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From YouTube: Zoning Board of Appeals Meeting 4/18/2016
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A
Good
evening
and
welcome
this
is
a
public
hearing
of
the
Zoning
Board
of
Appeals
of
the
city
of
Evanston.
The
zoning
ordinance
directs
this
body
to
hear
applications
for
major
variations,
special
uses
and
appeals
from
decisions
of
the
Zoning
Administrator,
depending
on
the
type
of
matter.
This
board
will
either
make
a
final
determination
or
send
its
recommendation
to
City
Council.
Would
you
please
call
the
roll.
A
A
Five
members
present
we
do
have
a
quorum.
Also
present
tonight
is
zoning
planner
Melissa
clots.
This
is
a
formal
meeting
and
there
are
rules
that
govern
our
proceedings.
Most
importantly,
only
one
person
speaks
at
a
time,
so
all
testimony
may
be
accurately
recorded.
Anyone
who
wishes
to
address
the
board
regarding
any
matter
on
the
agenda
will
have
the
opportunity
to
do
so
at
the
appropriate
time.
Our
procedure
is
to
hear
from
staff
on
the
documents
on
file
and
then
receive
testimony
and
other
evidence
from
the
applicant
or
appellant
next.
A
Persons
who
wish
to
make
a
statement
regarding
the
matter
may
do
so
at
that
time,
any
person
with
a
legal
interest
in
property
located
within
500
feet
of
the
subject.
Property
may
present
evidence
reasonably
question
witnesses
or
seek
a
continuance
of
the
hearing.
When
all
supporting
and
opposing
testimonial
statements
have
been
heard,
the
applicant
or
pelham
will
be
given
the
opportunity
for
rebuttal
or
a
closing
statement.
Then
the
board
will
close
the
record
and
begin
its
deliberation.
All
testimony
will
be
under
oath,
although
we
do
not
apply
the
strict
rules
of
evidence.
A
Please
limit
your
testimony
or
statement
to
your
personal
knowledge
when
you
address
the
board,
please
state
your
name
and
address.
Please
state
your
name
and
address
and
sign
in
on
the
provided
sheet.
Our
meetings
are
audio
and
video
recorded.
Please
make
sure
that
you
are
at
a
microphone
when
asking
questions
or
making
statements
so
that
you
can
be
properly
recorded.
All
proceedings
are
subjects
broadcast
at
a
later
date.
Any
matter
not
concluded
at
tonight's
hearing
will
be
continued
to
our
next
regularly
scheduled
meeting.
A
We'd
only
have
one
item
on
the
this
evening
is
the
applicant
for
2767
Crawford
Avenue
present.
Thank
you.
The
first
item
that
we
do
have
on
the
agenda
is
the
approval
of
the
meeting
minutes
of
april.
Fifth,
as
everyone
had
an
opportunity
to
look
through
those,
and
is
there
any
need
for
correction
or
edits,
feel.
C
A
It
moved
and
seconded
any
further
discussion
hearing,
none
all
those
in
favor,
please
say:
aye
aye,
any
opposed
I'll
note
that
any
member
who
did
not
vote
was
not
present
at
that
meeting.
With
that
we'll
move
into
the
one
item
we
have
on
the
agenda
this
evening,
I
would
ask
for
2767
Crawford
Avenue
to
be
read
into
the
record
place.
B
Matthew
coos
tush
architect
applies
for
major
zoning
relief
to
construct
a
new
single-family
residence
in
the
r2
single-family
residential
district.
The
applicant
requests
to
construct
access
to
on-site
parking
attached
garage
across
the
front
property
line
to
Crawford
Avenue,
where
access
to
on-site
parking
across
a
front
property
line
is
prohibited
when
alley
access
is
present.
Zoning
code,
section
6,
8,
3
11,
the
Zoning
Board
of
Appeals,
makes
a
recommendation
to
City
Council
the
determining
body
for
this
case.
Documents
included
as
part
of
the
record
include
variation.
B
Applications
have
been
in
March
10,
2016
standards,
form
zoning
analysis,
plat
of
survey,
site
plan,
elevations,
image
of
property,
aerial
view
of
property,
zoning
map
of
property,
Debra
meeting
minutes
of
March
23rd
2016
as
well
as
well
as
one
email
of
support
that
was
passed
out
at
the
beginning
of
the
meeting.
Thank.
A
You
at
this
point
I
would
ask
that
anybody
who
may
be
speaking
to
us
in
this
matter
be
sworn
by.
