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From YouTube: Plan Commission Meeting 6/10/2015
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C
To
go,
yes,
go
Thank,
You,
chairman
porn,
so
the
the
only
theater
night
in
front
of
you
is
the
zoning
ordinance
text
amendment
to
allow
second-floor
addition
variances
to
be
a
minor
variance
instead
of
a
major
variance.
Do
not
include
formal
structures,
so
the
chair
and
Ford
mentioned
this
scheme
is
an
automatic
route.
Friends
that
I
think
initially
was
brought
up
at
his
own,
a
board
of
appeals
by
one
of
the
members.
C
So
then,
through
the
through
the
alderman,
it
was
referenced
to
staff
to
investigate,
possibility
that
the
second
floor
additions
to
existing
non-conforming
structures
be
not
processed
as
major
variances
at
the
third
Zoning
Board
of
Appeals.
So
staff
was
instructed
to
kind
of
look
at
possibilities
of
how
to
modify
that.
So
the
are
our
ability
to
modify
that
was
result
to
limited,
currently
any
if
somebody's
requesting
a
setback
variation
that
it's
a
variation.
We
cannot
do
you
know
unless
we
change
a
code,
it's
got
to
be
process
of
the
variation.
C
However,
we,
this
city
does
differentiate
between
minor
and
major
variances,
so
a
minor
variance
is
any
sort
of
bulk
restriction
and
requirement
that
can
be
varied
up
to
thirty
five
percent
of
the
of
the
requirement.
So
what
that
means
is
that
if
you
have
a
five-foot
side,
yard
setback
requirement
and
the
code
allows
you
to
process
that
is
a
minor
variance
up
to
thirty-five
percent
variation.
That's
10
point
seven
five
feet,
which
means
five
feet:
minus
1.75
you'd
have
to
meet
the
minimum.
3.25
side
yard
setback
for
that
to
be
processed
as
a
minor
variance.
C
Interestingly
enough,
the
code
does
specify
that
the
second
floor
additions
to
existing
structures
that
side
yard
setback
can
be
processed
as
a
minor
variance
up
to
a
three
foot
setback.
So
the
process
is
done
administratively,
the
cost
is
250
feet.
Administrative
leave
means
it's
not
going
through
the
Zoning
Board
of
Appeals,
but
that
the
Zoning
Administrator
makes
a
decision.
C
The
timeline
is
typically
four
to
six
weeks.
We
do
have
to
notify
the
property
owners
so
within
250
feet
of
the
property
we
have
to
once
we
get
the
full
application
when
we
notified
it
to
the
neighbors.
We
wait
10
business
days,
/
ordinance
to
get
any
feedback
and
comments
from
the
neighbors
and
then
thereafter
the
staff
gets
together
and
evaluates
the
standards
for
this
for
the
proposal
and
then
the
the
student
is
rendered
and
then
the
the
same
property
owners
Evernote
if
I
initially
are
notified.
All
the
decision
of
the
zoning
books
administrator.
C
C
So
the
other
process
is
the
major
variance
process.
Those
do
go
to
the
Zoning
Board
of
Appeals
and
that's
basically
any
other
variants.
That's
not
a
minor
variance
or
a
fence
and
family
necessity
variation.
The
code
actually
lists
the
types
of
bulk
restrictions
that
he
can
get
a
variance
for,
but
in
general
anything
that's
not
a
minor
variance.
That's
that's
what
it
is.
So
for
an
example.
C
C
There
are
some
bulk
restrictions
related
to
parking
and
the
overall
height
when
it
exceeds
50
feet.
Those
types
of
requests
do
have
to
go
through
the
city
council
and
the
Zoning
Board
of
Appeals
provides
a
recommendation
to
the
city
council,
but
all
other
ones
are
determined
by
the
Zoning
Board
of
Appeals
and
then
the
appeal
is
to
the
circuit
court.
After
that
the
fee
is
three
hundred
fifty
dollars
and
the
timeline
is
used
about
six
to
eight
weeks
because
we
do
have
notice
requirements.
