ZONING BOARD OF APPEALS 2014/03/31 MinutesThe City of Lake Forest
Zoning Board of Appeals
Proceedings of the March 31, 2014 Meeting
A regular meeting of the Lake Forest Zoning Board of Appeals was held on
Monday, March 31, 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, Stewart Dixon, Richard Christoff and Jay
Kennedy
Zoning Board of Appeals members absent: Richard Plonsker and Sam Ciccarelli
Staff present: Megan Neuman, Planner
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.
Approval of the minutes was postponed.
3. Consideration of a request for a variance for the reconfiguration of an
existing bay within the side yard setback at 255 Maple Court.
Owners: Steve and Susan Felker
Representative: Austin DePree
Chairman Franksen 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 petition.
Mr. DePree introduced the project noting that the property is in the historic
district and as is required, the project was recently reviewed and approved by
the Historic Preservation Commission. He stated that the house was
constructed prior to the application of the R-4 zoning and the current setback
requirements. He stated that as a result, the existing house encroaches into
the current side yard setback. He stated that the proposed project will
reduce the square footage of the existing house. He reviewed the site plan
and presented photos of the existing house. He provided more detailed views
of the portion of the house where work is proposed. He described the portion
of the project within the setback area noting the intent to modify the opening
on the existing bay and install French casement windows that are
sympathetic to the existing windows in the house. He noted that the lattice
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March 31, 2014 Page 2
work will be eliminated. He presented photos of the surrounding
neighborhood. He presented a diagram comparing the area of the house
that currently encroaches into the setback with area of encroachment that
will result from the proposed project. He stated that the square footage of the
bay is reduced by 15 square feet. He reviewed the floor plan showing the
remodeled kitchen with the breakfast bay, the area of the work that
encroaches into the setback. He presented the elevations of the house with
the proposed changes. He requested approval of the variance as required
for the project.
Ms. Neuman confirmed that the existing bay is currently within the side yard
setback and noted that the modifications proposed will reduce the area
within the setback. She added that the project also reduces the height of the
bay. She stated that the existing non-conforming situation was caused by the
City initiated rezoning of the east side of the City to R-4. She stated that the
project really is a cosmetic change to the bay. She confirmed that the
Historic Preservation Commission approved the design aspects of the project
at a recent meeting. She stated that staff recommends approval of the
project noting that findings in support of the variance are detailed in the staff
report.
In response to a question from Chairman Franksen, Ms. Neuman clarified that
the existing bay encroaches into the required setback area.
Chairman Franksen invited questions from the Board.
In response to questions from Board member Dixon, Mr. DePree stated that
the amount of impervious surface on the site is not changing and as a result,
there will be no change to the drainage patterns or grading on the property.
Hearing no further questions from the Board, Chairman Franksen invited public
testimony; hearing none, he invited final comments from the petitioner or staff,
hearing none, he summarized the petition noting that the square footage of
the bay is reduced, the architectural detailing is enhanced, the structure will
appear less boxy and the yard is well landscaped in this area. He asked for
any final comments from the Board.
Board member Christoff noted that the project will result in less of an
encroachment than exists today. He added that the existing non-conforming
condition was caused by City initiated rezoning of the neighborhood.
Hearing no further comments from the Board, Chairman Franksen invited a
motion.
Board member Culbertson made a motion to recommend approval of the
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March 31, 2014 Page 3
project as presented authorizing the project to be located no closer than 7-
1/2 feet to the north property line consistent with the site plan presented to
the Board. He stated that the recommendation is based on the findings as
detailed in the staff report.
The motion was seconded by Board member Christoff and was approved by
the Board by a vote of 5 to 0.
4. Consideration of a request for a variance for a replacement garage
located within the front yard setback at 1002 Woodbine Place.
Owner: Scott and Natalie Rempala
Representative: Bob Roloson
Chairman Franksen 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 petition.
Mr. Roloson introduced the petition noting that this project was recently
before the City’s Historic Preservation Commission and received approval. He
stated that this property and the existing house were originally part of a larger
estate. He reviewed a map pointing out the location of the original estate
house and noting that this house was originally a coach house, living quarters
for the gardener and other employees of the estate. He noted the location of
the original tool shed and stable on the property and the location of the
existing garage which is not one of the original estate buildings. He reviewed
the official plat of survey and noted the area that is the subject of the request.