Raising
their
right
hand,
do
you
swear
or
affirm,
to
tell
the
truth
throughout
the
course
of
these
proceedings?
I
do
thank
you
and
if
you
would
please
state
your
name
and
address
for
the
record,
my
name
is.
E
Our
proposal
is
for
a
new
construction
at
the
address
2767
Crawford
we
were
faced
with
an
unexpected
increased
front
yard
setback
and
I
was
unaware
of
the
ordinance
originally
when
we
were
designing
this
home.
That
prevented
us
from
actually
accessing
Crawford
new
from
the
home,
since
the
entire
block
has
driveways
that
do
feed
Crawford
Avenue
we
had
just
assumed,
we
would
be
able
to
do
the
same
upon
investigation
and
further
zoning
analysis
and
the
formal
zoning
application.
E
We
were
surprised
by
both
the
deeper
front
yard
setback
on
that
block
and
the
inability
to
create
new,
curb
cuts
on
Crawford
Avenue
I'm.
Here
to
ask
the
Zoning
Board
of
Appeals
for
variance.
We
have
obviously
adjusted
the
floor
plan
of
the
home
to
respect
the
33
foot
front,
yard
setback,
but
we
would
like
to
ask
for
variance
allowing
us
for
curb
cuts
at
the
Crawford
at
Crawford.
Avenue
I
have
prepared
a
brief
summary
of
PowerPoint
presentation.
E
Thank
you.
The
first
is
more
of
a
physical
hardship
that
relates
to
the
alley
with
which
we're
supposed
to
be
using
I
wanted
to
point
out
something
that,
as
far
as
hardship
is
concerned,
it's
an
alley
that
is
not
typically
used.
We
have
received
an
email
from
an
existing
resident
that
further
states-
it's
not
plowed
in
this
in
the
in
the
winter,
and
never
in
good
shape.
Due
to
the
traffic
of
only
the
garbage
trucks,
I
collect
the
trash
from
the
rear
of
these
Lots.
E
E
We
considered
putting
the
garage
in
back,
but
there
are
a
couple,
physical
elements
that
really
don't
make
this
feasible.
They
make
it
hard,
the
first
being,
obviously
in
the
winter.
You
know
the
city
doesn't
maintain
this
alley,
so
you
truly
do
need
a
four-by-four
to
get
in
and
out
of
your
driveway
or
out
of
your
garage
and
use
the
alley
during
the
heavy
snowstorms
in
the
winter
months.
In
addition,
it's
constantly
filled
with
pits
to
gravel
driveway
or
a
gravel
alley.
E
Then
I'll
that
oftentimes
needs
maintenance
that
the
city
does
not
provide.
There's
been
numerous
complaints
by
the
residents
along
this
alley
who
are
supposed
to
be
using
this
alley,
but
don't,
as
you
can
see,
on
the
right
second,
physical
hardship
is
the
location
of
the
of
the
utility
pole
and
the
existing
tree
that
we
expected
to
maintain
further
prohibits
grow,
an
appropriate
garage
location
in
the
back
of
our
lot.
E
Obviously,
in
looking
at
the
zoning
itself,
you
can
see
the
dash
the
dark
dash
lines
are
the
setbacks.
The
site
setback
line,
that's
close,
close
to
Crawford
Avenue,
is
what
is
considered
a
typical
setback
line
in
the
Sony
district.
The
second
line
behind
that
represents
our
33
foot
setback
on
this
block
in
particular,
and
then
obviously
the
square
that
it
creates
is
our
buildable
area.
I,
wanted
to
for
graphic
purposes.
Show
you
what
a
20
foot
by
20
foot
detached
garage
would
look
in
the
rear
of
this
property.
E
E
E
It
just
makes
things
extremely
difficult
to
do,
and
these
are
just
couple
floor
plans
we're
not
doing
anything
crazy
here.
It's
typical
four-bedroom
house
we're
actually
doing
a
modified
split-level
trying
to
make
use
of
the
limited
square
footage
we
have
in
the
buildable
area
with
the
attached
garage
for
an
elevation
proposed
elevation.
C
E
E
I,
don't
have
a
scalable
document
at
this
point
so
far
to
venture
a
guess,
being
19
foot
interior
depth,
it's
approximately
seven
to
eight
feet
by
looking
at
the
graphic
on
the
left,
you
could
see
the
dashed
line
of
the
garage
door
is
eight
feet
in
length
because
it
represents
a
eight-foot
tall
door.
