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ZONING BOARD OF APPEALS 2013/06/24 MinutesThe City of Lake Forest Zoning Board of Appeals Proceedings of the June 24, 2013 Meeting A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday, June 24, 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 Lloyd Culbertson, Richard Christoff, Stewart Dixon, Jay Kennedy and Richard Plonsker Zoning Board of Appeals members absent: Sam Ciccarelli 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 April 2, 2013 and May 28 , 2013 meetings of the Zoning Board of Appeals. The minutes of the April 2, 2013 meeting were approved as submitted. The minutes of the May 28, 2013 were approved as submitted. NEW PETITIONS – REQUESTS FOR VARIANCES 3. Consideration of a request for a variance to allow the front porch of a proposed single family residence to be constructed within the front yard setback at 104 Washington Circle. Owner and Developer: David Lidstrom, Victoria Development Chairman Franksen asked the Board to declare any conflicts of interest or Ex Parte contacts. Hearing none, he swore in all those intending to speak on this petition. Mr. Lidstrom introduced the petition explaining that he recently received approval from the Building Review Board for demolition of the existing house and approval of the design of a new house on property located at 104 Washington Circle. He explained that to be compatible with the streetscape, he would like to move the house forward locating the front porch partially in the front yard zoning setback. He noted the setbacks of the other homes on Zoning Board of Appeals Minutes June 24, 2013 Page 2 the street and pointed out that the existing house is setback a significant distance behind the other homes creating a gap in the streetscape. He noted that many houses in the neighborhood have porches that encroach into the front yard setback. He requested approval of a front yard variance. Ms. Neuman confirmed that earlier this month the Building Review Board reviewed and recommended approval of this project. She stated that to allow the new home to fit in well with the streetscape, the Building Review Board supported the concept of a front yard variance for a portion of the open front porch. She confirmed that the request would locate the porch closer to the street than is permitted by the Code. She pointed out that the portion of the house encroaching into the setback is a one story, open porch consistent with the character of other houses on the street. She noted that findings in support of the variance are included in the staff report. In response to questions from Board member Culbertson, Mr. Lidstrom confirmed that a detached garage is proposed in the southwest corner or the property. He stated that few records are available on the existing house but guessed that it was constructed in the 1920’s. In response to questions from Board member Dixon, Mr. Lidstrom confirmed that the driveway will remain in its current location. He noted that today, there is not much to the driveway noting that it is gravel. In response to questions from Chairman Franksen, Ms. Neuman confirmed that the detached garage conforms to the required zoning setbacks. Chairman Franksen invited public testimony, hearing none; he invited final comments from the petitioner and staff. Hearing none, he commented that he lives near this neighborhood and confirmed that many homes encroach into the front yard setbacks. He noted that in this case, only the open front porch will be located in the setback. He stated that in his view, the proposed new house will be an improvement in the neighborhood. He invited final questions or a motion from the Board. Board member Culbertson made a motion to recommend approval of a front yard variance to allow the one story, open porch to encroach into the front yard setback up to 10’, retaining a setback of at least 30’. He stated that the motion is supported by the findings as presented in the staff report. The motion was seconded by Board member Christoff and was unanimously approved by the Board in a vote of 7 to 0. 4. Consideration of a request for a variance from the corner side yard setback requirement to allow construction of a connection between the Zoning Board of Appeals Minutes June 24, 2013 Page 3 garage and house at 885 Maplewood Road. Owners: Troy and Michele Ihlandfelt Representative: Bob Ruggles, architect Chairman Franksen asked the Board to declare any conflicts of interest or Ex Parte contacts. Board member Dixon stated that he is acquainted with the architect, but that he would be able to rule on the petition objectively. Chairman Franksen added that he too knows Mr. Ruggles but will be able to rule on the petition objectively. He swore in all those intending to speak on this petition. XXX Mr. Ruggles, introduced the petition explaining that the owners with to provide a link between house and garage for protection from the weather. He noted that the garage was constructed in 2003 by another owner at the time along with other alterations to the house. He explained that the cobble driveway must be hand shoveled in the winter and noted the grade change between the front door and the garage. He stated that walking on the driveway in the winter is dangerous and explained that is why the owner want to construct a covered connection to the garage. He reviewed the site plan showing the existing location of the house, garage, driveway, surrounding walls and setbacks. He noted the area of the proposed connection. He pointed out today, the house is substantially non-conforming with the zoning setbacks. He noted however that the proposed work does not result in any further encroachment and commented that the design respects the historic character of the house. He described the proposed connection noting the flat roof and use of timbers and brick. He noted that the trellis, built in 2003, would be continued as part of this project. He reviewed the elevations. He explained that the existing wall will be lowered to make the connection more transparent and to align the top of the wall with the windows of the house. He provided a section through the property and pointed out the grade change from the house to the garage. He stated that the proposed connection will be unheated, uninsulated space. He commented that the connection is a light touch and respectful of the historic architecture, minimial foot print possible. Ms. Neuman noted that the property is unique has several challenges, request is unikque, Breezeway addition, only a small portion of the request is within the setback area. The larger addition will be reviewwe by the HPC later this week. Unique site, existing garageden walls, the siting of the house, the walls surrounding the property,k historic natures of the house, create a visually unobstrucive connection. In fill within existing brick walls. Zoning Board of Appeals Minutes June 24, 2013 Page 4 Chairman Franksen invited public testimony, hearing none; he invited final comments from the petitioner and staff. Hearing none, he invited final questions or a motion from the Board. Chairman Franksen, will this imedpe historic nature of thhe proepryt, , will not see this. In response to questions from Board member Culbertson Dison breezeway, covvreed, unheated. Sliding glass doors will allow ventialyion in the summer, doors to present snow in the passage way, driver is safety on the driveway. Culbertson, breezeway foot print same efoorpting as previous zoning variance,. Megan, variance for detached garage and garden wall, foot prin go the current proposal, infilling along the curved wall that exists today. Ms. Neuman noted that a letter from a neighbor in support of the project was received and was provided to the Board. Board member Culbertson complimented the petitioner for an excellent presentation. He stated that the project is well considered and subtle and will not obstruct the existing residence. Christoff, increases safety level. Board member Dixon stated that the design of the connection honors the integrity of the original architect’s design. Board member Kennedy pointed out that the existing garage extends beyond the connection, further into the setback, greage extetnds beyond, no issue. Board member Plonkser observed that care has been taken in design the connection to maintain the integrity of the existing structures. He added that the proposed connection will address safety issues. Chairman Franksen summarized noting that the variance that is requested is small and has no impact on the neighboring properties. Board member Christoff made a motion to recommend approval of a He stated that the recommendation is supported by the findings as presented in the staff report for this petition. The motion was seconded by Board member Dixon. OTHER ITEMS Zoning Board of Appeals Minutes June 24, 2013 Page 5 5. 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. 6. Additional information from staff. There was no additional information presented by City staff. The meeting was adjourned at 7:24 p.m. Respectfully submitted, Catherine J. Czerniak Director of Community Development