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ZONING BOARD OF APPEALS 2017/11/27 MinutesThe City of Lake Forest Zoning Board of Appeals Proceedings of the November 27, 2017 Meeting A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday, November 27, 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, Nancy Novit, Richard Plonsker, Kevin Lewis 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. Consideration of the minutes from the October 23, 2017 meeting. The minutes of the October 23, 2017 meeting were approved as submitted. 3. Consideration of the Zoning Board of Appeals 2018 Meeting Calendar. The Zoning Board of Appeals meeting calendar was approved as submitted. 4. Consideration of a request for approval of variances from the side yard setback requirements to allow additions and alterations to the existing residence located at 574 Fletcher Circle. Owners: Michael and Jackie Winn Representative: Michael Breseman, 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. Michael Breseman reviewed the history of the subdivision in which the property is located and noted that the petitioners recently purchased the home to be near their youngest daughter. He explained the petitioners’ plans to renovate the home and add one story additions at the rear of the home, a second floor addition over the center of the home and a front porch. He stated that the new spaces will Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 2 of 18 accommodate a larger master suite, kitchen, sunroom and two additional bedrooms with a tandem bath. He reviewed the variances that are requested to accommodate the planned additions and alterations noting that they are necessary because of the nonconforming condition of the existing house adding that about 60% of the existing house encroaches into the required side yard setbacks. He stated that the house conforms to the front and rear yard setbacks. He noted that the subdivision as approved by the City created inconsistencies with the zoning requirements. He pointed out that the house is currently smaller than the surrounding homes and stated that the proposed additions will create a massing that is consistent with other homes in the neighborhood. He reviewed the existing and proposed elevations. He described the proposed roof modifications. He noted that the additions, for the most part, align with the existing house and encroach into the side yard setbacks to the same extent. Ms. Friedrich stated that variances are requested to allow portions of the additions to encroach into the side yard setbacks to the north and south. She stated that the project will also be reviewed by the Building Review Board from a design perspective. She confirmed that the existing house is sited within the 50 foot side yard setbacks in part because the size of the property, like other properties in the neighborhood, does not conform to the minimum lot size in the R-5 district. She noted that variances have been granted to allow modest additions and alterations to other homes in the neighborhood. She reviewed the proposed additions noting that two separate rear additions are proposed and pointed out the areas of encroachment. She noted that the petitioners proposed to extend the eave and gutters about six inches beyond the existing conditions to conform to the intended architectural style. She reviewed the proposed one-story covered front porch, the second story addition proposed in the center of the home, and the associated roof modifications. She reviewed the extent of the proposed encroachments into the side yard setbacks on both the north and south sides of the house. In response to questions from Board member Nehring, Mr. Breseman stated that the Silver Maple tree will be protected during construction. He stated that a tree removal plan will be submitted along with the plans noting that some smaller Maples trees may be impacted. In response to questions from Board member Pasquesi, Ms. Czerniak explained that in the 1960’s, the subdivision was approved in a manner that was not consistent with the zoning. She stated that efforts have been made in the past to change the zoning in this area but noted that some owners raised concerns that changing the zoning could allow subdivision of properties and increased density. She stated that property owners in the area could initiate a rezoning if desired. Hearing no further questions from the Board, Chairman Pickus asked for public testimony. Hearing none, he returned the discussion to the Board for final comment and action. Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 3 of 18 Board member Lewis stated support for the variance noting that the massing of the house with the additions is consistent with other homes in the neighborhood. Board member Nehring agreed and complimented the design. Board member Novit agreed with the comments of Board members Nehring and Lewis. Board member Sieman agreed with Board member Pasquesi’ earlier comment that the zoning in the area creates confusion. He stated that more guidance should be given if subdivisions are approved in a manner that is inconsistent with the applicable zoning. He suggested that some guidelines could be helpful to residents in this area. Chairman Pickus stated support for the variance noting that the criteria appear to be satisfied. Hearing no further comments from the Board, Chairman Pickus invited a motion. Board member Lewis made a motion to recommend approval of variances to allow additions and alterations, at the furthest extent, to encroach into the side yard setbacks no closer than 24’6” to the north property line, and no closer than 8’6” to the south property line, inclusive of the eaves and gutters, consistent with the site plan submitted to the Board. The motion was seconded by Board member Sieman and was approved by a vote of 7 to 0. 