So
if
that's
a
feat,
it's
actually
more
like
six
and
a
half
feet,
I
would
estimate
by
looking
at
this
graphic.
C
C
B
A
E
But
the
biggest
issue
was
actually
the
clients
interest
in
maintaining
green
space
in
the
rear
of
the
yard.
It's
the
private
part
of
the
house,
and
they
wanted
as
much
yard
as
they
could
possibly
get.
So
one
of
the
elements
was
removing
the
detached
garage.
An
attached
garage
was
extremely
important
to
the
client.
C
E
A
E
E
Yes,
I'm
aware
miss
burns
that
that
most
detached
garages,
the
most
homes
in
evanston,
do
have
rear
detached
garages,
but
on
this
block
to
fit
into
the
fabric
of
the
existing
neighborhood,
it's
actually
rare
that
the
garages
are
detached
and
in
the
rear.
A
lot
I
also
wanted
to
mention
that
this
part
of
Crawford
Avenue
does
have
parking
on
both
sides
of
the
street.
One
of
the
concerns
I
have
always
is
your
egress
and
ingress
from
a
main
public
thoroughfare
on
to
a
private
property.
E
A
F
I
do
think
that
there's
a
hardship
here
caused
in
part
by
the
large
average
front
yard
setback
required
here
and
unbalanced,
feel
as
the
aerial
photo
and
the
package
shows
that
the
character
of
the
neighborhood
is
that
they
have
front
yard,
driveways
and
attached
garages
rather
than
detached
garages
on
the
alley.
And
so
to
me
the
project
makes
sense
from
a
neighborhood
consistency
standpoint
notwithstanding
the
fact
that
there
is
a
way
to
do
it
without
the
need
for
zoning
relief.
A
I
would
just
say
that,
whereas
it
is
consistent
with
what's
going
on
in
the
neighborhood
there's
almost
a
part
of
me
that
that
says,
if
every
house
has
a
curb
cut,
that
creates
more
problems
for
a
neighborhood.
I
would
like
to
also
just
reiterate
what
Scott
had
mentioned,
that
city
of
Evanston
is
not
responsible
for
maintaining
its
Alex,
and
so
that
automatically
is
a
non-starter
for
me
in
terms
of
a
hardship.
A
But
with
that,
we
do
have
a
set
of
standards
that
we
must
go
through
and
find
our
met
in
order
for
us
to
make
a
recommendation
to
City
Council
again.
With
this
particular
case,
we
are
recommending
to
City
Council
and
not
a
determining
body.
The
first
one
of
those
is
the
requested
variation
will
not
have
a
substantial
adverse
impact
on
the
youths,
enjoyment
or
property
values
of
joining
properties.
A
Obviously,
any
time
an
empty
lot
is
converted
into
a
a
home.
There
is
some
impact
on
the
neighborhood,
we're
hoping
that
by
creating
a
new
home
that
will
that
will
boost
property
values
for
the
neighboring
properties,
and
although,
as
I
mentioned,
there
will
be
some
impact
because
of
obviously
increased
traffic.
Things
like
that
I,
don't
think
that
it
will
be
a
substantial
adverse
impact,
so
I
believe
standard
number
one
is
Matt
number
two.
The
requested
variation
is
in
keeping
with
the
intent
of
the
zoning
ordinance.
A
These
only
ordinance
does
try
to
keep
cars
off
of
the
streets,
even
though
there
is
parking
on
Crawford.
It
is
a
busy
street
along
the
entire
route.
Diving.
Some
parts
of
it
are
busier
than
others,
obviously,
but
it
is
a
temp
to
try
to
get
parking
off
the
street,
so
the
fact
that
they
they
are
looking
at
that
is
isn't
keeping
with
the
zoning
ordinance.
I
have
a
little
bit
of
an
issue
with
the
fact
that
an
applicant
has
I
guess
I'll
get
to
this
a
little
bit
later,
but
an
applicant
has
purchased
a
lot.
A
It
seems
to
me
that
purchasing
that
type
of
a
lot,
one
would
be
aware
that
they
would
run
into
problems
in
terms
of
not
having
a
lot
of
living
space
in
the
backyard.
But
as
far
as
this
particular
standard
I
believe
that
it
is
met,
number
three,
the
alleged
hardship
or
practical
difficulty
is
peculiar
to
the
property.
C
F
Agree
with
you
on
the
alley,
I
agree
on
the
alley
too,
but
I
to
me.
