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ZONING BOARD OF APPEALS 2017/07/24 MinutesThe City of Lake Forest Zoning Board of Appeals Proceedings of the July 24, 2017 Meeting A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday, July 24, 2017 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 Michael Sieman, Mark Pasquesi, Richard Plonsker, Kevin Lewis, Nancy Novit and Lisa Nehring Zoning Board of Appeals members absent: None. 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. Recognition of Past Zoning Board Member Lloyd Culbertson. Chairman Pickus recognized past Zoning Board of Appeals member, Lloyd Culbertson for his service to the Board and the community. He listed various petitions that were reviewed by the Board under Mr. Culbertson’s tenure and presented him with a plaque in appreciation for his contributions and service. 3. Consideration of the minutes from the June 26, 2017 meeting. The minutes of the June 26, 2017 meeting were approved as submitted. 4. Consideration of a request for approval of a variance from the front yard setback variance at 120 E. Woodland Road. Owner: Suzanne Boren Representative: Diana Melichar, architect 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. Ms. Melichar introduced the petition and the property owner, Suzanne Boren. She provided a brief history of the property noting that in 2010, Ms. Boren received an award for the successful rehabilitation of the house from the Lake Forest Preservation Foundation Zoning Board of Appeals – Minutes of the July 24, 2017 Meeting Page 2 of 7 and acknowledging her stewardship of the property. She noted that closing in a portion of the front porch will allow Ms. Boren to spend more time on the front porch. She described the location of the home, at a busy intersection which makes it uncomfortable to sit on the front porch. She stated that the noise and pollution will only get worse. She described the desire to infill two of the three arched bays on the front porch with window glass. She noted that the third bay will remain open for the front door. She noted that the arched bay on the east side of the porch is presently infilled with painted wood lattice to provide privacy from the neighboring property. She noted Ms. Boren’s desire to remove the lattice and replace it with glass. She noted that the new design will complement the historic features of the house and will be compatible with the historic homes in the neighborhood. She explained that the infill of the bays does not change the foot print of the home or the lot coverage and therefore, does not impact the site drainage. She described the curving nature of Woodland Road and pointed out how the homes are stepped along the curve. She stated that the proposed front porch enclosure will ensure that Ms. Boren can utilize the porch space comfortably and will dramatically increase the functionality of her home. She stated that the enclosure will not be a determent to the health and safety or welfare of the community. Ms. Friedrich described the property and reviewed the history of the property. She noted that the existing front porch encroaches into the front yard setback but noted that there has been no change to the foot print of the porch since the house was built in the early 1900’s, shortly after the subdivision was approved. She stated that at the closest point, the porch is 17 feet from the property line. She stated that Woodland Road has become increasingly busy and noted that Ms. Boren’s home sits at the intersection of Summit Avenue and Woodland Road. She explained that vehicles slow down as they approach the intersection and then start up again, constantly. She noted that this project is proposed in an effort to improve the usability of the front porch by the property owner. In response to questions from Board member Lewis, Ms. Melichar noted that the home is in the National Register District and clarified that the award that was given to Ms. Boren was in recognition or her careful restoration and preservation of her home. In response to questions from Board member Lewis, Ms. Friedrich clarified that Ms. Boren’s home is not in the City’s Local Historic District, so it is not under the purview of the Historic Preservation Commission. She explained that because the home will need a building scale variance, it will be considered by the Building Review Board. In response to questions from Board member Nehring, Ms. Melichar stated that the new glass will be similar in appearance to the existing glass on the east elevation. Hearing no further questions from the Board, Chairman Pickus invited public comment, hearing none; he returned the discussion to the Board. Board member Nehring stated support for the petition noting that it will allow the property owner to more fully use the and enjoy the house. Zoning Board of Appeals – Minutes of the July 24, 2017 Meeting Page 3 of 7 In response to questions from Board member Plonsker, Ms. Melichar confirmed that the enclosed porch will be conditioned space. She explained that Ms. Boren will likely keep the windows closed due to the exhaust fumes from cars at the intersection. Chairman Pickus stated his support for the project and commended the design. He stated that the project will be a worthwhile addition to the house. Hearing no further comments from the Board, he invited a motion. Board member Plonsker made a motion to recommend approval of a front yard variance based on the findings presented in the staff report. Board member Pasquesi seconded the motion and the Board approved the motion by a vote of 7 to 0. 