5. Continued consideration of a request for approval of updates to the Elawa Farm Master Plan and the associated Special Use Permit. Elawa Farm is located at 1401 Middlefork Drive. No action is scheduled on this matter at this time. Owner: The City of Lake Forest Representatives: City Staff and Elawa Farm Tenants Chairman Pickus introduced the agenda item and asked the Board for any Ex Parte contacts or conflicts of interest. Hearing none, he stated that he intends to recuse himself from hearing the petition because his wife is an employee of the Elawa Farm Foundation. He appointed Board member Pasquesi as Acting Chairman and stepped down from the dais. Acting Chairman Pasquesi swore in all those intending to speak and invited introductory comments from City staff. Ms. Czerniak noted that this petition was introduced to the Board in September 2017. She explained that Master Plans for non-residential uses in residential areas are adopted through a Special Use Permit. She stated that is it expected that Master Plans will be updated from time to time as uses change and noted that those updates Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 4 of 18 require a public hearing and review by the Zoning Board of Appeals. She reviewed the materials in the Board’s packet. She stated that this petition is proceeding in a deliberate manner to allow the Board to become familiar with the facilities and uses at Elawa Farm as well as the concerns, ideas and recommendations for the future from various parties. She noted that since the original Master Plan for Elawa Farm was approved, use of the facility has grown necessitating the proposed reconsideration and update. She noted that the staff report offers 37 recommendations for the Board’s discussion and input noting that the recommendations were developed from input received to date from the various interested parties. She stated that as the Board’s discussion progresses, revisions to the Master Plan will be drafted and presented for continued discussion. She noted that representatives of the two tenants at Elawa Farm are present to offer opening comments as well as a representative of the Middlefork Farm Homeowners’ Association. Diane Fitzsimmons, President of the Elawa Foundation, stated that if the Foundation was not involved with Elawa Farm, the City would need to dedicate staff to operate the facility. She added that without the help of the Foundation, there would be no garden market and no preparation of garden produce in the kitchen. She stated that the annual cost is about $144,000, to maintain the buildings and the grounds at Elawa Farm. She noted that the 2018 operating budget is about is $744,000, which includes building maintenance, the garden market, the kitchen, the garden and landscaping and the employees. She stated her hope that revenues increase by 3-5% a year to support the facility. She noted that in 2017, the Foundation held special activities to celebrate Elawa Farms’ Centennial year and as a result, the annual revenues were higher than in past years. She stated that there is no guarantee of what donations will be in the future. She stated that through an agreement with the City, the Foundation is responsible for maintaining and managing the day to day operations of the buildings, the garden and the recently added green house. She acknowledged that the Middlefork Farm Homeowners’ Association would like fewer evening events to be held at Elawa Farm adding that the Foundation would like that as well however, she pointed out that evening events provide the revenue necessary to support the facility. She stated that it is difficult for the Foundation to increase the number of daytime events that would be needed to bring in the same revenue because the Foundation does not have access to all of the spaces in the buildings. She stated that on a daily basis, the Foundation has access to the hay barn, kitchen, classroom, and the potting shed. She noted however that use of the hay barn during the day is limited when the Wildlife Discovery Center is open and hosting school field trips. She stated that the Foundation uses the classroom for the Holiday Market from September to December. She explained that the kitchen is used on Thursday, Friday, and Saturday for the Garden Market. She noted that the use of the potting shed is limited because it is connected to the rooms in which animals of the Wildlife Discovery Center area located. She stated that the Foundation hopes to have fewer weddings in the future, or none at all. She noted that to achieve that goal, the Foundation needs access to more space for daytime events. She stated that the current Special Use Permit allows 12 amplified events annually, but only 10 were held in the past year. She Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 5 of 18 acknowledged that the Homeowners’ Association is requesting that amplified events end at 9:30 p.m. She stated that the early ending time is not workable for those interested in renting space for events. She suggested that amplified music be permitted until 10:55 p.m. and that alcohol be allowed to be served until 10:45 p.m. She noted those requirements are more restrictive than in other areas of the City. She stated that the Homeowners’ Association is requesting that no rental events be held east of the farm buildings. She stated that the Foundation would like the opportunity to locate a tent east side of the buildings to provide shade. She emphasized that the garden is the focal point of Elawa Farm and the location of activities including classes and children’s camps, and is open to the general public. She stated that the Foundation believes that access to the garden should not be limited. She stated that the Foundation would like the opportunity to bring farm animals to the site on a limited basis for educational purposes. She stated that demonstrations could provide the opportunity to learn about milking a cow or shearing sheep. She stated that the Foundation wants to honor the history of the farm. She acknowledged