What
makes
the
depth
of
the
property
unique
and
unlike
the
depth
of
most
of
the
shallow
properties
in
evanston,
is
that
the
average
front
yard
setback
for
this
particular
block
is
above
average
for
the
city
and
therefore,
which
is
an
absolute
measure
when
taken
against
a
shell
a
lot
it
creates
a
very
it,
creates
a
hardship,
that's
unique
to
the
property
or
at
least
to
the
block,
that's
different
from
most
of
them.
Evanston.
A
I
would
agree
with
that,
but
also
in
the
way
that
the
this
particular
property
has
been
designed.
We're
even
setting
the
house
back
further
because
of
the
fact
that
the
garage
is
set
forward,
but
I'm
not
going
to
argue
that
particular
point
number
five,
the
purpose.
The
variation
is
not
based
exclusively
upon
a
desire
to
extract
additional
income
from
the
property.
Whether
parking
is
in
the
front
or
the
back.
We
would
expect
property
like
this
to
have
some
level
of
parking.
A
Obviously
it
is
a
a
property
that's
being
built,
but
there
is
nothing
in
it
that
I
believe
is
being
done
in
the
attempts
to
get
extra
income
from
the
property
or
are
with
this
particular
proposal.
So
I
believe
that
this
standard
is
met.
Number
six,
the
ledge,
difficulty
or
hardship
has
not
been
created
by
any
person
having
an
interest
in
the
property.
A
This
is
one
where
again,
having
mentioned
that,
when
someone
purchases
114
foot
property,
to
then
kind
of
claim
that
you
you
don't
have
much
space
in
the
back
to
put
a
garage
in
with
this
particular
one.
I
I
feel
that
this
standard
has
not
been
met,
but
I
do
believe
that
there
are
those
who
will
feel
that
it
has
been
met.
It.
F
You
could
say
you
could
say
that
at
any
time
anybody
comes
seeking
a
variation
there
that
they
have
designed
a
project
that
requires
a
variation.
That's
not,
in
my
view,
that's
not
what
this
requirement
is.
Analyzing,
okay,
I
think,
I,
think
what
you're
saying
speaks
to
the
next
requirement.
But
that's
that's
another
question.
Well,.
A
A
This
one,
as
has
been
mentioned
by
at
least
one
of
my
colleagues
and
even
by
the
applicant
I,
believe,
is
that
a
a
feasible
location
does
exist
on
the
property.
It
does
impact
some
of
the
wants
and
desires
of
the
of
the
property
owner,
but
again
there
there
are
trade-offs
that
have
to
be
made
when
you
purchase
a
a
property
for
development.
That
is
a
small
lot
and
so
I
believe
that
standard
number
7
has
not
been
met
as
well.
F
C
Just
like
just
one
comment,
and
then
we
can
be
done
with
this,
which
is
that
whether
the
garage
is
in
the
front
or
the
garages
in
the
back,
it
takes
out
the
same
amount
of
space
so,
whether
you're
taking
that
green
space
and
preserving
it
in
the
front
we're
taking
that
green
space
and
preserving
it
in
the
back.
It
makes
no
difference.
C
F
F
A
So
with
that
we
have
gone
through
the
standards.
There
has
been
some
level
of
disagreement
as
to
whether
or
not
the
standards
are
met.
I
have
gone
through
standards,
I
know
some
people
have
agreed
with
me.
Some
people
are
voiced,
opposition
to
those
and
I
think
you've,
gotten
everybody's
votes
on
that.
So
I
won't
ask
if
everyone
agrees
with
my
finding
your
standards
because
I
know
not
everyone
does
so
with
that.
I
will
ask
if
there
is
a
motion
for
a
recommendation
of
2767
Crawford
Avenue
to
City
Council.
A
There
a
second
second
it
has
been
moved
and
seconded.
Is
there
any
further
discussion
hearing?
None
all
those
in
favor
of
recommending
approval
of
2767,
Crawford,
Avenue,
say
aye
aye
opposed
no
with
a
vote
of
three
in
favor
and
two
opposed
it
will
go
to
City
Council
with
a
favorable
recommendation
and
staff
can
work
with
you
on
exactly
when
you'll
appear
on
P
and
D
and
City
Council's
dockets.
A
B
To
remind
everyone
that
they
should
have
gotten
their
economic
interest
statement
from
the
county
and
if
you
haven't
gotten
from
the
city
will
be
very
shortly.
Please
make
sure
you
do
fill
those
out.
I
don't
want
to
have
to
hound
you
and
I.
Don't
want
you
to
get
the
15-dollar
fine
from
the
county.
That
was.