ZONING BOARD OF APPEALS 2016/12/12 MinutesThe City of Lake Forest
Zoning Board of Appeals
Proceedings of the December 12, 2016 Meeting
A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday,
December 12, 2016 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 Mark Pasquesi, Richard Plonsker, Kevin Lewis and Nancy Novit
Zoning Board of Appeals members absent: Board members Lloyd Culbertson and
Michael Sieman
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 October 24, 2016 meeting were approved as presented.
3. Consideration of a request for a variance from the front yard setback to allow
modifications to the driveway within the front yard setback at 677 Spruce Avenue
Owners: TMJC Holdings, LLC
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.
Mr. Breseman introduced the petition. He reviewed the zoning history of the area
noting a City-initiated change in the 1980’s, from R-2 and R-4. He noted that the home
was constructed in 1966, in conformance with the setbacks in effect at that time. He
stated that few changes were made to the home in the last 60 years. He explained
the functional challenges that the setback variances will help to address as part of the
renovation and updates to this home. He described the overall renovations and
additions proposed for the home. He commented that the proposed additional
encroachments into the setbacks do not extend further into the setback than the
existing non-conforming conditions. He presented the elevations of the proposed
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work noting the areas where variances are required for functional reasons and
reviewed the proposed floor plans. He noted that a plan was explored that would
extend the garage without encroaching into the side yard setback and without
requiring a variance. He explained that the tandem garage proposed is not
functional with the alternate plan. He noted that the project as proposed, with a
variance, results in a slightly sloped roof, an improvement over the flat roof
construction that currently exists.
Ms. Friedrich noted that variances are requested to allow encroachment into the front
yard setback for a front entry and portico addition and encroachment into the side
yard setback, from the west property line, for an expansion of the existing garage. She
noted that the Historic Preservation Commission approved this petition at the October
hearing, with some minor modifications in architectural details. She explained that this
property is part of the Spruce-Lake Subdivision, which, as platted, has a 40 foot front
yard setback, consistent with the R-2 zoning applied to this property at the time of
subdivision. She noted that in the 1980’s, this property was rezoned to R-4, along with
many other properties on the east side of the community which established the 50 foot
front yard setback and a 20-foot side yard setback, creating the current non-
conforming condition. She noted the additions proposed do not encroach further into
the setback than the furthest extent of the existing house. She noted that the specific
variance requests allow for a slight cushion to accommodate as-built conditions. She
noted that staff report includes a recommendation for approval of the variances to
allow the front entry and portico addition to encroach into the 50 foot front yard
setback a distance not to exceed 9 feet and a garage expansion to encroach into
the 20 foot side yard setback a distance not to exceed 3.5 feet.
In response to questions from Board member Lewis, Mr. Breseman confirmed that the
garage expansion will be a one story addition, with a slightly pitched roof, rather than
a flat roof. He noted that slight pitch allows for better drainage.
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 stated support for the petition noting that the proposed
modifications are respectful of the house and will make it a useful house by today’s
standards without a huge impact to the neighbors.
Board member Pasquesi stated support for the petition noting that the front portico will
add curb appeal. He agreed that the proposed changes will make the home more
functional and noted that a third bad in the garage will make the home more
marketable.
Chairman Pickus stated support for the modest variance requests and commended
project.
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Hearing no further comments from the Board, he invited a motion.
Board member Pasquesi made a motion to recommend approval of the variances to
the City Council to allow:
the front entry and portico addition to encroach into the 50 foot front
yard setback a distance not to exceed 9 feet; and
a garage expansion to encroach into the 20 foot side yard setback a
distance not to exceed 3.5 feet.
The motion was seconded by Board member Novit and was approved by a vote of 5
to 0.
4. Review of Section 159.042, Zoning Board of Appeals, of the City Code. No
substantive changes are proposed.
Presented by: City Staff
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 staff.
Ms. Czerniak noted that periodically, the City Council directs a review of the Code.
She noted that the Code provisions relating the procedures of the Zoning Board of
Appeals was recently reviewed by staff and is presented to the Board for
consideration of minor edits including grammatical changes and clarifications. She
explained one suggested change to clarify that the Zoning Board of Appeals is
responsible for reviewing requests for amendments to existing Special Use Permits. She
noted that the Plan Commission hears requests for new Special Use Permits.
In response to questions from Chairman Pickus and Board member Lewis, Ms. Czerniak
explained that prior to 1997, the Plan Commission heard all petitions pertaining to
Special Use Permit requests. She noted the responsibility for reviewing amendments to
existing Special Use Permits was assigned to the Zoning Board Appeals to more evenly
distribute the work load between the Plan Commission and Zoning Board of Appeals.
Hearing no further questions or comments from the Board, Chairman Pickus invited a
motion.
Board member Pasquesi made a motion to recommend approval of updates to
Section 159.042 of the City Code as recommended by staff.
Board member Novit seconded the motion and it 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.
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6. Additional information from staff.
Ms. Friedrich presented the 2017 meeting calendar to the Board. She noted that the
regular March meeting date falls in the week of Spring Break for local schools so a
meeting date a week later, the first week in April, is reflected on the proposed
schedule.
In response to questions from Board member Lewis, Ms. Friedrich noted that April 4 is a
Tuesday.
Hearing no further questions or comments from the Board, Chairman Pickus invited a
motion.
Board member Lewis made a motion to approve the meeting calendar for 2017.
Board member Pasquesi seconded the motion. The motion was approved 5-0.
The meeting was adjourned at 6:56 p.m.
Respectfully submitted,
Michelle E. Friedrich
Planning Technician