The City of Lake Forest Zoning Board of Appeals Proceedings of the August 24, 2015 Meeting

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1 The City of Lake Forest Zoning Board of Appeals Proceedings of the August 24, 2015 Meeting A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday, August 24, 2015 at 6:30 p.m., in the Council Chambers at City Hall, 220 E. Deerpath, Lake Forest, Illinois. Zoning Board of Appeals members present: Acting Chairman Lloyd Culbertson and Board members Jay Kennedy, Richard Plonsker, Kevin Lewis, Louis Pickus and Mark Pasquesi Zoning Board of Appeals members absent: Chairman Robert Franksen Staff present: Michelle Friedrich, Office Manager and Catherine Czerniak, Director of Community Development 1. Introduction of Board members and staff, overview of meeting procedures. Acting Chairman Culbertson 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 of the July 27, 2015 meeting of the Zoning Board of Appeals. The minutes of the July 27, 2015 meeting were approved as presented. 3. Consideration of a request for approval of a side yard setback variance for a rear addition at 830 Lake Road. Owners: Brian and Michelle Kesseler Representative: Monica Ruggles, architect Acting Chairman Culbertson asked the Board for any conflicts of interest or Ex Parte contacts, hearing none; he invited a presentation from the petitioner and swore in all those intending to speak on this petition. Ms. Ruggles introduced the petition noting that a side yard setback variance is requested for a rear, open porch addition. She reviewed the history of the home and noted improvements made to the property over the years. She described the existing conditions on the site and noted the mature vegetation on the property that exists to the north of the proposed addition. She described the setback requirements on the property and existing setbacks of the residence. She noted that the house was conforming to the setbacks when it was built in 1977 and that the setbacks changed when the Code was updated after the home was built. She noted that the existing home encroaches into the side yard setback, along the north property line, She described the proposed open porch addition and the roofline. She noted that the open porch will match the materials and character of the existing home. She

2 August 24, 2015 Page 2 pointed out that the open nature of the porch addition will reduce its impact. Ms. Friedrich confirmed that the addition is an open porch, at the rear of the residence. She noted that the impact of the additional mass is minimal noting that the addition will not be visible from off of the property except possibly by the neighbors to the west. She indicated that the proposed addition will encroach into the side yard setback along the north property line 10 2, less than the existing house. She stated that since the property is a lot in depth, the current setback requirement is 50 feet. In response to questions from Acting Chairman Culbertson, Ms. Friedrich stated that given the location of the proposed addition at the rear of the house, no other Board or Commission review is required. In response to questions from Acting Chairman Culbertson, Ms. Ruggles reviewed the proposed addition as it relates to the previous kitchen addition. She described how the porch column will link with the kitchen and clarified the roof line. Hearing no questions from the Board members, Acting Chairman Culbertson invited public testimony. Hearing no requests to speak from the public, he invited final questions or comments from the Board. Board member Lewis stated support for the variance Acting Chairman Culbertson commended the overall design of the addition noting that his only question pertains to the architectural detailing but noted that aspect of the project is not under the purview of the Board. He stated support for the variance. Hearing no further questions or comments from the Board, he invited a motion. Board member Lewis made a motion to recommend approval of a variance from the lot in depth setback requirement along the north property line as detailed in the plans in the Board s packet. He noted that findings in support of the recommendation are detailed in the staff report. The motion was seconded by Board member Pasquesi and approved by the Board in a 6 to 0 vote. 4. Consideration of a request for approval of a steep slope setback variance for an addition to the existing garage located at 1055 Ringwood Road South. Owners and Representatives: Jeffrey and Isabel Wellman Acting Chairman Culbertson asked the Board for any conflicts of interest or Ex Parte contacts, hearing none; he invited a presentation from the petitioner and swore in all those intending to speak on this petition. Mr. Wellman described the property and reviewed the configuration of the lot. He

