ZONING BOARD OF APPEALS 2012/10/02 MinutesThe City of Lake Forest
Zoning Board of Appeals
Proceedings of the October 22, 2012 Meeting
A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday, October
22, 2012, at 6:30 p.m., in the Council Chambers of City Hall, 220 E. Deerpath, Lake Forest,
Illinois.
Zoning Board of Appeals members present: Chairman Rosemary Kehr, and Board members:
Sam Ciccarelli, Lloyd Culbertson, Richard Christoff, Jay Kennedy and Robert Franksen
Zoning Board of Appeals Board member absent: Stewart Dixon
Staff present: Megan C. Neuman, Planner and Catherine J. Czerniak, Director of Community
Development
1. Introduction of Board members and staff, overview of meeting procedures
Chairman Kehr reviewed the role of the Zoning Board of Appeals and asked members of the
Board and staff to introduce themselves.
2. Approval of the minutes of the August 30, 2012 regular meeting.
The approval of the minutes was postponed.
CONTINUED PETITION
3. Continued consideration of a request for an amendment to the Special Use Permit for
The Knollwood Club, located at 1890 Knollwood Road. The proposed changes include
the addition of a 4th paddle court, modifications to an existing court and adjacent
parking area, and the addition of landscaping.
Owner: The Knollwood Club
Representative: Randall W. Harper, General Manager
Chairman Kehr asked the Board for any conflicts of interest or Ex Parte contacts, hearing none,
she swore in all those intending to speak on this petition and invited a presentation from the
petitioner.
Mr. Harper recapped the discussion and direction from the last Board meeting and stated his
appreciation for the time spent with staff since the last meeting exploring appropriate responses
to the concerns raised. He reviewed the purpose of the Knollwood Club’s request to amend the
existing Special Use Permit to allow the addition of a fourth paddle court. He reviewed the
existing site plan noting the location of the three existing courts, the paddle hut and the parking
lot. He described the shift that is proposed for the third court and noted the location of the
proposed fourth court. He noted the two significant trees proposed for removal to allow for the
location of the new court in that area. He mentioned that participation in the sport of paddle by
Club members has increased significantly in recent years but clarified that the purpose of the
addition of a proposed fourth court is to expedite play and allow all of the games in a match to be
played at the same time which will allow play to be completed earlier. He stated that the
addition of the fourth court will not increase the number of games played. He reviewed an air
photo of the portion of the Club where the paddle courts are located noting the setback of the
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October 22, 2012 Page 2
proposed new court from the road and stating that the proposed setback complies with the Code
requirements for sport courts on residential lots. He stated that paddle season, league play,
begins October 1st and continues through the end of March. He noted that during paddle season,
there are fewer other activities going on at the Club and fewer members and employees on site.
He reviewed the concerns raised by the Board and neighbors at the last meeting beginning with a
discussion of parking on the site by paddle members. He stated that he met with Knollwood
Club Board members and the captains of the paddle teams to explain the concerns raised and
discuss possible solutions. He explained that it was decided that the best way to control parking
for the paddle courts and to completely eliminate parking on Knollwood Lane, is to prohibit
paddle players, guests and observers from parking in the lot adjacent to the paddle courts during
the paddle season. He explained the current proposal which requires parking for the paddle
courts, during the paddle season, to occur away from the courts and near the entrance to the
Clubhouse itself. He pointed out the 19 parking spaces available along Knollwood Road in the
parking strip and the 8 spaces in the circle in front of the Clubhouse all of which will be
available to paddle players. He noted that any overflow parking for the paddle courts, beyond
these spaces, will need to occur in the main parking lot. He stated that with these policies in
place, no paddle participants, guests or observers will need to drive down Knollwood Lane
toward the courts. He stated that the parking lot immediately adjacent to the paddle courts will
be reserved for employees, trash pickup and deliveries during the paddle season. He reviewed
the changes proposed to this lot noting that this lot currently has 17 spaces and explaining that
just a couple spaces will be lost due to the reconfiguration and addition of an enhanced landscape
buffer for this lot from Knollwood Lane. He pointed out the sidewalk that will be added to direct
paddle players and guests from the designated off-site parking areas to the paddle courts. He
confirmed that the sidewalks are consistently cleared of snow in the winter. He explained that
the parking policy will be communicated to the paddle clubs through the league captains and
added that all individual participants will also be notified. He stated that signs regarding parking
will be posted in appropriate locations and the Club employees will be responsible for enforcing
the parking policy. He noted that courts at other clubs have similar setups that require paddle
players and guests to walk some distance to the paddle courts. He reviewed the proposed
landscaping enhancements noting that the proposed plantings will exceed the number of inches
of trees that will be removed.