Part
is
owning
ordinance.
C
We
not
only
have
to
notify
the
surrounding
property
owners
within
500
feet
in
this
case,
but
also
we
have
to
publish
that
in
the
newspaper
and
then
the
city
also
does
the
email
blast
and
we
posted
on
our
website
and
then
the
standards.
There
are
two
more
standards
they're
a
little
bit
different
than
the
standards
for
the
minor
variants.
These
do
deal
with
particular
hardship
and
physical
hardship
loan
on
the
property.
C
C
C
It's
important
to
for
the
character
of
the
neighborhood
to
have
a
front
porch
and
not
allow
a
second
floor
to
be
added,
above
that
second
floor
above
above
the
front
porch.
That
is
then
significantly
closer
to
the
front
property
line,
and
then
your
typical
27
foot
setback
for
any
other
residences.
So
we
felt
that
was
that
was
important
to
include
that
in
there
and
that
really,
in
essence,
is
the
proposal
to
basically
just
allow
the
second
floor
additions
to
to
be
processed
as
minor
variances.
Regardless
of
what
the
setback
of
the
underlying
first
floor
is.
C
In
most
of
these
circumstances,
the
existing
property
owner
did
not
create
his
own
hardship
and
so
they're
looking
to
improve
the
property
that
may
be
substandard.
Does
that
meet
the
lifestyle
of
you
know
current
residence
and
there's
a
need
for
the
second
floor
and
the
fact
that
we
have
to
go
through
this
process
or
something
that
does
it
is
most
of
time.
C
If
not
all
the
time
approved,
it
seems
appropriate
that
it's
processed
in
a
little
bit
of
shorter
time
through
minor
variance
process,
they
still
need
to
meet
the
standards
of
approval
they're
a
little
bit
different,
but
in
general
it's
it's.
It's
very
similar.
The
neighbors
are
still
notified.
They
have
the
opportunity
to
comment
there.
C
Their
feedback,
as
I
mentioned,
is
strongly
considered
when,
when
any
of
these
requests
come
in
front
of
us
and
as
I
mentioned
the
second
floor
additions,
/
yard
obstructions
would
not
be
allowed
in
this
proposal
and
here's
an
example
of
one
of
those
projects
that
were
recently
reviewed
by
the
Zoning
Board
of
Appeals.
This
was
a
this
was
not
in
your
packets,
it's
for
property
of
a
25
asbury.
This
was
a
one-story
house
that
the
property
owner,
I
think,
is
a
new
property
owner
than
wanted
to
do
a
second-floor
addition.
C
The
existing
house,
as
you
can
see
it,
has
a
1.8
foot,
side,
yard
setback
and
so
the
proposal
to
add
a
second
floor.
But
then
the
same
footprint
have
to
go
through
the
Zoning
Board
of
Appeals
and
then
so.
Here's
the
existing
or
the
proposed
first
floor
plan,
but
the
front
porch
over
here,
the
dining
area
kitchen
in
the
living
room,
and
then
this
l-shape
is
a
deck
in
there
in
rear
and
then
here's
the
second
floor.
C
Basically,
in
line
with
the
first
floor,
this
is
the
the
chimney
and
above
the
dining
room,
and
it
does
not
extend
over
the
front
porch
here
the
front
and
rear
elevations.
This
is
the
the
front
portion
that
that
was
believed
in
closed
the
front,
porch
and
then
the
second
floor,
that's
sort
of
in
the
back
and
then
in
the
rear.
This
is
the
l-shaped
deck
and
this
is
kind
of
what
the
house
looked
like
from
the
rear
and
then
on
the
sides.
B
A
C
C
Sorry,
that's
okay,
so
just
to
go
over
the
standards
for
approval
of
text
amendments
that
a
zoning
ordinance.
There
are
four
standards,
the
first
one
in
the
cards,
to
the
consistency
with
the
comprehensive
plan.
We
do
believe
that
this
is
consistent.