that the Homeowners’ Association is concerned about parking. She stated that a shuttle service is provided for events noting that the shuttle is required as part of the rental contract. She noted that when a neighbor complained about a landscaper’s truck parked on the street, the Foundation required the truck to be parked in the parking lot. She stated that the Foundation is willing to address concerns if they are made aware of them. She stated that if the Foundation had more space, the Garden Market could be moved indoors. She added that with more space, the Foundation could offer classes on various topics; flowers, cooking, gardening, and could also partner with the hospital on healthy living activities. She noted that the additional space could also be offered as rental space. She stated that Elawa Farm is an example of a sustainable farm and organic garden. She stated that Elawa Farm has been returned to the way it was 100 years ago and is the only remaining Gentlemen’s Farm in Lake Forest. She stated that it was rescued and restored by caring local citizens who realized its value and importance to the community. Joanne Miller, 440 N. Western Avenue, Executive Director of the Elawa Farm Foundation, explained that prior to her hiring; the Foundation raised more than $4 million dollars to renovate the farm. She stated that in her nine years with the Foundation, the popularity of Elawa Farm has grown more than anyone expected. She stated that the Foundation supports the recommendations in the staff report with two exceptions. She spoke to staff recommendation #19 noting that the caretaker’s cottage should not be part of the Wildlife Discovery Center but instead, should be designated for use for the overall facility and remain a caretaker’s cottage. She spoke to staff recommendation #34, noting that the Foundation would like to be able to use outdoor areas east of the buildings, the paddock, on occasion for fundraising events to benefit the Foundation including Spooktacular and the Farm to Table Dinner. She noted that she provided answers to prior questions but noted that the information was not in the Board’s packet. She questioned whether it would be beneficial for the Board members to review the Foundation’s full budget. Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 6 of 18 Rob Carmichael, the Curator of the Wildlife Discovery Center, clarified that Wildlife Discovery Center events and field trips occur during normal working hours, generally between 10 a.m. and 4 p.m. He stated that there is no odor from the animals noting that the cages and other areas are kept clean. He stated that the Wildlife Discovery Center is inspected by the Fish and Wildlife Department as well as the Department of Natural Resources and has always received high marks for cleanliness. He noted that the programs are designed to break even from a budget perspective. He stated that the current budget is $450,000 with over half of the revenue coming from donations and the rest from program fees. He stated that a condition of one of the largest donations is that the curator live on the site, in the cottage. He explained that having the curator on site provides the opportunity to monitor activities on the site. He stated that on occasion, police are called to the site. He stated that admission to the Wildlife Discovery Center is free during the open hours: Tuesday, Friday, Saturday, and Sunday, from 10 a.m. to 4 p.m. He estimated that during those open hours, there are about 50 cars, over a six hour period, in the parking lot. He noted that the current Master Plan works very well for the Wildlife Discovery Center commenting that most of the programs generate a low level of activity on the site. He stated that for the large event, Croctoberfest, attendees are shuttled from the west high school campus and from the train station. Katherine Duffy, member of the Homeowners’ Association for the Middlefork Farm Subdivision, stated that the Association submitted a detailed statement to the Board outlining changes to the Master Plan and Special Use Permit as desired by the homeowners. She noted that a key issue is the adequacy of space for the activities of both the Elawa Farm Foundation and the Wildlife Discovery Center. She asked that if the Board considers permitting the addition of a structure for the Wildlife Discovery Center, consideration be given to how much additional activity will occur on the overall site and how that activity will affect the neighborhood. She stated that if a new building is added to the site, the Wildlife Discovery Center will no doubt offer additional programs and activities as will the Foundation since there will be additional space available in the existing buildings if the Wildlife Discovery Center moves out. She stated that more activity will mean additional traffic in the neighborhood. She stated that the impact of any additional activity at Elawa Farm on the neighborhood should be taken into account. In response to questions from Board member Nehring, Ms. Fitzsimmons clarified that the Foundation is requesting that the serving of alcohol be permitted to continue until 10:45 p.m. rather than the current requirement that alcohol service end an hour prior to the ending time for the events on the site. She confirmed that the indoor spaces are air conditioned for evening activities. In response to questions from Board member Plonsker, Mr. Carmichael stated that the Wildlife Discovery Center is satisfied with its current space at Elawa Farm. Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 7 of 18 In response to questions from Board member Plonsker, Ms. Fitzsimmons stated that a space analysis was recently completed by an outside architectural firm. She stated that the study concluded that there is not enough space in the existing building for the activities of both the Foundation and the Wildlife Discovery Center. She stated that currently, the activities and facilities of the Wildlife Discovery Center are spread throughout the site making it confusing for visitors. She stated that although Mr. Carmichael may be satisfied with the existing space, in her opinion, there is not enough room for each entity to achieve their mission. She clarified that the current space layout may work for the Wildlife Discovery Center, but it does not work for the foundation. In response to questions from Board member Plonsker, Mr. Carmichael acknowledged that the Wildlife Discovery facilities are spread around the site a bit but noted that the current configuration allows small groups to visit different areas of the site during field trips. He suggested that maybe additional signage or a kiosk would be helpful in directing people to different areas of the site. In response to a question from Board member Novit, Mr. Carmichael confirmed that the City’s Parks and Recreation Department pays the Foundation rent for the Wildlife Discovery Center’s space at Elawa Farm. He confirmed that rent is paid for the use of the Caretaker Cottage as well noting that he and his family live in the Cottage. He clarified that the Wildlife Discovery Center is a program of the City of Lake Forest Parks and Recreation Department. He confirmed that the City owns Elawa Farm and it is managed by the Foundation under an agreement with the City. In response to questions from Board member Novit, Ms. Czerniak clarified that based on the current agreement, the Foundation is authorized to operate and hold programs and activities at Elawa Farm and is responsible for preserving and maintaining the buildings. She noted that the City still has responsibility for some aspects of the HVAC system and routine grounds maintenance. She explained that the current Master Plan and Special Use Permit authorize the Wildlife Discovery Center, but does not authorize the site to be used for display or keeping of farm animals. She noted that the Master Plan identifies a specific area in which outdoor animal cages are permitted for the Wildlife Discovery Center. In response to questions from Board member Novit, Mr. Carmichael explained that the Wildlife Discovery Center is regulated by the Fish and Wildlife Department and the Department of Natural Resources which govern the number of animals permitted by species. He stated that on-site inspections are conducted by those agencies four times a year. In response to questions from Board member Nehring, Mr. Carmichael confirmed that the Wildlife Discovery Center was located at Elawa Farm before the Foundation was established. He noted that prior to the adoption of the original Master Plan, a visioning committee met and identified various potential tenants for the site including Lake Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 8 of 18 Forest Open Lands and the school districts. He stated today, only the Wildlife Discovery Center and the Foundation operate at the site. He stated that through the years, the space allocated to the Wildlife Discovery Center has changed several times. He acknowledged that if the site was a blank slate, the arrangement of spaces and use area would be different than what has resulted from reuse of the existing buildings. In response to questions from the Board, Ms. Fitzsimmons explained that the Foundation was created to support ongoing restoration and up keep of the buildings and to prevent the building from being torn down. She acknowledged that the Wildlife Discovery Center was the first tenant at Elawa Farm but noted that as the Foundation restored the various buildings on the site uses and activities grew and were moved around the site. She stated that the Foundation took over operations at the Farm because the weddings and other events were becoming cumbersome for the City to manage. She stated that with increased activity, it was determined that having someone living on the site would be helpful in monitoring activity. In response to questions from Board member Sieman, Ms. Czerniak stated that the City owns 16 acres of property, including the park. She stated that she will need to verify the acreage of Elawa Farm itself noting that some of the area, the parking lot, is considered common/shared space. In response to questions from Board member Sieman, Ms. Miller stated that it is hard to predict the future of the site noting that the Foundation is in its infancy compared to the Foundations that operate Ragdale and Gorton Community Center. She noted that there was an overwhelming positive response to the 100 year celebration of Elawa Farm. She explained that the Foundation is working to build strong donor relationships acknowledging that donations are subject to changes in the economy. In response to questions from Board member Nehring, Ms. Miller explained that the size of an event, the facilities desired, the time of year and whether or not the group wants to use the kitchen all affect the terms of the rental contract. She stated that specific rental packages are offered and clarified that other events besides weddings are permitted. She stated that a party with a band gets to use the entire facility. She confirmed that tents are not currently permitted in the garden but noted that the ability to have tents in the garden is desired. In response to questions from Board member Nehring, Ms. Czerniak confirmed that the recent expansion of the parking lot aligns with the current Master Plan. In response to questions from Board member Lewis, Ms. Miller reviewed the Foundation’s budget in general. She stated that the largest events together bring in about $60,000 to $70,000. She stated that about ten percent of the overall revenue is dedicated to keeping the facility operating. She stated that the events with amplified sound generate about $6,700 in rental income. She stated that consistent with the Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 9 of 18 recommendation of the Adhoc Committee that