3 August 24, 2015 Page 3 reviewed the proposed project noting that an addition to the garage and changes to the driveway are proposed. He stated that the project will result in the addition of 330 square feet of impervious surface to the lot. He noted that, like the existing garage, the garage addition will be slab on grade. He noted that the proposed addition is set back slightly from the front of the existing garage. He noted the location of the ravine and the steep slope setback line. He noted that a portion of the house encroaches into the steep slope setback and noted that about 50% of the proposed garage addition will be located in the ravine setback area. He showed photographs of the property noting the staked area which identifies the location of the proposed addition. Ms. Czerniak reviewed the request for a steep slope setback variance. She noted that this house, like many others, was constructed prior to the adoption of the steep slope setback regulations. She noted that steep slope setback variance requests are unique because the City Engineer reviews the supporting documentation including information on the stability of the ravine, and forwards a recommendation to the Board. She stated that the City Engineer recommends approval of this request noting that the ravine is stable and the proposed encroachment is less than the encroachment of the house. She said that the proposed garage addition totals 260 square feet and noted that about half of the addition is in the steep slope setback. She noted that a letter expressing concern about the stability of the ravine and drainage in the area was received from a neighbor and was provided to the Board. She noted that the City Engineer will be involved in the review of final plans when they are submitted for a building permit. In response to questions from Board member Pickus, Mr. Wellman reviewed the engineering plans noting that storm drains will be installed as part of the project to direct water to the bottom of the ravine. He estimated that the back of the existing house is about 25 feet from the edge of the ravine. In response to questions from Board member Plonsker, Mr. Wellman noted that prior to purchasing the property; he hired an engineer to complete a thorough review of the ravine. He noted some areas at the far south end of his property where some repair is needed to address some erosion. He noted that this area is far from the location of the proposed garage addition. He added that the drainage improvements planned as part of the garage addition are being done at the recommendation of his engineer to improve upon existing conditions. He confirmed that the letter submitted was from a neighbor on Overlook Drive, across the ravine. In response to questions from Acting Chairman Culbertson, Ms. Czerniak noted that the garage will be slab on grade. She stated that the City Engineer will review the final drainage plans and the foundation plans. She added that the City will also review staging and construction access plans prior to the issuance of a building permit. In response to questions from Board member Plonsker, Ms. Czerniak confirmed that

4 August 24, 2015 Page 4 City inspectors regularly visit construction sites. In response to questions from Board member Kennedy, Mr. Wellman confirmed that currently, the house does not have gutters. He stated that gutters will be added as part of this project and will be tied into the new storm sewer. He noted that there is no evidence of erosion at the top of the ravine, but some erosion at the bottom of the ravine which he intends to address. He noted that the existing in the ravine appears to have been there for some time. In response to questions from Board member Lewis, Mr. Wellman described the proposed front and east elevations and the roofline changes. He reviewed the current water runoff patterns and explained how the proposed changes will improve the situation. In response to questions from Board member Lewis, Ms. Czerniak confirmed that the steep slope setback comes into play when a building footprint is proposed for expansion into the steep slope setback. She noted that in this case, a variance is only required for the proposed garage addition. She noted that the change to the roof massing on the existing residence does not require a steep slope setback variance. In response to questions from Acting Chairman Culbertson, Ms. Czerniak confirmed that the City Arborist will review all of the work proposed on the site and require appropriate tree protection measures for the oak trees. In response to questions from Acting Chairman Culbertson and Board member Lewis, Mr. Wellman said that he will work with the arborist to take care of the trees. Hearing no further questions from the Board, Acting Chairman Culbertson invited public testimony. Hearing none, he returned the discussion to the Board. In response to questions from Acting Chairman Culbertson, Ms. Czerniak confirmed that the City Engineer and Arborist will review the foundation plantings and work to minimize any impact on the oak trees. She stated that if appropriate, pre-construction and post-construction tree care will be required as a condition of the building permit. Board member Kennedy stated that it appears that the engineering for the site and the condition of the ravine have been reviewed carefully. He stated that the project as proposed will be a positive change for the ravine. Hearing no further questions or comments from the Board, Acting Chairman Culbertson invited a motion. Board member Pickus made a motion to recommend approval of a steep slope setback variance to allow construction of a garage addition as detailed on the plans included in the Board s packet. He stated that the motion is subject to the following