The
plan
calls
for
changes
that
recognize
the
need
for
these
neighborhoods
to
be
upgraded
as
long
as
they
maintain
the
character
of
the
16
neighborhoods,
and
we
believe
that
this
type
of
text,
amendment
that
allows
for
these
additions
to
existing
housing
stock
that
has
seen
better
days,
is
consistent
with
the
comprehensive
plan.
C
In
regards
to
the
second
standard,
we
do
believe
that
standard
satisfied.
We
do
not
believe
that
this
would
have
a
negative
impact
on
the
existing
character
of
the
neighborhood
of
single-family
residential
neighborhood.
We
believe
that
a
second
homes,
but
two
floors
are
more
in
character
than
than
one
story
editions.
We
believe
that
those
types
of
improvements
should
be
encouraged
and
property
owners
would
go
through
the
process.
It's
a
little
bit
less
costly
and
untimely
on
the
on
the
applicant
and
then
stare
number
three.
We
believe
it's
satisfied.
C
C
The
neighbors
would
be
contacted,
so
the
notice
requirement
still
be
there,
and
if
there
are,
if
there's
opposition
from
the
property
owners
in
the
area,
then
then
we
would
that's
strongly
considered
and
it
would
play
into
the
decision
factor
of
the
staff
and
then
finally,
the
adequacy
of
public
facilities
and
services
that
this
one
is
not
necessarily
applicable
to
this
one,
but
usually
for
all
the
building
permits.
The
the
plans
are
reviewed
by
all
departments
for
proper
water
sewer,
sanitary
facilities.
So
with
that
staff
recommends
other
recommendation
to
the
City
Council.
A
E
Do
thank
you
again.
My
name
is
Matt
Rogers
I'm,
chairman
of
the
Zoning
Board
of
Appeals,
and
this
particular
text
amendment
was
generated
originally
from
the
Zoning
Board
of
Appeals.
We
hear
these
types
of
cases
on
a
fairly
regular
basis.
As
demerit
mentioned,
we
approve
almost
every
one
of
them.
Quite
often,
we
find
properties
that
are
sitting
shifted
off
to
one
side,
so
there's
a
side,
yard
setback
up,
maybe
two
feet
on
one
side
and
ten
feet.
On
the
other
side,
people
come
to
us.
E
This
particular
one
was
just
a
recent
one
and
you
can
see
how
much
space
there
is
between
the
the
house
and
neighboring
property.
The
reason
we
often
approve
these
types
of
things
is
because
we
feel
that
it
is
a
little
unfair
to
ask
someone
to
shift
the
weight
bearing
of
a
second
floor
two
feet
in
from
an
existing
wall,
and
quite
often
that's
the
amount
of
space
we're
talking
about
so
rather
than
allowing
them
to
build
by
right
or
anything
like
that
on
that
wall,
the
suggestion
was
made
to
make
it
a
minor
variation.
E
So
there's
still
as
some
control
by
the
city
over
any
type
of
construction-
that's
going
on
on
these
second
floors,
but
to
sort
of
alleviate
some
of
the
burden
from
the
property
owners,
as
well
as
to
alleviate
some
of
the
burden
on
the
Zoning
Board
of
Appeals.
From
always
hearing
these
cases
that
we
almost
always
approve.
E
A
Okay,
I
guess
the
question
is
provoked
by
something
you
said:
I
expose
either.
One
of
you
could
answer
this.
If
I'm
in
a
house
which
has
non-conforming
setbacks
but
I
proposed
to
build
a
second
floor
for
which
the
setbacks
would
be
conforming,
that
is
to
say,
I've
set
it
in
that
I
can
do
by
right.
That's
correct!
Yes,.
E
E
A
E
The
practical
difficulty
is,
they
did
not
number
one
position
their
house
on
the
lot,
so
they
they
have
no
control
over
what
their
side
yard
current
existing
side
yards
are
as
well
as
looking
at
the
hardship
of
it
being.
How
do
they
build
the
structure
in
such
a
way
that
it
is
safe?
It
gives
them
sort
of
what
they
are
looking
for
without
impeding
on
a
neighboring
property,
but
also
makes
it
as
easy
for
them
as
possible,
because
quite
often,
the
homes
that
we're
seeing
that
want
to
have
a
second
story.