addressed space needs, the Foundation agrees that a new building should be built for the Wildlife Discovery Center and the Foundation should take over the space in the existing buildings. In response to questions from Board member Lewis, Ms. Czerniak noted that the space needs analysis was provided to the Board as background. She clarified that it is not the Board’s charge to designate specific uses for each room but instead, to identify appropriate categories for uses in the various areas. In response to questions from Acting Chairman Pasquesi, Ms. Miller confirmed that the space analysis report was shared with the Elawa Commission and the Parks and Recreation Department. In response to questions from Acting Chairman Pasquesi, Ms. Czerniak explained that Elawa Commission is a recommending body by the City Council with respect to ongoing operations at Elawa Farm. She stated that the Zoning Board of Appeals is charged with making recommendations relating to the Master Plan which will guide the operation of the site. She confirmed that all parties, including the Elawa Commission, are welcome to offer testimony to the Board. In response to questions from Board member Plonsker, Ms. Miller confirmed that smaller weddings, without amplified sound, are charged a lower rental rate than the larger events. She explained that amplified sound can involve a live band or a D.J. She stated that the Foundation’s goal is to attract more donations and sponsors so that there will be less reliance on larger rental activities for funding. She added that people are very interested in renting the space for events with amplified sound. She stated that the Foundation does not advertise Elawa Farm’s availability for weddings but instead, people contact them asking to use the space. She stated that the rental events are cumbersome to run. In response to questions from Board member Novit, Ms. Miller confirmed that the Foundation would like to be able to use more of the space in the existing buildings. She stated that the additional space will allow new programing which would likely bring in more people and revenue. In response to questions from Board member Nehring, Ms. Miller suggested that the Foundation could use some of the additional space to create a museum to tell the history of Gentleman’s Farms, the Armour family and the meatpacking industry. She acknowledged that there would need to be fundraising to support development of a museum. In response to questions from Board member Sieman, Ms. Miller stated that the Foundation does not generally partner on events with the Wildlife Discovery Center. In response to questions from Board member Novit, Ms. Miller stated that the Foundation would like to have chickens, sheep and cows at the farm for educational Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 10 of 18 purposes. She stated that the livestock would not be kept on site for an extended period of time. In response to questions from Board member Novit, Ms. Czerniak confirmed that the Master Plan would need to be amended to identify permitted areas for farm animals and the Special Use Permit could specify when and how animals could be used at the site. In response to questions from Board member Plonsker, Ms. Miller stated that the Foundation could go through an exercise to estimate the revenue shortfall that would result from reducing or eliminating events with amplified sound. She reviewed the Foundation’s mission noting that they are charged with generating revenue to support the site. She stated that she believes that only one or two events have caused problems for the neighbors. In response to a questions from Board member Plonsker, Connor Walsh, resident at 1360 Middlefork Drive, disagreed with Ms. Miller’s comments stating that his enjoyment of his property is impacted every time there is an event. He stated that parking, signage, setup and the activities themselves cause impacts. He pointed out the if the Foundation took over the entire site, and the Wildlife Discovery Center left the site, the Foundation would need to hold more events to make up the lost rent, $60,000 each year. In response to questions from the Board, Ms. Miller stated that if the Wildlife Discovery Center leaves the site, the Foundation would make up the lost revenue through increased rentals for corporate events during the day. She noted that corporate rentals generate more revenue than evening rentals. In response to questions from Board member Lewis, Mr. Carmichael stated that the Wildlife Discovery Center does not want to lose the space they now use in the existing buildings. He noted that it is not easy to move the exhibits from one place to another adding that traffic flow around the site also needs to be considered. In response to questions from Board member Sieman, Mr. Carmichael stated that the busiest times at the Wildlife Discovery Center are Saturdays and Sundays from 10 a.m. to 4 p.m. He noted that a class is held on Saturday mornings. He stated that the Wildlife Discovery Center hosts approximately seven children’s birthday parties and twelve field trips a year. He noted that the impact of those activities on the neighborhood is minimal. He stated that Elawa Farm was meant to be a community asset, rather than a rental facility. In response to questions from Board member Novit, Ms. Czerniak stated that the Master Plan identifies an area at the park for a future restroom facility that would be available for users of the park and Forest Preserve trails. She stated that she expects that the restrooms would be maintained by the City. Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 11 of 18 In response to questions from Board member Sieman, Ms. Miller, reviewed how tents are used on the site noting that the size and number of people permitted in the tents are limited by the occupancy permitted on the site overall site by the fire codes. She reviewed that the capacity of the hay barn is 87 people seated and 110 for a cocktail style event. She stated that the capacity of the wagon shed is 75 people. She noted that at weddings, people all want to be in one area, not spread out around the site so a tent is necessary. She stated that events with 100 to 125 people require a tent which is put up in the area west of the wagon shed, near the outdoor animal cages. In response to questions from Board member Lewis, Ms. Miller explained that the wagon shed is used for the market and is rented for weddings. She stated that tents must be at least 20 feet away from the buildings to meet fire code requirements. She stated that the Foundation would like to be able to locate a tent outside the paddock area, to the east of the hay barn, between the wall of the paddock and the garden. In response to questions from Board member Sieman, Ms. Miller stated that the fundraisers are well attended and noted that one fund raiser a year has amplified sound. In response to questions from Board member Plonsker, Mr. Carmichael acknowledged that one of the concepts in the space analysis suggests that the Wildlife Discovery Center should have its own building. He noted that i f a solution could be found that would allow the Foundation and the Wildlife Discovery Center to co-exist in the existing space, there would be a cost savings. He agreed that various concepts can be studied. In response to questions from Board member Nehring, Mr. Carmichael explained that the tents for rental activities are located near the animal cages adding that most of the time, the proximity is not an issue. He stated however that providing some buffering, landscaping or a fence, between the two uses would be helpful. In response to the Board’s discussion, Ms. Duffy, a neighbor, stated that the Homeowners’ Association does not support allowing tents east of the hay barn and paddock wall. She stated that renting Elawa Farm out for private weddings is not consistent with the intended community use of the facility noting that many people who rent the facility or attend events are not from the community. In response to questions from Board member Plonsker, Mr. Walsh, a neighbor, stated that the events, rather than the tents , are the issue. He pointed out that breaking down the setup, after the event is over, can be noisier than the event itself and occurs later at night. Hearing no further questions from the Board, Acting Chairman Pasquesi asked for public testimony. Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 12 of 18 Mr. Bergmann, 1065 Acorn, Elawa Foundation Board member, observed that some of the ideas being discussed will restrict use of the garden. He stated that Elawa Farm is a jewel and is part of the City’s park and open lands system. He noted that 70% of the rentals involve Lake Forest and Lake Bluff residents. He stated that giving people from outside of the community a chance to experience Elawa Farm is a good thing noting that it is a public space, like the beach and golf course, and cannot be restricted to only Lake Forest residents. He stated that the garden is a great educational tool and allow s people who do not have a garden, a place to garden. He suggested that the garden can produce food that can be sold and shared with others through donations to the food pantry. He noted that it will take many new classes and programs to make up for the revenues that will be lost if parties are no longer allowed at the site. He agreed that the Foundation needs to seek corporate sponsorships. Ms. Duffy, resident, stated that the neighbors are not trying to keep people out of the garden but noted that there is a difference between people gardening and holding weddings and putting up tents in the garden. Hearing no further comments from the public, Acting Chairman Pasquesi returned the discussion to the Board for further comment and discussion. In response to questions from Plonsker, Ms. Miller stated that the Foundation has about one year of operating expenses in reserve, about $650,000. In response to questions from Board member Nehring, Acting Chairman Pasquesi clarified that the Board’s purview is the Master Plan, not budgetary issues. The Board took a ten minute recess. Acting Chairman Pasquesi reconvened the meeting and asked staff to review the preliminary recommendations detailed in the staff report. Ms. Czerniak reviewed Staff Recommendations 1 and 2, hearing no comments on those recommendations, she reviewed Staff Recommendation 3 pertaining to the Vision Statement. In response to questions from Board member Novit, Ms. Czerniak confirmed that the vision statement is intended as a vision for Elawa Farm overall. Board member Sieman suggested that the vision statement clearly state that Elawa Farm is open to the public and intended for public benefit. Board member Plonsker commented that the operating budget should not be used to fund upgrades to the facilities but instead, fundraising or donations should fund any upgrades desired. Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 13 of 18 Ms. Czerniak reviewed Staff Recommendations 4 and 5. Hearing no comments on those recommendations, she reviewed Staff Recommendation 6 pertaining to the decision making process and the Elawa Foundation’s role as day to day manager of the Farm. In response to questions from Board member Plonsker, Mr. Carmichael confirmed that in the past, the Wildlife Discovery Center received a one-time grant. Board member Sieman suggested that there may be more opportunities to seek grants for Elawa Farm in the future. Ms. Czerniak reviewed Staff Recommendations 7 and 7a. Hearing no comments on those recommendations, she reviewed Staff Recommendation 8 pertaining to the Entrance Corridor. In response to Board Nehring, Ms. Czerniak confirmed that the Master Plan should provide the direction on parking; the amount that should be permitted on site, appropriate locations and speak to off-site parking if determined to be