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ZONING BOARD OF APPEALS 2017/01/23 MinutesThe City of Lake Forest Zoning Board of Appeals Proceedings of the January 23, 2017 Meeting A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday, January 23, 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 and Nancy Novit Zoning Board of Appeals members absent: Board members Lloyd Culbertson 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 24, 2016 meeting. The minutes of the December 12, 2016 meeting were approved as presented. 3. Consideration of a request for variances from the rear and side yard accessory structure setbacks for an expanded detached garage at 682 Oakwood Avenue. Owner: 682 Oakwood Avenue, LLC (Jamie Childs and Peter Childs) Representative: Michael Breseman, architect Chairman Pickus introduced the agenda item and asked the Board for any Ex Parte contacts or conflicts of interest. Board member Pasquesi recused himself from participating in the consideration of the petition due to his office’s involvement in the sale of the property. He left the Council Chambers. Hearing no further conflicts of interest from the Board members, Chairman Pickus invited a presentation from the petitioner and swore in all those intending to speak. Mr. Breseman introduced the petition. He reviewed the zoning variance requested to allow expansion of the garage to accommodate the needs of the contract purchaser. He noted the property is located in the GR-3 district and that the lot is non- conforming to current lot width and minimum lot size requirements. He noted the Zoning Board of Appeals – Minutes January 23, 2017 Meeting Page 2 of 6 garage, as proposed, meets the building scale requirements. He noted that the non- conforming conditions of the property are the result of the subdivision and development of the property prior to current zoning requirements. He added that the original garage was built prior to the current zoning requirements, in the early 1900’s and when it was replaced, in 1986, a zoning variance was granted to allow reconstruction in the original location. He noted that the extent of the side and rear yard encroachments as now proposed do not change from what exists today except for the addition of gutters which extend further into the setback and a variance for the gutters was previously approved by the Board in March 2016. He noted the changes to the addition to the north side of the garage, changes to the roofline and modifications to the walls that will be necessary to expand the garage to accommodate a lift for an additional car and make the garage more functional. He noted that the intent is to not rebuild the garage walls, but noted that it may be necessary to meet current wall bracing requirements that are in the code. He noted that several homes in the neighborhood have detached garages situated in a similar manner to this garage, in the rear corner of the property. He noted that with the proposed modifications, the garage doors will be centered on the garage and noted that the roof form changes will be consistent with the construction on the new house. Ms. Friedrich noted that this property was before the Board in March 2016 for a front yard variance for the new house and side and rear yard accessory structure variances to allow the addition of gutters to the existing detached garage proposed for rehabilitation. She explained that since that time, a contract purchaser has come forward and a garage expansion is proposed. She explained that the request is to allow additional encroachment into side yard and rear yard accessory structure setbacks to accommodate changes to the existing walls and roof form, as well as the proposed addition on the north side of the garage. She noted the gutters previously planned to address the neighbor’s drainage concerns continue to be part of this request. She reviewed that a variance for the existing garage was granted in 1986 to allow replacement of the original garage, built in the early 1900’s, in the original location. She stated that the lot does not meet the current minimum lot size and lot width requirements for the GR-3 district as a result of the changes in the Zoning Code since the property was subdivided and developed. She noted the letter received from the neighbor stating asking that the garage not be shifted any closer to their property than it is today and that the drainage still be directed away from their property. She explained that the variances are requested to allow modifications to the walls and roof form, as well as an addition to the north side of the garage. She stated that staff recommends approval of the requested variances to permit replacement of the garage, in whole or in part, as necessary and the addition of the gutters to the garage. She noted that the petitioner may find that as the project progresses, more of the existing garage structure may need to be replaced rather than simply expanded due to conditions or code requirements. In response to questions from Chairman Pickus, Ms. Friedrich noted that the proposed modifications to the garage do not require Building Review Board action. Zoning Board of Appeals – Minutes January 23, 2017 Meeting Page 3 of 6 In response to questions from Chairman Pickus, Mr. Breseman stated that the proposed increase in the height of the garage will not negatively impact the neighboring garage to the south. He point out that the roof peak runs west to east as proposed so the lowest point of the roof, the eaveline, will be on the north and south sides of the garage. He noted that the garage, as proposed, is 16 feet in height from lowest adjacent grade to peak In response to questions from Board member Novit, Mr. Breseman noted that the gutters proposed on all four sides of the garage will collect the water and drain to the north. Hearing no further questions from the Board, Chairman Pickus invited public comment. Hearing none; he invited final questions or comments from the Board. Board member Novit noted that the neighbor concern was about the drainage and the petitioner seems to have addressed that with the gutter design. She stated support for the request. Chairman Pickus noted that this proposal seems reasonable, appears to meet the standards and stated support for the project. Hearing no further comments from the Board, he invited a motion. Board member Lewis made a motion to recommend approval of the variances to the City Council to allow expansion of the garage and, if necessary, replacement of the existing garage, in whole or in part, and the extension of the eaves and gutters, all within the side yard accessory structure setback. The encroachment shall be no closer than 8½” from the south (side) property line and no closer than 10 ½” to the west (rear) property line. The motion was seconded by Board member Sieman and was approved by a vote of 5 to 0. Board member Lewis left the meeting due to a prior commitment. Board member Pasquesi rejoined the meeting. 4. Consideration of a request for approval of a change in location for an existing Special Use, the Lake Forest-Lake Bluff Historical Society. The Historical Society is relocating to 509 E. Deerpath and 630 N. Washington Road. Owner: Lake Forest-Lake Bluff Historical Society, Janice Hack, Executive Director Representative: Peter Witmer, architect Zoning Board of Appeals – Minutes January 23, 2017 Meeting Page 4 of 6 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 this agenda item. Ms. Hack, Executive Director of the Lake Forest – Lake Bluff Historical Society, introduced the petition. She reviewed the community benefits and services provided by the Historical Society including exhibits, travel ing exhibits, lectures and providing historical information for community celebrations. She noted the support they provide to various local organizations. She noted the photographs, maps, plats, school records and local artifacts that are part of their collections. She explained that the new facility will be used to store the artifacts, provide a location for lectures and community programs and space for current exhibits. She added that the new facility will provide space for research conducted by individuals and groups. She described the research the Historical Society did to support the Deerpath Inn restoration as an example of some of their recent work. Bob Shaw, a Board member of the Historical Society, noted that the new facility is located in a residential area. He stated that the site consists of two buildings including the former Christian Scientist Church and Reading Room. He noted that the property is at the southwest corner of Deerpath and Washington Road. He noted the proximity to other special uses, in particular, Lake Forest College and churches. He noted that Gorton Community Center is nearby along with public parking lots. He noted that representatives from the Historical Society have met most of their neighbors at three recent meetings held at the new facility as a meet and greet and an opportunity for the neighbors to understand the request for the Special Use Permit that is now before the Board and to understand what will occur on the site . He noted that to date, the Historical Society has not received any negative feedback. He noted that the times they use the buildings are compatible with a residential neighborhood. He explained that operating regular hours include Tuesday through Saturday and Sunday afternoons. He stated that currently, the Historical Society is closed on Mondays. He noted that special events and Board meetings are held in the early evenings. He noted that there are 15 parking spaces on site and adjacent street parking along Washington Road. He stated for any major events , the public parking lots east of the railroad tracks would be used. He noted to be a good neighbor to the First Presbyterian Church, approval is requested to allow the Church to use the parking lot on the Historical Society site for overflow parking a few times a year, for the annual Rummage Sale and religious holidays. He noted that there is existing exterior lighting on the site that will remain. He stated that some remodeling work is planned in both structures. He stated that some changes are necessary to meet ADA requirements. He noted that he has been involved in the Historical Society for about 10 years and noted