E
Addition
come
on
some
standard
Lots,
where
there
really
isn't
any
place
to
build
an
addition
out
behind,
or
anything
like
this,
so
depending
upon
the
individual
type
of
property.
This
one
in
particular,
also
would
have
needed
us
to
approve
move
for
them,
because
the
house
was
added
on
to
several
times
the
original
structure.
B
E
Right
I
mean
with
us,
you
know
our
current
zoning
ordinance
1993,
I
think,
was
when
it
was
originally
drafted
and,
of
course,
lots
of
the
homes
that
we
see
in
evanston
predate
that,
and
we
see
homes
like
this,
which
are
a
smaller
home
that
isn't
really
usable
by
a
family.
Today
it
was
ideal
in
1860
when
it
was
built
and
added
on
to
in
the
1880s,
but
for
our
family
today.
It
really
just
is
not
very
useful
and
that's
typically,
the
type
of
homes
that
we
see
coming
for
this
okay.
B
E
Exactly
if
you
wanted
to
build
something
that
the
over
the
existing
wall,
you
still
would
have
to
get
a
major
variation.
This
also
would
not
cover
if
you
were
wanting
to
extend
the
wall
backwards.
If
you're
a
second
story
was
going
to
be
20
square
feet
larger
and
you
wanted
to
expand
the
footprint
of
your
building.
That's
not
the
intention
of
this
either
it
has
to
be
on
the
existing
wall
as
it
stands
today.
E
A
A
E
Or
treated
as
a
major
variation,
if
you
wanted
to
come
before
zoning
board
for
that
that
gets
a
little
into
a
more
gray
area.
I
don't
want
to
speak
about
a
case.
That's
a
hypothetical!
Because
look,
as
you
know,
we
determine
yeah,
but
the
idea
is
that
a
short
span
of
a
bay
window
would
not
cause
an
undue
hardship
to
span
that
if
you're
talking
about
a
40-foot
wall
and
trying
to
shift
laid
back,
that's
a
little
different
than
maybe
a
six-foot
Bay,
or
something
like
that.
C
C
B
Can
I
ask
one
more
question
of
damier
keep
going
so
so,
if
the
so,
if
you
say
it's
currently,
what
did
you
say
four
to
six
weeks
to
go
through
the
Zoning
Board
process?
What
is
the
timeline,
knowing
that
you
still
need
to
go
through
the
notification
of
neighbors
and
to
do
it
administratively
as
a
minor
variation?
Is
there
really
time
saved
ed.
C
I
would
say
the
time
saved
is
probably
between
two
to
four
weeks.
It
depends
on
the
on
the
timing
of
you
know
what
other
applications
we
have
out
there
I
mean
if
we,
if
we
receive
an
application
for
a
minor
variance,
I
mean
the.
If
it
is
complete,
we
can
go
ahead
and
proceed,
but
sending
the
notice
that
our
property
owners
and
then
we
have
to
wait
10
days
and
so
and
then
right
after
the
10
days,
we
can
kind
of
make
a
decision.
C
Usually
things
are
not
that
fast
and
it
kind
of
happens
please,
four
weeks
with
the
ZBA,
you
know
yeah
and
with
the
CB,
but
there's
only
Board
of
Appeals.
You
know
there
are
two
meetings
a
month,
but
the
notice
requirements
in
the
newspaper
and
the
deadlines
that
we
have
to
submit
it
to
the
newspaper.
It
simply
cannot
happen
anywhere
anything
earlier
than
four
or
five
weeks,
and
so
it's
most
of
the
time.
It's
it's
more
than
six.
Also.
E
One
other
thing
just
to
sort
of
add
to
that
is
that
we
are
required
to
have
four
concurrent
votes
for
any
decision
that
we
make.
So
if
something
were
to
come
to
us-
and
we
were
to
have
one
member
who
missed
a
couple
of
meetings
and
we
were
standing
at
a
33
vote,
that
matter
cannot
be
decided
because
we
always
need
four
votes
either
for
something
or
against
it.