appropriate. She added that there is a later recommendation that speaks to signage on the site. Acting Chairman Pasquesi agreed that parking should be addressed and is an important consideration. He pointed out that the Board can recommend further restrictions or direction on parking than is offered in the current documents. Ms. Czerniak reviewed Staff Recommendation 9. Hearing no comments on that recommendations, she reviewed Staff Recommendations 10 – 13 pertaining to the Garden. Board member Novit stated that it seems logical that the sheds should be closer to the existing buildings and not stuck out in the Garden. Board member Lewis stated that in his opinion, the location of a shed is less critical than assuring that the shed is low profile. He stated that the sheds should be screened from view from the residences. Board member Novit added that consideration should be given to appropriate building materials for sheds. Board member Plonsker noted that to have farm animals on the site, even for five days, the proper facilities will be needed to care for them. Board member Novit noted that sheep, cows, and horses can be kept in a pasture all year long adding that chickens go into a barn at night. Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 14 of 18 Acting Chairman Pasquesi suggested that at this point in the deliberations, the Board should focus on whether or not farm animals should be permitted on the site at all. He stated that if the Board is supportive of farm animals, then the discussion can follow about limitations and restrictions on that use. Board members Nehring and Novit agreed that farm animals should be allowed with some limitations. Board member Lewis stated that the Board will need to be clear about where farm animals will be permitted and under what conditions if they are to be allowed. With respect to the use of the garden for rental events, Board member Lewis noted that the neighbors’ concerns must be carefully considered. He stated that one option would be to limit the number and type of events permitted in the garden. He stated that the Board should work to find the proper balance. Acting Chairman Pasquesi stated that the Board is not here to make any final decisions at this meeting but to establish a framework for further discussion and consideration of limitations that may address the concerns of the various parties. Board member Nehring stated that the garden is a great area to share with the public. Board member Novit noted that there are not any other similar outdoor venues in the community. She stated that there needs to be a balance between allowing uses at the site, the neighbors’ interests, and the interests of the overall community. She noted that events occur in other areas of the community, Lake Forest College and at other parks, which are also near neighborhoods. She stated that shutting down events at Elawa Farm would be huge disservice to the community. Board member Sieman stated that it’s less about the venue and more about the uses and activities that occur on the site. He stated that initially, no one expected Elawa Farm to be a hub of activity. He stated that it is the Board’s role to determine acceptable uses, and what may be a nuisance. He stated that in the case of the garden, it might be the tent that is the nuisance, more than the activity. Board member Plonsker stated that Elawa Farm was originally intended as a gentleman’s farm, to be a balance against the modern world. He noted that today, there should be consideration of time restrictions and limitations on the size of events. He stated that Elawa Farm appears to be at somewhat of a crossroads now and it is important that the Board be thoughtful about the future direction. He stated that he would push back against too much expansion of the facilities. Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 15 of 18 Ms. Czerniak summarized that the Board may be open to some private events in the garden, with limitations. Ms. Czerniak reviewed Staff Recommendation 14 relating to the Buildings and Associated Grounds. Board members Novit and Nehring agreed that public access to restrooms needs to be maintained during all hours that the facility is open to the public. Ms. Czerniak reviewed Staff Recommendation 15 relating to the Buildings and Associated Grounds, hearing no comments, she reviewed Recommendation 16 relating to the Natural Education Area. In response to questions from Board member Lewis, Ms. Czerniak explained that the reference to the grant and the limitations placed on the area as a result of the grant is recommended for removal since the term of the grant has expired. Ms. Czerniak reviewed Staff Recommendation 17 relating to the Multi-Use Area. Board member Plonsker noted that if rental events are allowed, they should be held in the multi-use area as identified in the current plan. Board member Novit stated that consideration should be given to the possibility of someone putting a tent east of the hay barn, near the garden, as a possible multi- use area. In response to questions from the Board, Ms. Czerniak confirmed that the Master Plan currently permits a tent in the paddock, immediately east of the hay barn, inside the walled area. Ms. Czerniak reviewed Staff Recommendation 18 relating to the Multi-Use Area noting that the recommendation involves updates to the existing graphics to align with the recommendations that ultimately come out of the Board’s discussion. Hearing no comments from the Board, she reviewed Staff Recommendation 19 relating to Outdoor Activity Areas. Board member Novit cautioned that depending on whether or not the space analysis that was completed is followed, the Master Plan may need to be amended again if the direction desired is not consistent with the Master Plan Ms. Czerniak noted that the space analysis was provided to the Board as background to assist in considering the land use aspects of the site. She noted that the