The Village of Northbrook Zoning Board of Appeals met Monday, July 25.
The Zoning Board of Appeals (ZBA) consists of seven (7) members. The ZBA process is in strict conformance with the Illinois State Statutes regarding notice and notification requirements of surrounding property owners. The ZBA hears requests for variations in accordance with Section 11-503E of the Northbrook Zoning Code. The permitted variations are: to reduce the dimension of any required yard, to reduce the size of a lot due to insufficient area or width by not less than 90% of their required area or width, to increase the allowable height of a fence, reduce by not more than 25% the required off street parking spaces, to increase by not more than one sign the maximum number of signs otherwise allowed, to allow illumination of residential recreational facilities, to allow the moving of a pre-code structure, to allow restorations of partially damaged or destroyed non-conforming pre-code structures, and to allow for development of a legal non-conforming lot of record.
Here are the meeting minutes as provided by the Northbrook Zoning Board of Appeals:
APPROVED REGULAR MEETING Minutes NORTHBROOK ZONING BOARD OF APPEALS Monday, July 25, 2016 NORTHBROOK VILLAGE HALL BOARD ROOM 1225 CEDAR LANE
Call to Order
7:30 PM
Chairman Decker called the meeting to order at 7:35 p.m. in the Board Room of Village Hall. Chairman Decker and Members Geslicki, Schofield, and Wolfmark were present. A quorum was present.
Village of Northbrook Staff present included Jennifer Maisch, Zoning Administrator; Kendra Kim, Recorder; and Tom Poupard, Director of Building Development.
Review of minutes – June 27, 2016 Meeting
Member Schofield, seconded by Member Geslicki, moved to approve the minutes of the June 27, 2016 meeting, as presented. On a voice vote, the motion carried unanimously.
General Public Comments - Items Not Otherwise on the Agenda
There were none.
Announcement
Chairman Decker announced that the docket would first be heard in the public hearing portion of the meeting. ZBA deliberation and decision regarding the docket would occur immediately following the public hearing, during the regular meeting. It was announced that if members of the audience are not able to stay for the regular meeting, they can contact the Zoning Administrator for the results. Petitioners will be sworn in and should address the Board. Neighbors within 250 ft. were notified of each new petition. As required by state statute, the hearing notice for Dockets 16-0007 & 16-0008 were properly published in the Northbrook Star on June 30, 2016.
DOCKET NO. ZBA16--0008 (550 ANTHONY TRAIL) – Petition by Nathan Kipnis of Kipnis Architecture + Planning of Northbrook on behalf of Sky Harbor Management Inc. as property owners of the Property and commonly known as 550 Anthony Trail (PREI No. 04-05-400-023-0000). The Applicant is seeking a series of Zoning Code variations to allow a reduction of the required front setback along the Anthony Trail frontage of the property, which is located in the I-1, Restricted Industrial District. The request involves: (a) A variation to reduce the front setback from 30 feet to 21’ 6” to allow the construction of a handicapped accessible elevator; (b) A variation to reduce the front setback from 30 feet to 15’ 6” to allow the construction of a new canopy across the front of the building (facing Anthony Trail); and (c) A variation to reduce the front setback from 30 feet to 22’ 4” to allow the construction of a stair enclosure at the north end of the building.
Nathan Kipnis and Al Hirsch were sworn in to present to the Board. They outlined their petition and the existing non-conforming conditions which they are planning to improve upon with the assistance of the zoning variations requested. They explained that the property was initially a hangar in 1929 and was converted to a restaurant in 1962.The elevator is needed to accommodate handicapped customers, as the staircase at the entrance poses a significant challenge.
Chairman Decker inquired as to the capacity of the elevator. Mr. Kipnis explained that the elevator will be of a limited capacity and speed and that it is not a commercial-grade elevator. He estimated that the dimensions would be approximately 7.5’ x 6.5’ x 3.5.’ Member Wolfmark asked about any restroom changes to allow wheelchair access. Mr. Kipnis and Mr. Hirsch stated there are no planned changes to the restrooms.
The stairway in back was discussed. Member Schofield and Decker inquired as to the daily function of the back stairs. Mr. Hirsch and Mr. Kipnis explained that the stairs in back are used for trash disposal and deliveries, not for general public use.
Member Schofield inquired as to whether these changes are motivated more from the tenant or owner. Mr. Hirsch stated that both the owner and tenant would like to see these changes, and while there are not any current lease contingencies regarding these changes, the tenant is certainly hoping to have these changes made to better meet the needs of their customers.
Member Wolfmark moved to close the regular meeting, Member Geslicki seconded, and on a voice vote the motion carried.
Member Wolfmark moved to approve petition as presented, Member Schofield seconded, and on the roll call vote the motion carried unanimously.
DOCKET NO. ZBA16-0007 (470 VOLTZ ROAD - FENCE) – Petition by James and Kathleen Kropp, as property owners, for a Zoning Code exception to increase the fence height in the required front (south) yard from 3’ to 8’ on a property in the R-2, Single Family Residential Zoning District. The Property is commonly known as 470 Voltz Road (PREI No 04-14-201-013-0000) and is the site of an existing one-story single family home. The exception has been requested to construct a solid 8-foot high wood fence along Voltz Road with a 6-foot high solid wood fence returning to the house for safety and privacy.
James Kropp was sworn in to present to the Board. Chairman Decker first inquired if the petitioner had seen the four (4) emails provided by neighbors regarding this petition. Mr. Kropp had not seen one (1) of the emails that was most recently submitted. Administrator Maisch distributed the additional email to the petitioner.
Chairman Decker informed that the petitioner that in order for his petition to pass it would require a positive vote from all the members present at that time. He informed Mr. Kropp that if he preferred to present to the Board when more members were present he could either present today and suspend the vote until next month or wait to present his petition to the larger group at an upcoming meeting.
Mr. Kropp, noting his desire to discuss concerns with his neighbors more fully and the possibility of co- petitioner and wife being able to join him at an upcoming meeting, decided to wait and present his petition at the next meeting, scheduled for Monday, August 22.
Old Business
There were none.
New Business
Next meeting scheduled for Monday, August 22.
Adjourn
Member Geslicki moved to adjourn the meeting at 8:01 p.m. it was seconded and on a unanimous voice vote the motion carried.
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