ZONING BOARD OF APPEALS 2014/07/28 MinutesThe City of Lake Forest
Zoning Board of Appeals
Proceedings of the July 28, 2014 Meeting
A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday,
July 28, 2014 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: Lloyd Culbertson, Richard Christoff, Richard Plonsker, Louis Pickus, Jay
Kennedy and Kevin Lewis
Zoning Board of Appeals members absent: None.
Staff present: 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 Approval of the minutes of the June 23, 2014 meeting of the Zoning
Board of Appeals.
The minutes of the June 23, 2014 meeting were approved as submitted.
3. Consideration of a request for approval of a variance from the front yard setback
for an open front porch and covered entry at 996 Beverly Place.
Owners: Roshan Navagamuwa and Monica Yaun
Chairman Franksen asked the Board for any Ex Parte contacts or conflicts of interest.
Board member Pickus stated that he lives near the property but will be able to rule
impartially on the petition.
Chairman Franksen invited a presentation from the petitioner and swore in all those
intending to speak on this petition.
Mr. Navagamuwa introduced the petition noting that since moving into the house,
they have completed several projects including an addition at the rear of the
house and the installation of new windows. He stated that improvements are now
planned to the front of the house. He explained that in reviewing alternatives with
his architect, he learned that the house is sited very close to the front yard setback.
He pointed out that the alternatives that respect the setback result in a front porch
that is not useable. He stated that an open front porch with a railing is desired to
add prominence to the house and curb appeal. He described the proposed
porch and entrance. He pointed out that the gable on the front entry adds
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July 28, 2014 Page 2
character to the front of the house. He stated that the new entry encroaches 4’-4”
into the setback and the porch, just over a foot. He commented that the pillars will
also enhance the front elevation. He stated that the extra depth resulting in the
need for a setback variance is necessary to make the project work. He noted that
new dormers are proposed on the front elevation as well but stated that no
variance is required for those elements. He stated that landscaping will be added
in front of the house to soften the appearance of the elements that encroach into
the setback. He noted that the requested variance is small.
Ms. Czerniak stated that the petition is straight forward noting that the variance
request would allow a minor encroachment of the open front porch and a greater
encroachment of the new covered entry. She stated that a goal of the project is
to improve the appearance of the front elevation and provide useable, covered
porch and entry space. She agreed with the petitioner that to be useable, the
porch needs to be a minimum width which results in the encroachment of just over
one foot for the length of the open porch. She stated that the hardship is that the
original house was sited at the setback line. She noted that the homes on Beverly
Place have varying setbacks so the encroachment proposed with this petition will
not stand out as unusual. She stated that over the long term, it will be important
that the porch remains open and not enclosed by windows or walls since that
would present more of a mass to the streetscape. She noted that the variance is
requested specifically for an open porch.
In response to a question from the Board member Christoff, Ms. Czerniak stated that
from driving the neighborhood and looking at aerial photos it appears that some
other houses on Beverly Place may encroach into the front yard setback.
In response to questions from the Board member Pickus, Mr. Navagamuwa stated
that the porch will be wood and composite materials and will have the character
of an entirely wood porch. He confirmed that the entry to the front door will also
be a composite material and stated that the pathway will be brick.
In response to questions form Chairman Franksen, Mr. Navagamuwa confirmed
that alternatives were studied. He explained that to comply with the setback, the
porch would need to be narrower and the railing eliminated. He added that the
entry would be much less prominent but could still have a gable. He explained
that meeting the setback would require a roof pitch that would require use of a
metal roof.
Hearing no further questions from the Board, Chairman Franksen invited public
comment. Hearing none, he commented that when initially reviewing the petition
he was concerned about the 4-1/2 foot encroachment but realized that the
maximum encroachment occurs for only the entry element. He asked for thoughts
from the Board.
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July 28, 2014 Page 3
Board member Culbertson observed that the 4-1/2 foot encroachment occurs only
for a short run, the width of the entry. He noted that the longer run of the porch
encroaches just over one foot. He commented that the variance requested is
modest and noted that the proposed improvements will enhance the property. He
stated support for the variance as requested.
Board member Kennedy commented that the project, without the encroachment
into the setback, results in a project that is less aesthetically pleasing.
Board member Lewis commented that the variance requested is reasonable noting
that the planned improvements will enhance the property benefitting not only the
property, but also the larger neighborhood.
Board member Christoff stated that it is unfortunate that the builder originally sited
the house right on the setback. He noted that in this case, there is no evidence
that the City changed the zoning requirements for this property. He noted however
that the proposed project as designed does not impose on the neighborhood and
commented that there does not appear to be any negative impacts as a result of
the project as proposed. He noted that a letter in support of the petition was
received from a neighboring property owner.
Chairman Franksen stated support noting that it is a good looking project.
Board Member Kennedy made a motion to recommend approval of the variance
to the City Council to allow up to 1’-2” of the expanded, open front porch to
encroach into the front yard setback and up to 4’-4” of the covered entry to
encroach into the front yard setback subject to the following conditions of
approval. He noted that the recommendation is based on the findings detailed in
the staff report
1. The proposed modifications must be found to comply with the City’s Design
Guidelines.
2. The porch and covered entrance must remain as open elements and may
not be enclosed with screens, glass or solid elements.
3. A landscape plan must be submitted prior to the issuance of a permit for the
front porch and covered entry. The plan will be subject to review and
approval by the City Arborist and the Arborist is directed to confirm that the
plan provides for trees and vegetation to soften the encroachment into the
front yard setback.
The motion was seconded by Board member Christoff and approved by the Board
in a 7 to 0 vote.
OTHER ITEMS
4. Opportunity for the public to address the Zoning Board of Appeals on matters not on
the agenda.
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July 28, 2014 Page 4
There was no other public testimony presented to the Board.
5. Additional information from staff.
There was no additional information from City staff.
Chairman Franksen welcomed the new members to the Board.
The meeting was adjourned at 7:22 p.m.
Respectfully submitted,
Catherine J. Czerniak
Director of Community Development