neighbors’ concern about the overall level of activity on the site should be considered by the Board as the different use areas are reviewed and as Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 16 of 18 consideration is given to whether provisions should be made for additional buildings or expanded parking. In response to questions from Board member Nehring, Ms. Czerniak confirmed that a Master Plan can be amended after adoption through a public review process adding that there is no limit on how often amendments to a Master Plan can be requested. She noted however that a Master Plan is intended to be a template for the site for a number of years. Board member Novit stated that by saying the multiuse area cannot have any additional structures located within it, options for the site will be limited. Board member Lewis questioned whether the multi-use area is even viable for additional structures. Board member Plonsker stated that in his opinion, no additional structures should be permitted on the property except storage sheds. Ms. Czerniak reviewed Staff Recommendation 20 relating to the Common Area. Hearing no comments from the Board, she reviewed Staff Recommendation 21 relating to the Common Area. In response questions from Board member Lewis, Ms. Czerniak stated that the common area is more defined now than when the Master Plan was initially developed. She stated that the recommendation is to more accurately depict the shared space which primarily includes the parking lots. Ms. Czerniak reviewed Staff Recommendations 22 and 23 relating to the Neighborhood Park. Hearing no comments from the Board, she reviewed Staff Recommendation 24 also relating to the Neighborhood Park. Board member Novit suggested that the language be clarified to make it clear the restrooms at Elawa Farm are available to park users until such time that a public restroom is provided at the park. Ms. Czerniak reviewed Staff Recommendation 25 relating to the School Site. Hearing no comments from the Board, she reviewed Staff Recommendations 26 and 27 relating to parking. Board member Plonsker stated that it is his understanding that parking is prohibited in the Entrance Corridor, along Middlefork Drive. He noted that it is also his understanding there is already a requirement that large events must provide shuttle service to the site. Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 17 of 18 Ms. Czerniak reviewed Staff Recommendation 28 also relating to parking noting that since the Master Plan was last updated, 40 parking spaces were added as contemplated by the Plan and noted that the expanded parking area seems to be meeting the current parking needs. She stated that the graphic will be updated to reflect the expanded parking lot. Board member Nehring stated that additional parking, beyond what exists today, may be needed if more activities occur at the site. Board member Lewis cautioned that if the Common Area is reduced, the opportunity for more parking could be eliminated. He stated that the Board should consider options for future parking expansion. Board member Plonsker pointed out that providing more parking, will draw more people to the site. Acting Chairman Pasquesi commented that the charge of the Board is to plan for the future. He noted that the site is open to the public and people should not be prevented from using the site because of a lack of parking. Ms. Czerniak reviewed Staff Recommendations 29 relating to Outdoor Classrooms and 30 relating to Future Structures. Hearing no comments from the Board, she reviewed Staff Recommendations 31, 32, 33 and 34 relating to Fundraising Activities. In response to Board member Novit, Ms. Miller confirmed that outside organizations can rent Elawa Farm for fundraising events. Board member Sieman stated that the Board could consider allowing the tenants of Elawa Farm to have a fundraiser that would go beyond the parameters which limit private rental events. Board member Lewis cautioned the Board against giving the tenants special treatment. Board member Lewis noted that when updating graphics and photos he noticed that there are a couple are historic buildings and would like to see them kept in. Ms. Czerniak reviewed Staff Recommendations 35 relating to Signage and 36 relating to Associated Documents. Hearing no comments from the Board, she reviewed Staff Recommendation 37 relating to the overall Master Plan. Board member Lewis stated that in his opinion, the Elawa Foundation and the Wildlife Discovery Center should be able to co-exist at the site. Zoning Board of Appeals – Minutes of the November 27, 2017 Meeting Page 18 of 18 Board member Sieman agreed with Board member Lewis adding that there should be opportunities for the entities to work together. He stated an interest in hearing ideas from the Elawa Farm Commission about how to operate the farm in a financially sustainable manner. Hearing no further comments from the Board, Acting Chairman Pasquesi thanked all parties for the work on this petition to date and invited a motion to continue consideration of the matters relating to Elawa Farm. Board member Plonsker made a motion to continue the petition with direction to staff to begin to draft amendments to the Master Plan based on the Board’s discussion to date for continued consideration. Board member Nehring seconded the motion and it was approved by a vote of 6 to 0. 5. Consideration of a request for approval of updates to the existing Special Use Permit for Ragdale, located at 1260 N. Green Bay Road. Owner: The City of Lake Forest Petitioner and Tenant: Ragdale This item was postponed at the request of the petitioner. 5. Public testimony on non-agenda items. No public testimony was presented to the Board on non-agenda items. 6. Additional information from staff. There was no additional information presented by staff. The meeting was adjourned at 9:42 p.m. Respectfully submitted, Michelle E. Friedrich Planning Technician