5. Consideration of a request for approval of a variance from the side and rear yard setbacks for a rear addition at 50 N. Western Avenue. Owners: Dr. Justin and Kelly Cohen Representative: Jonathan Clair, architect 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 on the petition. Dr. Cohen introduced the petition and described his son’s rare medical condition. He stated that his son will benefit greatly from an indoor pool and explained that he and his wife considered various options for meeting this need including looking at other homes in the area. He noted that his son is in a wheelchair at times now and as he grows older, will likely be in a wheelchair all of the time. He noted that the proposed modifications to the home will greatly increase his son’s quality of life by providing year round access to a pool for therapy and recreation. Mr. Clair reviewed the request noting that an addition is proposed to house an indoor pool and associated spaces. He noted that the house is setback far from Western Avenue and the addition, which is proposed for the rear yard, will not be visible from the streetscape. He described the existing heavy landscaping around the perimeter of the property noting that it will screen views of the addition from neighboring properties to the north, south and west. He noted that the bay window in the kitchen will be replaced with sliding doors to provide access to the pool area from the main rooms of the house. He reviewed the required setbacks noting that the required side yard setback is twelve feet. He stated that the addition as proposed is seven feet from the side yard property line. He noted the required rear yard setback is 35 feet and said that the addition is proposed at 20 feet from the property line. He noted that because the pool is enclosed, noise impacts on neighboring properties which might otherwise be an issue, will be less so. He reviewed the existing landscape screening on the property. He stated that the location of the Zoning Board of Appeals – Minutes of the July 24, 2017 Meeting Page 4 of 7 addition as proposed maximizes the opportunity for a visual connection between key rooms in the house while also preserving some open space for a rear yard. He reiterated that the petitioners considered many options for providing a pool for their son, various options on the current property as well as the potential of moving to a new home. Ms. Friedrich noted that the hardship that necessitates the variances requested a rare and debilitating medical condition. She reiterated that the petitioners were advised by doctors that an enclosed pool would improve their son’s quality of life. She confirmed that the property is heavily screened with landscaping today. She confirmed that the existing landscape screening will be retained and enhanced as necessary. She stated that the property owners, along with their architect worked hard to explore options and ultimately to bring forward an addition that will have minimum, if any, off site impacts. She reviewed that in addition to rear (a variance of 15 feet) and side yard (a variance of five feet) setback variances for the addition itself, an open ramp, to allow wheel chair access, is proposed four feet from the south property line. She noted that letters of support from neighboring property owners are included in the Board’s packet. In response to questions from Board member Novit, Mr. Clair reviewed the window pattern and sliding doors proposed on the addition which will provide access both from the house and from the rear yard. He confirmed that the project will be presented to the Building Review Board. In response to questions from Board member Nehring, Ms. Friedrich stated that preliminary engineering plans were submitted and included in the Board’s packet. She summarized that the proposed stormwater improvements include a new storm sewer and catch basin. In response to questions from Chairman Pickus, Ms. Friedrich confirmed that final approval of the plans by the City Engineer will be necessary before a permit is issued to authorize construction. She confirmed that drainage will be considered in the context of how it will or will not impact existing landscaping. Hearing no further questions from the Board, Chairman Pickus invited public testimony. Hearing none, he returned the discussion to the Board. In response to a question from Board member Novit, Mr. Clair confirmed that the addition is a single story, with a ceiling height of nine feet. Board member Pasquesi stated that he supports the variance adding that it is helpful to know that the adjacent property owners are in support of the variance request. Board member Sieman agreed with Board member Pasquesi’s comments adding that it is clear that the petitioners worked hard to find a solution to meet their needs while minimizing off site impacts. Chairman Pickus agreed that the project as proposed appears to be the best option. Hearing no other comments from the Board, he invited a motion. Zoning Board of Appeals – Minutes of the July 24, 2017 Meeting Page 5 of 7 Board member Plonsker made a motion to recommend approval of the petition as presented based on the findings in the staff report and subject to the condition that the drainage plan and proposed storm sewer improvements are reviewed by the City Engineer and determined by the Engineer to be acceptable prior to the issuance of a permit. The motion was seconded by Board member Novit and was approved by the Board in a 7 to 0 vote. 6. Consideration of a request for approval of a variance from the corner side yard setback for a garage addition at 425 Ahwahnee Road. Owners: Randall and Mary Rich Representative: William Hollander, architect 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. Hollander introduced the petition and reviewed the history of the property. He noted that the current owners, Randy and Mary Rich, bought the property late last fall. He noted that prior to their purchase; the property was on the market for approximately two years. He stated that the petitioners propose to extend the existing garage five feet closer to the north property line, along Deerpath. He noted that the required corner side yard setback that applies to the north side of the property is 50 feet. He described the existing garage noting that the northern bay is a later addition and is setback from the front façade of the original garage. He noted that a setback variance was granted to authorize construction of the northern garage bay in 1988. He noted however that the garage is not functional due to its size. He pointed out that the