Rick Graham, Mariani Landscaping, landscaper for the project reviewed the proposed parking lot
reconfiguration, the trees that will be removed and those to be preserved. He noted the portion
of the Knollwood Lane streetscape where spruce trees are proposed commenting that they are
long lived trees which will provide an opaque screening of the courts from the neighboring
properties. He pointed out that the spruce trees will wrap the corner going into the parking lot to
provide enhanced screening. He reviewed the enhancements that will occur to further screen the
existing parking lot.
Mr. Harper reiterated that a walking path will be added to support the off-site parking spaces.
He also reiterated that in the existing parking lot, the parking spaces closest to Knollwood Lane
will be shifted away from the road and trees will be added between the parking lot and the road.
He stated that the new paddle court will be screened with black mesh which will serve as a
backdrop to the new spruce trees discussed by Mr. Graham. He stated that essentially, the new
court will be camouflaged. He concluded by describing the changes planned for lighting on the
courts stating that both the new court and the existing courts will each be outfitted with 8 new
metal halide light fixtures. He explained that the proposed fixtures do a better job than the
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October 22, 2012 Page 3
existing fixtures of directing light downward and keeping it from spilling off of the courts and
impacting the neighboring residential properties. He stated that the lights will be set to turn off
no later than 11 p.m. as stated in the existing Special Use Permit. He confirmed that the
enforcement of the 11 p.m. turn off time will be handled by Club staff.
Dave Brush, Knollwood Club Board member, stated that he met with the neighboring property
owner who had previously voiced some concerns to discuss those concerns and to consider
sightlines into this area of the Club. He stated that the plan as presented has been reviewed in
detail with the neighbor and that the neighbor is supportive of the work as proposed.
Ms. Czerniak stated that since the last Board meeting, this petition has come a long way. She
acknowledged that physically, the plan may not appear dramatically different from the plan
presented at the earlier meeting, but commented that an extraordinary amount of work was done
and discussions have occurred involving various parties including Club members, paddle league
captains, the neighboring property owner and City staff. She stated that as requested by the
Board at the last meeting, the revised plan and the associated policies address parking and
landscaping and improves upon the existing conditions. She stated that shifting the existing
parking spaces closest to Knollwood Lane, back, away from the pavement, provides the
opportunity to significantly improve the appearance of this area by improving the screening of
the parking and trash and delivery areas for the Clubhouse. She added that the additional tree
removals, the removal of the poplar and black locust trees, was recommended by the City’s
Certified Arborist due to the fact that one of the trees is in declining condition and the other is
inhibiting the growth and fullness of nearby conifers. She noted that removal of these trees
allows the addition of the pedestrian path referred to by Mr. Harper and allows the landscaping
to be strengthened in this area. She noted that on the other side of the entrance to the parking lot,
various options for enhancing the plantings and the streetscape were considered. She stated that
initially, City staff recommended retaining a more natural planting theme along the streetscape
but in discussions with the neighboring property owner, it was agreed that conifers would
provide the desired denser screening immediately adjacent to the paddle courts. She pointed out
that to assure that the conifers planted have the space to thrive; a few panels of the fence will be
removed. She stated that the proposed treatment will give the streetscape a sharper, cleaner look
in this area and then the streetscape plantings will fade back into a more natural character. She
stated that the shifts in parking policies for paddle court users are in direct response to concerns
raised by the Board and the neighboring property owners. She stated that under the policies
proposed, paddle court users will not travel down Knollwood Lane toward the courts eliminating
the need to turn around if the lot is full. She stated that the policy that no paddle players or
guests are permitted to park in the lot during the paddle season is clear and direct. She stated
confidence based on her work to date with the Club staff that the policies will be communicated
to all appropriate parties and enforced on an ongoing basis. She noted that if necessary, boulders
or a split rail fence can be installed along Knollwood Lane at a later date, by the Club, if there
are violations of the policy. She recommended approval of an amendment to the Special Use
Permit to allow the addition of a fourth paddle court and associated improvements based on the
findings in the staff report and subject to the conditions of approval recommended in the report.