He reviewed the location of the front and side yard setbacks noting that the
existing garage encroaches into both the front and side yard setbacks. He
reviewed the proposed plan noting that the replacement garage conforms to
the side yard setback and encroaches into the front yard setback to a lesser
extent than the existing garage. He stated that the garage is sited to
maintain a connection to house and to avoid disturbing the historic garden in
the back yard. He reviewed photos of the house, garage and grounds. He
noted that due to the heavy vegetation on the site, the existing garage is only
visible from Woodbine Place noting that the replacement garage will be
equally screened. He stated that the structure, which today is a single family
home, was originally built in 1907. He stated that at the time of construction,
since the structure was an outbuilding for the estate, Woodbine Place was
really a service road and there was no concern for setting structures back
from the street. He noted that none of the structures in the neighborhood
conform to the setbacks. He presented the elevations noting that the historic
tool shed was used as a reference for the new garage. He noted the use of
the trellis work on the garage consistent with the historic elements of the
property. He provided an overview of some alternative concepts that were
considered for the garage and explained the benefits of the preferred option
that is presented for approval.
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Chairman Franksen commented that Woodbine Place is a great character
street and the neighborhood is interesting.
Ms. Neuman agreed that the Woodbine Place neighborhood is unique due to
the history of the area. She acknowledged that a request for a front yard
setback variance to allow a garage is not the typical type of request the
Board hears, but noted that the character of the area, the history of the
property and the adaptive reuse of the various outbuildings to the historic
estate as single family homes together support approval of this request. She
pointed out that the existing garage encroaches into the side yard setback
and the front yard setback. She noted that as proposed, the replacement
garage will conform to the side yard setback and will encroach into the front
yard setback to a lesser extent than the existing garage. She clarified that
only a front yard variance is requested. She stated that the Historic
Preservation Commission approved the project noting that the increase in the
height of the garage is appropriate to allow the garage to better relate to the
house.
In response to questions from Chairman Franksen, Mr. Roloson confirmed that
the replacement garage will be 12’ further to the west, 12’ further from the
street, than the existing garage and will encroach 12’ less into the front yard
setback than the existing condition.
In response to questions from Board member Christoff, Mr. Roloson confirmed
that a 2-1/2 car garage is proposed. He stated that the proposed garage is
narrower than the existing garage, but noted that it is deeper, 36’ as opposed
to the 29’ depth of the existing garage.
In response to questions from Board member Culbertson, Ms. Neuman stated
that the increased height of the garage will not impair light or ventilation to
neighboring properties. She noted that today, heavy vegetation exists along
the property line and she noted that utilitarian structures on the neighboring
property are located in the vicinity of the replacement garage.
Chairman Franksen noted that although the replacement garage is taller than
the existing garage, it is not excessively tall noting that the existing garage is
only 13’ tall and the new garage is 20-1/2 feet in height.
In response to questions from the Board, Ms. Neuman clarified that a side yard
variance is not requested for the replacement garage even though the
existing garage encroaches into the side yard setback. She confirmed that
although the replacement garage encroaches into the front yard setback, it
does so to a lesser extent than the existing garage.
Board member Dixon stated that the removal of the replacement garage
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March 31, 2014 Page 5
from the side yard setback should be noted as part of the Board’s
consideration of the present variance request.
Hearing no further questions from the Board, Chairman Franksen invited public
testimony; hearing none, he invited final comments from the petitioner or staff.
Hearing none, he summarized the discussions to date noting that the project
will result in an improved garage, an increase in the setback from the street
and no encroachment into the side yard setback. He acknowledged that
the project results in a bit more height for the garage but noted that the
additional height improves the functionality. He stated support for the
variance. Hearing no further requests to speak from the Board members, he
invited a motion.
Board member Kennedy made a motion to recommend approval of the
variance authorizing construction of a replacement garage no closer than 33’
to the east property line consistent with the plans presented to the Board. He
noted that the recommendation is supported by the findings detailed in the
staff report.
The motion was seconded by Board member Culbertson and was approved
by the Board by a vote of 5 to 0.
OTHER ITEMS
5. Opportunity for the public to address the Zoning Board of Appeals on matters
not on the agenda.
There was no other public testimony presented to the Board.
6. Additional information from staff.
There was no additional information from City staff.
The meeting was adjourned by Chairman Franksen at 6:56 p.m.
Respectfully submitted,
Catherine J. Czerniak
Director of Community Development