North Cook News

Village of Glenview Zoning Board of Appeals met April 3.

Here is the minutes as provided by the Board:

1. ROLL CALL 

Present: Chairman Greco, Commissioners Junia, Perl, Siegel Also Present: Planner Tony Repp Absent: Commissioners Jester, Mullarkey A quorum was present 

2. APPROVAL OF MINUTES: March 20, 2017 Zoning Board meeting 

 Page 3, 4th par. from bottom, change $2m to $1.2m 

 Page 6, 5th par. from bottom, last sentence, reword as “Zoning Board was not asking…”

Commissioner Junia motioned to approve as amended seconded by Commissioner Siegel. The motion carried by a unanimous voice vote.

3. GENERAL COMMUNICATIONS: Mr. Repp said case Z2017-014, 3610 Lawson Road, was withdrawn by the applicant to pursue a compliant solution. Old Business case Z2017-010, 1340 Buttonwood Lane, requires a motion to continue that case to April 17, 2017.  

4. CALL OF CASES ON THE AGENDA 

Chairman Greco announced the cases and advised the petitioners that this is a public hearing. All testimony is taken under oath and a variance is not a matter of right; the need must be proven. All six standards indicated on the application must be met and four positive votes from the Zoning Board are required in order to obtain approval of the variance request. If approval is given, the project must start within six months or the variance is rescinded. The Zoning Board can be petitioned for an extension if valid reasons are presented. Petitioners can assume the Commissioners have reviewed all material and visited the site. After the case is presented, the Zoning Board asks questions of the petitioner. Objectors or others are given an opportunity to speak and the petitioner will have an opportunity to respond. After the public comment period is closed, the case will be discussed and a decision will be made. If a case needs to be continued, generally it will be heard again by the Zoning Board at the next scheduled meeting. Any requested information should be submitted by the Monday preceding the hearing date. All attendees wishing to speak were sworn in as a group. 

5. OLD BUSINESS 

Z2017-010 1340, Buttonwood Lane – Wollney Residence: Continued Request: Front Yard (east) Setback Commissioner Junia motioned to continue case Z2017-010 to April 17, 2017 seconded by Commissioner Perl. The motion carried by a unanimous voice vote. 

6. NEW BUSINESS Z2017-012 931 Wedgewood Drive – Williamson Residence Request: Rear Yard (east) Setback – Generator Mr. Repp said the applicant has requested relief from the rear yard setback regulation regarding a generator. The property is on Wedgewood Drive just south of Glenview Road. The variation allows for a standby power generator in the rear (east) yard setback. The lot is adjacent to Glenview Park Golf Course and the generator would be adjacent to the existing air conditioning condenser which is in an existing nonconforming area. Much of the rear and side yards are encumbered by utility and drainage easements. The generator won’t be affected by the drainage. The applicant obtained encroachment letters from all applicable utility companies which had no objections because the generator won’t encumber the utilities. Various exhibits of existing and proposed property conditions were shown. The generator will be largely obscured by the deck. The proposed generator would be adjacent to an area of the golf course where golfers would only be there if they strayed far from the area of play. It would be at a rear yard setback of 16 feet where 25 feet is required in the zoning district.

Applicant Robert Williamson, 931 Wedgewood Drive, came forward. He said his property is essentially on a utility easement. The required setbacks to the north and south are ten feet, but the actual setback on the north is 9.4 feet with a five foot easement. The required rear setback is 25 feet, but the actual distance to the lot line is 25.2 feet. There is one area on the south side of the lot where the generator would comply with code, but there are two window wells where carbon monoxide exhaust could enter the house. Placing the generator on the north or south sides of the house would subject the neighbors to the generator noise. The proposed location puts the generator between the deck and the condenser unit, and it would be camouflaged by bushes so it would not be readily seen from the golf course. Mr. Williamson wants the generator because he is planning to do a major basement remodeling project. Drain tiles drain into the sump pumps, which go off frequently during the day. He believes the basement could get water if there is a prolonged power failure. His battery backup would only protect the basement from a power failure for an hour or so. The lot is encumbered by the lot lines. The proposed generator location in the rear of the lot is behind the 13th green and the 14th tee of the golf course. A golfer has to significantly overshoot the green to get the ball in that area. The noise level from the generator in the proposed area would be more acceptable than in other areas on his lot, although the generator has a low noise level. In response to questions from Chairman Greco, Mr. Williamson said the generator would be exercised ten minutes once a week as required by the manufacturer’s specifications. Placing the generator perpendicular to the house as proposed rather than parallel to the house allows the exhaust to flow east and puts the generator further from the house and the closest window in the rear of the home. Since the generator would more than nine feet from the rear window (five feet is required by manufacturer’s specification) and three feet above it, he would not need to close off the window. Carbon monoxide typically flows down. No one in the audience came forward to speak to this petition. Commissioner Junia said the utility and drainage easements make the subject lot unique. She wants the generator far from the neighbors. She felt the proposed area was the most logical place for it given the lot line and accessibility to the gas line. Mr. Williamson added that the gas line is in the northwest corner of the house. In response to Chairman Greco, Mr. Williamson said the transfer switch is in the same area as the underground feed to the house and the electrical panel. The generator will go underneath the deck and over to the transfer switch so there would be no exposed conduit. The transfer switch is in the best place. Chairman Greco agreed with Commissioner Junia’s description of how ordinance standards have been met. Based upon findings evidenced through testimony, discussion, and the petitioner’s application materials which demonstrate compliance with Chapter 98, Article II, Section 98-47(c) of the Municipal Code; Commissioner Junia made a motion that the Zoning Board of Appeals grant a Variation in the case of Z2017- 012, 931 Wedgewood Drive, for the applicant, Rob Williamson, from the provisions of Sections 98- 213(a)(8), 98-214, and 98-104(b)(7) of the Glenview Zoning Ordinance to allow the installation of a natural gas electric generator at a rear yard (east) setback of 16.00 feet instead of a minimum rear yard (east) setback of 25.00 feet, as allowed and required by said ordinance, provided that the generator be in substantial accordance with the plans and drawings as submitted and consistent with the testimony and discussion provided during consideration of the petition.

Commissioner Siegel seconded the motion. On Roll Call: Ayes: Commissioners Perl, Siegel, Junia, Chairman Greco Nays: None Absent: Commissioners Jester, Mullarkey The motion carried

7. OTHER BUSINESS: None 

8. ADJOURNMENT: Chairman Greco adjourned the meeting at 7:17 PM.

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