In response to a question from Board member Culbertson, Mr. Harper confirmed that Club
policies will be amended to prohibit parking on Knollwood Lane.
In response to a question from Board member Christoff, Mr. Harper confirmed that the curb cut
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October 22, 2012 Page 4
into the parking lot adjacent to the courts will remain in its present location.
In response to a question from Board Member Kennedy, Mr. Harper confirmed that there is
adequate parking on rest of the site to support the parking policies as proposed.
Chairman Kehr invited public testimony; hearing none, she invited final comments from the
petitioner, staff or Board.
Board member Culbertson commented that the plan presented at the earlier meeting was a good
plan but noted that with the enhancements now proposed, the plan is a tremendous plan. He
thanked the Knollwood Club for being responsive to the comments, questions and suggestions of
the Board and the neighbors.
Board member Christoff stated agreement with the comments of Board member Culbertson.
Board member Ciccarelli agreed that what is presented now is a better plan and presents an
amazing improvement over what exists today.
Board member Franksen thanked the Club for working with the neighbor.
Board member Kennedy commented that the proposed landscape enhancement will make a
significant difference on that site.
Chairman Kehr noted that the existing bluestone patio and the removal of poplar and black locust
trees provides the opportunity for a nice entrance to the paddle area, on which highlights views
of the existing Clubhouse. She stated the Board’s appreciation to the Club for listening to the
comments from the Board, neighbor and staff and being responsive.
Board member Franksen made a motion to recommend approval of an amendment to the
Knollwood Club Special Use Permit to authorize the addition of a fourth paddle tennis court and
associated improvements based on the findings in the staff report and subject to the following
conditions:
Lighting
1. A detailed lighting intensity plan must be included in the building permit application and
must demonstrate that there are no spillover lighting impacts at the property lines. The
plan is subject to review and approval by the City prior to the issuance of building
permits for the new court.
2. Light fixtures must conceal views of the source of the light from off of the property and
louvers shall be affixed on the sides of the lights nearest the perimeter of the Club
property and in other locations as determined by the City to be necessary to achieve the
required concealment of the light source.
3. All lights on the paddle tennis courts must be on an automatic timer set to turn off lights
no later than 11:00 p.m.
4. When courts are not in use, lights on the court must be turned off. (This does not apply
to periods between ongoing matches, but does apply after play on an individual court is
completed for the night.)
Parking
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October 22, 2012 Page 5
5. A final plan for the reconfigured parking lot must be included in the building permit
application and is subject to review and approval by the City prior to the issuance of
building permits for the new court.
a. The parking lot plan must: 1) provide a striping plan for the lot; 2) provide for
adequate ingress and egress for delivery vehicles, garbage trucks and provide for
emergency vehicle access to the service area of the clubhouse at all times; 3) avoid
impacts on the significant remaining trees near the paddle courts; 4) note the total
numbers of cars that will be permitted to park in the lot at any one time and 5)
identify the remote parking areas designed for paddle players.
6. The Club must establish and routinely enforce the following polices as presented by the
Club at the October 22, 2012 Zoning Board of Appeals meeting.
a. During the paddle season, October through March, the parking lot adjacent to the
paddle courts shall be limited to use by Club employees and for deliveries and trash
pickup only. Parking shall only occur in designated, striped parking spaces.
b. During the paddle season, all participants, members and guests and all observers must
park in the areas designated for paddle users: the parking strip near the Clubhouse
(19 spaces), the Clubhouse front circle (8 spaces) or the main parking lot.
c. During the off season, April through September, paddle participants, members, guests
and observers may park in the lot adjacent to the courts if designated, striped spaces
are available.
d. No parking is permitted on or along Knollwood Lane. If necessary, a split rail fence
or boulders set back from the paved surface may be required by City staff to prevent
parking along the road.
e. At all times of year, parking in the lot near the paddle courts must occur in a manner
consistent with the approved parking plan, parking may only occur in designated,
striped spaces.