that the growth during that time has been dramatic. He stated that if growth in the programming and collections continue, in the future, the Historical Society may want to make changes to the site and if so, an amendment to the Special Use Permit would be requested. Zoning Board of Appeals – Minutes January 23, 2017 Meeting Page 5 of 6 Ms. Czerniak explained that the proposed Special Use Permit will recognize and formalize approval of a long time special use that has existed in the community since the 1970’s. She explained that the establishment of the Historical Society pre-dated the requirement for a Special Use Permit but noted that the change in location presents a good opportunity to put the formal approvals in place through the adoption of a Special Use Permit. She agreed with Mr. Shaw’s comment that if the Historical Society proposes to grow or change the type of activities that occur on the site in the future, an amendment to the Special Use Permit may need to be considered through a public process. She noted that the new location is in a neighborhood that is defined by a number of community institutions, including churches and the College. She stated that the community institutions and the residential neighborhoods have co-existed nicely in this area for many years. She stated that parking can be accommodated fully on the site for most activities. She noted that there is an on street parking area on Washington Road that can accommodate additional cars if needed. She reviewed the conditions of approval recommended in the staff report and suggested that a limit of 12 evening events per year be incorporated into the first condition with a limitation that events end by 10 p.m. She noted that First Presbyterian Church has in the past, used the parking lot occasionally. She noted that the Special Use Permit as recommended by staff would formalize the approval for use of the parking lot by the Church for up to 5 times a year. She stated that s chool children visiting the museum for a field trip would be dropped off during school hours on Washington Road and the buses would stage in the parking lot near the train station, south of Deerpath until the field trip is over and the would return to the site to pick up the students. She noted that the site was formerly a special use, a church. In response to questions from Chairman Pickus, Ms. Czerniak confirmed that the Historical Society predated the requirement in the Code for a Special Use Permit. She stated that given the relocation of the Historical Society, now seemed to be a good time to formalize the Special Use Permit as part of approving the new location. She confirmed that Special Use Permits are specific to each property, use and occupant. In response to questions from Board member Novit, Ms. Hack confirmed that she believes the conditions of approval recommended in the staff report are acceptable to the Historical Society. In response to a suggestion from Board member Sieman, Ms. Czerniak stated that she will alert the Public Works Department to the suggestion to extend the sidewalks in the area to provide improved pedestrian connections. Board member Sieman suggested that allowing the Presbyterian Church to use the parking lot for overflow parking more than five times a year might be appropriate. Board member Plonsker stated that the community is fortunate that the Historical Society has stepped in to take over the property. He stated that the community also Zoning Board of Appeals – Minutes January 23, 2017 Meeting Page 6 of 6 benefits from the Historical Society remaining in the area, near the business district and the College. He stated that redevelopment of the site in another way would have a much greater impact on the area. Chairman Pickus stated that formalization of a Special Use Permit for the Historical Society, at its new location is appropriate. Hearing no further questions or comments from the Board, Chairman Pickus invited a motion. Board member Novit made a motion to recommend approval of a Special Use Permit to the City Council in support of a Special Use Permit for a long time use, the Lake Forest/Lake Bluff Historical Society, subject to the following conditions. 1. Events on the site shall conclude no later than 10 p.m. and shall be limited to 12 larger events per year. 2. Parking for activities and events at the site shall be accommodated in the parking lot on site, in the parking bay pullout adjacent to the property on Washington Road or in the public parking lots near the train station. 3. Limited parking for daytime events and activities at the First Presbyterian Church shall be permitted in the parking lot on the site up to five times each calendar year. 4. No bus parking or standing is permitted on the site or on the adjacent streets. Busses are permitted to unload and load on Washington Road. Board member Pasquesi seconded the motion. The motion was approved by a vote of 5-0. 5. Public testimony on non-agenda items. No public testimony was presented to the Board on non-agenda items. 6. Additional information from staff. The meeting was adjourned at 7:21 p.m. Respectfully submitted, Michelle E. Friedrich Planning Technician