5 August 24, 2015 Page 5 conditions of approval: 1. Prior to the issuance of permits authorizing site work or construction, the plans for the garage addition shall be subject to review and approval by the City Engineer and the City s Certified Arborist. All requirements of the City Engineer pertaining to construction shall be satisfied. The City Arborist shall require, as appropriate, tree protection measures and pre and post construction tree care to minimize impacts on trees on the site. 2. Prior to the issuance of permits authorizing site work or construction, a plan for construction access, parking and staging of materials shall be submitted and will be subject to review and approval by the City Engineer and City Arborist. As part of the construction access plan, information on the type, size and weight of equipment that will be used during construction shall be provided and restrictions on vehicles and equipment within the steep slope setback shall be established to the satisfaction of the City Engineer. The motion was seconded by Board member Lewis and was approved by the Board in a 6 to 0 vote. 5. Consideration of a request for approval of side and rear yard accessory structure variances for a replacement detached garage located at 1256 Edgewood Road. Owners: Jeffrey and Karen Pinderski Representative: Adam Lyons, architect Acting Chairman Culbertson asked the Board for any conflicts of interest or Ex Parte contacts, hearing none; he invited a presentation from the petitioner and swore in all those intending to speak on this petition. Mr. Lyons introduced the petition and noted the intent to remove and replace the detached garage on the property. He noted that the existing garage encroaches further into the setbacks than the proposed replacement garage. He noted that the proposed location of the garage is consistent with the neighborhood. He said that detached garages, in the rear corner of the property, are common in this neighborhood. He noted that the owners wish to have a two car garage rather than a one and a half car garage, the size of the existing garage. He noted that two car garages are consistent with the neighborhood. He noted that it the zoning setbacks are met, a two car garage would not be accessible due to the limited space in the rear yard. He said that the garage location is adjusted slightly to increase the setback from the property lines in comparison to the existing garage. Ms. Friedrich noted that the Building Review Board recently approved the design aspects of this project. She noted that the existing garage cannot practically be modified to create a two car garage. She stated that therefore, a replacement

6 August 24, 2015 Page 6 garage is proposed. She noted that the existing garage does not meet accessory structure setback requirements for the side and rear yards and added that the proposed replacement garage location reduces the extent of the encroachment into the setbacks. She noted however that the replacement garage still requires variances from the north (side) property line, and west (rear) property line. She stated that the siting of the garage allows sufficient access and maneuvering space for two cars. Acting Chairman Culbertson invited questions from the Board. In response to questions from Board member Plonsker, Mr. Lyons confirmed that the rear addition to the house requires modifications to the deck configuration and will allow better access to the garage and provide more open area in the rear yard than presently exists. He explained that increasing the setback space along the property lines provides additional space for drainage. He added that the replacement garage aligns the design of the garage with the house. He stated that the driveway will likely be resurfaced and will incorporate a swale to direct water to the street. He confirmed that the area along the sides of the garage will be grass. In response to questions from Board member Kennedy, Mr. Lyons clarified that the extent of encroachment into the side and rear setbacks is less than the encroachment of the existing garage. Hearing no further questions from the Board, Acting Chairman Culbertson invited public testimony. Hearing none, he brought the discussion back to the Board. Board member Pasquesi stated that the requested variance is reasonable and noted that the proposed encroachment is less than the current encroachment. He stated that the replacement garage will be an improvement over the existing garage. Board member Pickus noted that the increased setback will provide additional space for drainage. Hearing no further comments from the Board, Acting Chairman Culbertson invited a motion. Board member Kennedy made a motion to recommend approval of a variance allowing a replacement, detached garage to be constructed within the side and rear yard accessory structure setbacks as detailed in the plans presented to the Board. He stated that the recommendation is based on the findings presented in the staff report. The motion was seconded by Board member Pasquesi and was approve by a 6 to 0 vote. OTHER ITEMS

7 August 24, 2015 Page 7 6. 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. 7. Additional information from staff. No additional information was presented by staff. The meeting was adjourned at 7:38 p.m. Respectfully submitted, Michelle E. Friedrich Office Manager