Trees
7. A detailed landscape plan must be included in the building permit application and must
demonstrate plantings that mitigate impacts on nearby residential properties. Double inch
for inch replacement of the heritage and significant trees removed to allow construction
of the new court is required and shall be used first to enhance the plantings along
Knollwood Lane and the west property line before plantings occur elsewhere on the Club
grounds. Low level, mid-level and canopy trees should be used to provide effective
screening for the neighboring residential properties from the paddle tennis structures,
lights, vehicles and the night time activity related to paddle tennis. Evergreen plantings
are required along the portion of Knollwood Lane near the parking lot entrance and along
the side of the new paddle court.
The motion was seconded by Board member Ciccarelli and was approved by all members
present in a 6 – 0 vote.
NEW PETITION
4. Consideration of a request for approval of a variance from the lot-in-depth zoning
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October 22, 2012 Page 6
requirements to allow construction of a modified roof form at 39 S. Sheridan Road.
Owner: Todd Buffington, 39 S. Sheridan Road, LLC
Representative: Steven Besch, architect
Steve Besch introduced the petition focusing on the proposed roof modification on the south side
of the house noting that although other modifications are planned to the house, a variance is
required only in this area where the existing house already encroaches into the required 50 foot
setback area. He reviewed the site plan noting that today; the house encroaches into the setback
along the south property line a little over 15 feet. He stated that with the proposed change of the
house to a Colonial style, and the addition of a second floor over the main part of the house, a
change in the roof element in this area is proposed to change the hip roof to a gable. He noted
that with this change, the extent of the roof overhang into the setback will be reduced. He
reviewed an illustration showing the area for which a variance is requested. He stated that all
other additions to the house fall within the allowable building area.
Ms. Neuman confirmed that the area requiring a zoning variance is only a small portion of a
larger project. She explained that the overall project will be reviewed by the Historic
Preservation Commission at its next meeting. She noted that the modification proposed within
the required zoning setback is a change from a hip roof to a gable roof to allow this element of
the house to more closely align with the proposed architectural style change of the house after
renovation. She stated that the petitioner explored leaving this portion of the house in its present
form, but determined that the proposed alteration was desired to better unify the house. She
explained that this parcel is the front lot of a lot in depth and as a result, a 50 foot setback is
required along the south property line which runs adjacent to the driveway for the house on the
lot to the rear of the 39 S. Sheridan Road property. She stated that the proposed modification in
the roof form reduces the extent of the encroachment into the setback from what exists today.
She stated staff support for the variance noting that findings in support of the request are
included in the staff report.
Hearing no Board questions, Chairman Kehr invited public testimony. Hearing no public
testimony, she invited final comments from the petitioner, staff and Board.
In response to questions from Board member Culbertson, Ms. Neuman confirmed that the
encroachment of the roof element will be reduced as a result of the proposed modification.
In response to questions from Chairman Kehr, Mr. Buffington stated that most of the landscaping
along the south property line will remain. He pointed out that a circular driveway is proposed for
review by the Historic Preservation Commission as part of the overall project. He stated that
additional landscape screening will be added to meet the requirements of the approved plan and
provide appropriate screening into the property and from the property. He confirmed that in
particular, landscaping will be added to provide screening for the master bedroom.
Hearing no further comments or questions from the Board, Chairman Kehr invited a motion from
the Board.
Board member Culbertson made a motion to recommend approval of the variance to allow
modification of the roof form on the one story portion of the house in a manner that encroaches
no closer than 34 feet to the south property line as presented in the Board packets.
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October 22, 2012 Page 7
The motion was seconded by Board member Christoff and was unanimously approved by the
Board.
OTHER ITEMS
5. Opportunity for the public to address the Zoning Board of Appeals on matters not on
the agenda.
There was no public comment on non-agenda items.
6. Additional information from staff.
Ms. Neuman presented the 2013 Meeting Schedule and Submittal Deadlines for calendar year
2013 to the Zoning Board of Appeals. She requested Board review and approval if the Board
finds the dates acceptable.
Board member Franksen made a motion to approve the 2013 Zoning Board of Appeal’s Meeting
Schedule and Submittal Deadlines as presented by staff.
The motion was seconded by Board member Kennedy and unanimously approved by the Board.
The meeting was adjourned at 7:15 p.m.
Respectfully submitted,
Catherine J. Czerniak
Director of Community Development