ZONING BOARD OF APPEALS 2013/11/25 MinutesThe City of Lake Forest
Zoning Board of Appeals
Proceedings of the November 25, 2013 Meeting
A regular meeting of the Lake Forest Zoning Board of Appeals was held on
Monday, November 25, 2013 at 6:30 p.m., in the Council Chambers of City Hall,
220 E. Deerpath, Lake Forest, Illinois.
Zoning Board of Appeals members present: Chairman Robert Franksen and
Board members: Sam Ciccarelli, Lloyd Culbertson, Stewart Dixon and Richard
Plonsker
Zoning Board of Appeals members absent: Jay Kennedy
Staff present: Megan Neuman, Planner and Catherine Czerniak, Director of
Community Development
1. Introduction of Board members and staff, overview of meeting procedures
Chairman Franksen reviewed the role of the Zoning Board of Appeals and asked
members of the Board and staff to introduce themselves.
2. Approval of the minutes of the September 23, 2013 meeting of the Zoning
Board of Appeals.
The minutes of the September 23, 2013 Zoning Board of Appeals were approved
as submitted.
3. Consideration of a request for variances for construction of an attached
garage addition within the side and rear yard setback areas at 326 E.
Westminster.
Owners: Marina and Maria Gipps
Representative: Thomas Heinz, architect
Chairman Franksen asked the Commission for any Ex Parte contacts or
conflicts of interest. Hearing none, he invited a presentation from the
petitioner.
Mr. Heinz introduced the petition and reviewed a site plan of the existing
conditions noting the location of the one car garage and the alley at the rear
of the property. He noted that the current owners have owned the house for
two years. He stated that the house was built in the early 1900’s and
referenced the photographs of the house included in the Board’s packet. He
described the existing garage noting that it was a pre-fabricated structure
and is in poor condition. He pointed out that the existing garage encroaches
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November 25, 2013 Page 2
into the side yard. He explained that after working with the staff and the
Historic Preservation Commission, a plan was developed to replace the
garage with an attached garage, rather than a detached garage. He noted
that the new garage is located the same distance from the north property
line as the existing garage but will be slightly closer to the east property line
than the existing garage to align it with the north wall of the house. He
explained that a ramp is needed to provide accessible access from the house
to the garage for the owners. He stated that the new garage will be a one
and a half car garage to provide some space for storage. He stated that
there will be no change to the footprint of the house although some
renovations will be done. He stated that the new garage will be stucco with
cedar shingles to match the house. He provided photos of the existing
garage and alley and noted the location of the property lines. He asked for
approval of the replacement garage.
Ms. Neuman reviewed the request before the Board noting that variances
from the rear and east side yard setback requirements are requested for a
replacement garage. She confirmed that the existing garage is located
within the setback and explained that the replacement garage is shifted
slightly to allow it to be attached to the house. She confirmed that the
petitioner presented several alternatives for siting the garage, presented plans
for a larger two car garage and explored a driveway access from
Westminster. She stated that ultimately, the one and a half car, attached
garage located in close to the same footprint as the existing garage was
presented for approval. She noted that this property is unique due to the alley
access noting that there are very few alleys in Lake Forest and the Code
requirement for rear yard setbacks was not written to address parcels with
alley access. She stated that the replacement garage will not encroach any
further into the rear yard setback than the existing garage and on the east
side; the encroachment will only slightly increase due to the eave overhang.
She stated that various other improvements are planned for the house, but no
other variances are required. She stated that findings in support of the
requested variances are part of the staff report.
Chairman Franksen invited questions from the Board.
In response to questions form Board member Dixon, Ms. Neuman confirmed
that engineering staff reviewed preliminary engineering plans and confirmed
that drainage from the roof of the replacement garage will be properly
addressed. She stated that before a building permit is issued, final plans will
be reviewed by City staff.
In response to questions from Chairman Franksen, Ms. Neuman reviewed the
location of the garage in relation to the rear and east side property lines.
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November 25, 2013 Page 3
Hearing no further questions from the Board, Chairman Franksen invited public
testimony; hearing none, he invited final comments from the petitioner or staff,
hearing none, he asked for final comments from the Board.
Board member Dixon stated that the project has been thoroughly vetted by
City staff, the neighbors are in support of the project and the criteria for a
variance are met.
Hearing no further comments from the Board, Chairman Franksen invited a
motion.
Board member Christoff made a motion to recommend approval of the
variances as requested noting that the recommendation is supported by the
findings detailed in the staff report.
The motion was seconded by Board member Ciccarelli and was unanimously
approved by the Board by a vote of 6 to 0.
OTHER ITEMS
4. Opportunity for the public to address the Zoning Board of Appeals on matters
not on the agenda.
There was no other public testimony presented to the Board.
5. Additional information from staff.
There was no additional information from City staff.
The meeting was adjourned by Chairman Franksen at 6:45 p.m.
The Board noted that the business of the Board was concluded in record time.
Respectfully submitted,
Catherine J. Czerniak
Director of Community Development