garage is well screened from the Deerpath streetscape by existing landscaping. He reviewed the proposed modifications to the garage noting that they are intended to make the garage usable by providing sufficient room to allow vehicle doors to be opened when the vehicles are parked in the garage. He explained that consideration was given to building a detached garage but noted that a new structure would impact mature trees on the site and would overall, have a greater impact to the site. He stated that as proposed, five feet will be added to the north side of the existing garage and six feet will be added to the west side of the garage. He stated that there will be attic space over the garage for storage. He stated that the owners will hire a certified arborist to assure that the existing mature trees on the site are protected and cared for properly. He reviewed the minor changes that will be made to the driveway to accommodate the new garage. Ms. Friedrich described the property and reviewed that a variance is requested from the corner side yard setback requirement to allow expansion of the northern garage bay. She confirmed that the bay was added to the original garage in the late 1980’s. She stated that the northern bay was constructed within the setback area after a variance Zoning Board of Appeals – Minutes of the July 24, 2017 Meeting Page 6 of 7 was granted to allow an encroachment of ten feet into the 50 foot required setback. She pointed out that the property fronts on Deerpath and is located across the street from the Deerpath Golf Course. She confirmed that the north property line is screened from the Deerpath streetscape by landscaping and a fence. She stated that the project is proposed to make the existing garage functional for today’s vehicles. She noted that the roof line of the original garage bay will be carried across the north garage bay and two dormers will be added to break up the roof mass. She noted that the space above garage will be used for storage. She stated that a variance is requested to allow the garage expansion to extend farther north, but no closer than 34 feet to the property line. She reiterated that the required setback is 50 feet. She noted that a letter of support from a neighboring property owner is included in the Board’s packet. She stated that the staff report includes a recommendation for conditions of approval relating to landscape screening, fencing and tree protection. In response to questions from Board member Novit, Ms. Friedrich confirmed that the letter is from a neighbor who lives two or three houses away, not a direct neighbor. In response to questions from Board member Lewis and Chairman Pickus, Ms. Friedrich explained that little detail is available in the City records about the variance that was granted in the 1980’s. She noted that the records indicate that the house was built in 1920 with only a single, small garage bay. She stated that in the 1980’s, it appears that only a small addition was proposed and today, the original garage, in combination with the 1980’s addition, is significantly undersized to meet current needs. She stated that there is no indication that the garage addition proposed in the 1980’s was required to be downsized as a condition of the variance. In response to questions from Board member Nehring, Ms. Friedrich explained that a pre and post construction maintenance plan for trees is often recommended by the City’s Certified Arborist to assure that all necessary and possible steps are taken to protect significant trees. Chairman Pickus invited public testimony, hearing none; he returned the discussion to the Board. Board member Novit stated that the proposed addition and the required variance are reasonable particularly in light of the fact that there is not a residential property to the north. She complimented the project. Board member Pasquesi stated that in his opinion, it is the duty of the Board to fix the problems that were created as a result of the variance that was granted in 1988. He stated that the proposed garage expansion will make the garage functional. Board member Sieman stated support for the variance. He stated that the proposed addition will improve the functionality of the garage and will bring the massing of the house more in line with other homes in the neighborhood. Zoning Board of Appeals – Minutes of the July 24, 2017 Meeting Page 7 of 7 Board member Nehring noted that the expanded garage will be well screened by the existing fencing and landscaping. Board members Lewis and Novit noted their appreciation for the rendering of the proposed project commenting that it is helpful in visualizing the impact from on and off the site. In response to questions from Chairman Pickus, Ms. Friedrich confirmed that the ordinance approving the variance is recorded on the deed of the property to assure that any future property owners are aware of conditions of approval. Chairman Pickus stated his support for the variance as requested. Hearing no further comments from the Board, he invited a motion. Board member Nehring made a motion to recommend approval of the petition as presented based on the findings presented in the staff report and subject to the following conditions of approval. 1. Existing landscaping and fencing along the north perimeter of the property in the vicinity of the garage shall be maintained on an ongoing basis to screen views of the encroachment from the streetscape. 2. A pre and post construction tree maintenance plan prepared by a Certified Arborist shall be submitted for the locust tree adjacent to the garage and will be subject to review and approval by the City Arborist prior to issuance of a building permit. Board member Pasquesi seconded the motion and the Board voted 7 to 0 to approve the motion. 7. Public testimony on non-agenda items. No public testimony was presented to the Board on non-agenda items. 8. Additional information from staff. There was no additional information presented by staff. The meeting was adjourned at 7:30 p.m. Respectfully submitted, Michelle E. Friedrich Planning Technician