For
us
to
make
a
determination.
A
E
We
do
not
have
problems
with
the
neighbors
on
these,
like
I
said.
You
know
this
particular
case
because
of
the
way
houses
are
situated
in
evanston.
Sometimes
you
have
a
large
yard
on
one
side
in
a
very
small
yard,
on
the
other,
the
areas
in
which
we
are
seeing
these
types
of
things
being
requested
for
the
most
part,
are
in
residential
r1
r2
type
areas.
E
E
Most
of
the
time,
the
I
cannot
speak
with
certainty,
but
I,
don't
remember
ever
neighbors
coming
out
to
voice
opposition
to
something
like
this
okay
on
it
and
we
do
look
at
what
is
what
is
similar
along
the
street.
So
if
there
are
a
lot
of
two
story,
homes
along
the
street
and
you're
the
one
story,
home
most
neighbors
kind
of,
say,
you
know
what
give
them
a
two-story
home,
because
it
kind
of
fits
in
better
with
the
character
of
the
neighborhood
to
have
everything.
Looking
a
little,
a
little
more
alike.
You.
B
C
Applicable
to
other
zoning
districts,
but
it
applies
only
to
smooth
single-family
and
to
family
uses.
So
if
you
had
a
three
flat,
it's
not
eligible
to
be
a
minor
variance,
so
that
would
have
to
be
a
zoning
board
of
appeal
or
go
to
zoning
board
of
appeals.
So
most
of
the
time,
single-family
and
two-family
dwellings
are
in
our
one
hour
two
districts
as
Miss
Rogers
mentioned.
So
that's
why
we
see
those
hewlett-packard
and.
E
C
I
can
add
to
one
of
the
questions
earlier
about
the
comments
from
the
neighbors.
What
we
typically
do
on
the
staffs
part
is
when
something
like
this
comes
in
front
of
us.
We
strongly
encourage
the
applicant
to
reach
out
to
surrounding
property
owners
in
specifically
to
the
ones
that
are
most
mostly
impact
of
the
adjacent
property
owners
to
get
their
input
because
they
will
get
a
notice
from
the
city
one
way
or
the
other,
and
what
the
applicant
should
do
not
want.
C
D
Have
some
question
about
the
questions
about
the
language
used
for
the
amendment
I
believe
that
that
some
of
language
can
be
may
be
made
more
clear
based
upon
you
know
our
conversations,
because,
specifically
with
respect
to
the
phrase
beginning
in
line
three
of
paragraph
two,
it
reads
including
yards
in
excess
of
a
35-percent
variation,
and
what
I'm
understanding
from
our
conversation
today
is
that
that
is
referring
to
non-conformities
in
excess
of
thirty
five
percent
of
current
requirements.
And,
if
that's
the
intention,
I
think
I
think
it
can
be
that
phrase
could
be
redrafted.
D
C
Does-
and
we
did,
we
did
have
difficulties
trying
to
phrase
this
in
the
best
manner
possible,
and
what
would
often
happens
are
these
things.
Is
that
what
makes
sense
to
us
does
not
necessarily
make
sense
to
the
regular
property
owners,
and
so
we
always
have
difficulties
trying
to
interpret
things
that
are
written
sort
of
in
legal
language
and
to
you
know,
so
we
really
appreciate
the
feedback
or.
C
D
A
C
I
mean
I'll
point
out
to
the
the
discussion
of
the
affordable,
housing
or
or
the
possible
changes
to
the
inclusionary
housing
ordinance,
which
you
basically
be
affordable.
Housing
city
currently
has
an
affordable
housing
ordinance
for
there's.
I
have
a
couple
to
condominiums
that
was
I
think
approval
in
2009.
Currently
there
are
some
discussions
to
make
some
changes
to
that
ordinance.
That
would
make
it
applicable
to
apartment
projects.
So
that's
something
that
I
would
encourage
you
to
to
follow.
There
will
be
some
workshops
scheduled
by
the
Planning
development
committee.