noted that the flat area of the driveway would be lessened if the driveway was shifted toward the garage. Board member Sieman commended the presentation and stated that the request appears to meet the applicable criteria. He stated support for the condition requiring landscaping. Board members Pasquesi and Lewis stated agreement with Board member Sieman. Board member Novit stated support for the project as presented. Board member Culbertson stated that the sidewalk and landscaped area near the garage should be retained but noted that parking will likely encroach on to the sidewalk. Chairman Pickus agreed that the sidewalk and the existing landscaping should be retained. Hearing no further comments from the Board, Chairman Pickus invited a motion. Board member Culberson made a motion to recommend approval of a front yard variance to allow expansion of the driveway at 1155 Fairview Avenue. He noted that the motion is based on the findings in the staff report and incorporates the condition requiring landscaping on south and west sides of the expansion area to screen, to the extent possible, views of a car parked in this area from the neighboring homes and from the street. The motion was seconded by Board member Pasquesi and was approved by a vote of 6 to 0. 7. Public testimony on non-agenda items. No further public testimony was presented to the Board. 8. Additional information from staff. The meeting was adjourned at 7:00 p.m. Respectfully submitted Michelle E. Friedrich Planning Technician