ZONING BOARD OF APPEALS 2016/04/25 MinutesThe City of Lake Forest
Zoning Board of Appeals
Proceedings of the April 25, 2016 Meeting
A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday,
April 25, 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 Robert Franksen and Board
members Jay Kennedy Richard Plonsker, Kevin Lewis, Louis Pickus and Lloyd Culbertson
Zoning Board of Appeals members absent: Board member 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 Franksen 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 March 28, 2016 meeting.
The minutes of the March 28, 2016 meeting were approved as submitted.
3. Consideration of a request for a variance from the side yard setback
requirement to allow a rear addition to the residence located at 605 E. Highview
Terrace.
Owners: Michael and Danielle Sullivan
Representative: Mark Downey, architect
Chairman Franksen introduced the agenda item and asked the Board for any Ex Parte
contacts or conflicts of interest.
Hearing none, he invited a presentation from Mr. Downey and swore in all those
intending to speak.
Mr. Downey introduced the petition. He provided a history of the property and house
noting that the house was constructed in the 1947 and that neither the lot nor house
conform to current zoning requirements. He stated that the house is a modest three
bedroom Cape Cod and noted there is a single neighbor to the east because the
house is adjacent to South Park. He explained that there is an existing a one story
sunroom that was enclosed in 1990 noting that a variance was granted to allow
encroachment of that element into the setback. He explained that a variance is now
requested to allow a second floor to be constructed over the existing sunroom to
make a functional bedroom. He noted that the Sullivans, the present owners, have
resided in the home for 11 years and as their family has grown; they have found the
need for more functional space, but do not wish to move from their home. He noted
they have not created this non-conforming situation. He explained the proposed
improvements to the second floor include a dormered addition, a second bathroom
on the second floor, as well as a more functional bedroom. He noted the design
slopes the roofline away from the east property line, to minimize the impact to the
neighbor. He described the new dormer on the west elevation and explained it is not
within the setback. He noted that the neighbor to the east has provided a letter of
support that is in the Board’s packet.
Ms. Friedrich noted that this house is located at the west end of Highview Terrace on
the south side. She confirmed that there is only one neighboring property, to the east.
She explained that the existing house encroaches 4 feet into the setback and this
request is for 5.5 feet of encroachment to accommodate the addition of gutters along
the proposed addition. She noted the addition itself, without the gutter and
downspout will not exceed the encroachment of the existing house. She noted that
no footprint changes to the home have occurred since 1947 and that this is a request
for a modest addition for an additional bathroom and a reconfiguration of a bedroom
to create a more functional space. She noted the staff report presents findings in
support of a 5.5 foot encroachment into the side yard setback to accommodate a
second floor addition over an existing first floor element.
In response to questions from Board member Plonsker, Mr. Downey confirmed
drainage and runoff issues, if any, will be fully addressed.
In response to a question from Board member Culbertson, Mr. Downey confirmed the
only additional encroachment, beyond the extent of the existing footprint of the
house, is for the gutters.
Hearing no further questions from the Board, Chairman Franksen invited public
comment.
Hearing none, Chairman Franksen turned the discussion back to the Board. He noted
that many homes in this area have gone through reasonable renovations over the
years.
Board member Lewis stated his support for the proposed renovation noting that it will
be an improvement to the house.
Board member Pickus stated the project is consistent with the existing architecture of
the house and a reasonable request for a modest encroachment.
Hearing no further comments from the Board, Chairman Franksen invited a motion
from the Board.
Board member Kennedy made a motion to recommend approval of a side yard
setback variance to allow a second floor addition to encroach no further than 5.5’
into the side yard setback consistent based on the findings in the staff report.
The motion was seconded by Board member Pickus and was approved by a vote of 6
to 0.
Chairman Franksen invited members of the Public to address the Board
Mr. Kevin Bry, explained that he was at the meeting last month and is here on behalf
of his client, Locke Walsh, regarding the Lake Forest College petition for temporary
lighting on Farwell Field that was continued at the last meeting. He informed the
Commission that the College has not spoken to the neighbors since the last meeting.
He stated that he realizes that the College needs to do their due diligence but stated
that his client requests that that this matter is brought back to the Board and the City
Council in a timely manner to allow for an appropriate process before the fall when
use of the lights is requested by the College.
Ms. Czerniak stated that the College is exploring their options and confirmed that the
required notice will be sent prior to any future Board consideration of this matter. She
stated that this matter will likely be before the Board at the next meeting.
Chairman Franksen stated that this meeting marks the end of his term, and Board
member Kennedy’s term on the Board. He stated it has been a pleasure to serve on
the Board and work with the various Board members and City staff.
Board member Kennedy made a motion to adjourn the meeting at 6:52pm. The
motion was seconded by Board member Pickus and was unanimously approved by
the Board.
Respectfully submitted,
Michelle E. Friedrich
Planning Technician