City of Highland Park Zoning Board of Appeals met Aug. 19.
Here are the minutes provided by the board:
I. CALL TO ORDER
At 7:30 PM Chair Cullather called the meeting to order and asked Planner Burhop to call the roll.
Members Present: Yablon, Zaransky, Bay, Putzel, Cullather
Members Absent: Beck, Hendrick
Planner Burhop took the roll and declared a quorum present.
Staff Present: Burhop (physically present at City Hall)
Student Rep.: None
Council Liaison: Tapia
II. APPROVAL OF MINUTES
August 5, 2021
Chair Cullather entertained a motion to approve the minutes of the August 5, 2021 meeting. Member Bay stated he would abstain Vice Chair Putzel so motioned, seconded by Member Yablon.
Planner Burhop called the roll:
Ayes: Yablon, Zaransky, Putzel, Cullather
Nays: None
Abstain: Bay
The Chair declared the Motion passed 4-0.
III. PUBLICATION DATE FOR NEW BUSINESS: 8-4-21
IV. BUSINESS FROM THE PUBLIC: None
V. OLD BUSINESS:
1. #2021-VAR-028
Property: 12 Roger Williams, Highland Park, IL 60035
Zoning District: R4 & Lakefront Density & Character Overlay Zone
Appellant: Elizabeth Benjamin Fox Revocable Trust & Corey D. Fox Revocable Trust Address: 480 Clavey Rd., Highland Park, IL 60035
Planner Burhop stated Mr. Cal Bernstein, Attorney, has requested a continuance to September 2, 2021. Planner Burhop read the email request into the record.
Mr. Mark Wagner stated he would attend the next meeting.
Chair Cullather entertained a motion to continue. Member Bay so motioned, seconded by Vice Chair Putzel.
Planner Burhop called the roll:
Ayes: Yablon, Zaransky, Bay, Putzel, Cullather
Nays: None
The Chair stated the Motion passed 5-0.
VI. NEW BUSINESS:
1. #2021-VAR-029
Property: 695 Ridge Rd.
Zoning District: R6
Appellant: Ajit Mehta & Jeremy Malveaux
Address: 1597 Grove Ave., Highland Park, IL 60035 and 3548 Illinois Rd., Wilmette, IL 60091
Planner Burhop made a presentation for the above item including site location, project background, aerial view, photos, survey, site plan, side yard requirement - zoning analysis, elevations plans west and south, other comments and requested relief.
Mr. Jeremy Malveaux, Applicant, stated his architect was present to speak.
Mr. Walt Dohrmann, Architect, 378 Ann Terrace, Wheeling, IL, stated staff had presented the same numbers had he had and the functional side yard.
Mr. Malveaux stated the relief they are asking for will allow them to build a home that will meet the needs of today’s buyers and/or renters. If they are not granted the relief it is not so much the profit, but the importance that they are building something that would have functional obsolescence and not be up to par with today’s market. There is the possibility it would sit vacant which the neighbors would not want.
Chair Cullather asked about the standards.
Mr. Malveaux mentioned the reasonable return and understood the Board did not want to hear about profit or what they can make, they want to build something that is up to par with the standards of having an attached garage and a master suite, this one currently does not have a master suite and most home buyers are looking for at least one bedroom with an attached bath, the hardship is the irregular shape of the lot and the topography, it is not materially detrimental to the public welfare, it will not impair air or light, it will not affect the essential character of the neighborhood, they are trying to build a high quality home that is in keeping with today’s standards, it is in harmony with the spirit and intent of the zoning code.
Mr. Dohrmann stated they talked about moving the garage closer to the house but because it is a split level house you have to enter through the lower level and they have to create a mud room area to be able to get a stairway to get down to that level. The bathroom they are adding they put on the side because it is closest to the existing bathroom. The lower level is limited in ceiling height and if they tried to put the addition on the back of the house the problem is getting the plumbing piping to tie in with the rest of the house because it is a concrete slab.
Chair Cullather asked if they considered other options for the master bedroom suite and could it be located somewhere else and, if so, and they would not be asking for a variance. There is a large back yard.
Mr. Malveaux stated they entertained the idea of coming off the back and with the low ceilings in the basement and with the slab on the ground level it made it extremely difficult to find another location.
Mr. Dohrmann they looked at the option of putting the master suite on top of the garage addition but that was more expensive and would also create a larger addition on that side of the house. This way it is less of an impact.
Member Zaransky asked if this was their home.
Mr. Malveaux stated they are looking to sell the home when they are finished with the renovation.
Member Zaransky asked if he ever lived in the home
Mr. Malveaux stated no, but he had been living in Highland Park for 54 years and they are looking to sell it.
Member Bay stated it was a reasonable request and the hardship exists when you have an angled front lot line that skews the functional width. If the lot was square they would not need relief. He thought that created the hardship and it had met the other standards. He would support the variance.
Member Yablon agreed and thought the angled lot line was difficult and what they put forward was reasonable. She would support the variance.
Member Zaransky agreed and thought it was a significant improvement. He would support the variance.
Vice Chair Putzel agreed and would support the variance.
Chair Cullather agreed and thought the explanation of the functional side yard if it were a squared off lot made sense and if that were the case they would not be before the Board. This was fully explained by staff. They can question the reasonable return and they have been honest that they are trying to sell or rent. They are making additions that will ensure that it meets what buyers today are looking for in a home.
Chair Cullather entertained a motion to approve. Member Bay motioned to adopt the variance approval order, seconded by Vice Chair Putzel.
Planner Burhop stated a member of the public had come onto the Zoom meeting and inquired to the Chair if the public member could speak.
Chair Cullather stated yes, let the person speak.
Baird Smart stated he had no comments.
Planner Burhop called the roll:
Ayes: Yablon, Zaransky, Bay, Putzel, Cullather
Nays: None
The Chair stated the Motion passed 5-0.
VII. STAFF REPORT:
Planner Burhop stated the following two items:
(1) The next meeting is September 2, 2021. There will be two items on the agenda one of which is a Compere referral.
(2) The next meeting after September 2, 2021 will be October 7, 2021, so there is a five week break.
VIII MISCELLANEOUS: None
IX. ADJOURNMENT:
Chair Cullather entertained a motion to adjourn. Vice Chair Putzel so motioned, seconded by Member Zaransky.
Planner Burhop called the roll:
Ayes: Yablon, Zaransky, Bay, Putzel, Cullather
Nays: None
Motion passed 5-0.
The Zoning Board of Appeals adjourned at 8:20 PM.
http://highlandparkil.iqm2.com/Citizens/FileOpen.aspx?Type=12&ID=2562&Inline=True
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