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From YouTube: Zoning Board of Appeals Meeting 5/19/2015
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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
the
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
C
D
A
With
five
members
present,
we
do
have
a
quorum
also
present
tonight
our
zoning,
a
planner
Melissa
clots
I,
saw
the
mirrors
he
okay,
we
may
be
joined
occasionally
by
interim
Planning
and
Zoning
Administrator
damier
latina.
This
is
a
formal
meeting
and
there
are
certain
rules
that
govern
our
proceedings.
Most
importantly,
only
one
person
at
a
time
speaks
so
that
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.
A
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.
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
see
continuance
of
the
hearing.
When
all
supporting
and
opposing
testimonial
statements
have
been
heard,
the
applicant
or
appellate
will
be
given
the
opportunity
for
rebuttal
or
closing
statement.
A
Then
the
board
will
close
the
record
and
begin
deliberations.
All
testimony
will
be
under
oath,
although
we
do
not
apply
the
strict
rules
of
evidence.
Please
limit
your
testimony
or
statement
to
your
personal
knowledge
when
you
address
the
board,
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're
at
a
microphone
when
asking
questions
or
making
statements
so
that
you
may
be
properly
recorded,
all
proceedings
are
subject
to
broadcast
at
a
later
date.
A
Any
matter
not
concluded
at
tonight's
hearing
will
be
continued
to
our
next
regularly
scheduled
meeting.
There
are
four
items
on
the
agenda
this
evening,
however,
the
matter
for
825,
Chicago
Avenue
has
been
withdrawn
and
one
of
the
other
cases
a
is
a
continuation
from
our
previous
hearing,
in
which
the
record
is
closed
and
we
are
just
taking
a
vote.
A
The
two
new
cases
is
the
applicant
from
1910
wesley
avenue
present
and
the
applicant
from
1820
dodge.
Thank
you.
The
first
matter
on
the
agenda
is
to
approve
our
minutes
from
our
May
fifth
meeting,
as
everyone
had
an
opportunity
to
look
through
those
and
are
there
any
edits
that
need
to
be
addressed.
A
A
Second,
it's
been
moved
and
seconded.
Is
there
any
further
discussion
hearing,
none
all
those
in
favor,
please
say:
aye
aye
opposed
I'll.
Note
that
any
member
who,
if
not
voting,
was
not
present
at
that
meeting.
The
first
matter
on
the
agenda
is
the
matter
of
1323
ashland
avenue,
which
is
a
continuation
for
a
vote.
A
We
have
a
couple
of
members
who
were
not
present
at
that
last
meeting,
which
I
believe
was
Myrna
and
I
know
that
you
came
in
late
and
so
I
will
ask
you,
as
each
of
you
had
an
opportunity
to
review
the
records
for
the
case.
I
have.
E
A
B
Stewart
shaymin
architect
applies
for
major
zoning
relief
to
construct
a
one
car
attached
garage.
The
applicant
requests
a
two-foot
rear
yard
setback
where
25
feet
is
required.
Zoning
code,
section
6,
877,
a
four
and
forty
six
point:
four
percent
building
lot
coverage
where
a
maximum
forty
five
percent
is
permitted.
Zoning
code
section
six,
eight,
seven,
six,
the
Zoning
Board
of
Appeals
is
the
determining
body
for
this
case.
A
Thank
you
at
this
point.
I
would
ask
that
anybody
who
may
be
speaking
to
us
in
this
matter
please
be
sworn
by.
Raising
your
right
hand,
do
you
swear
or
affirm,
to
tell
the
truth
throughout
the
course
of
these
proceedings?
Yes,
I,
thank
you
and
if
you
would,
please
state
your
name
and
address
for
the
record
steward.
E
E
Allow
indoor
parking
and
direct
access
into
the
house
we're
seeking
the
variances
on
the
rear
yard
setback
reduced
to
two
feet
in
order
to
to
do
this
part
of
the
issue
or
the
the
hardship
is
that
this
lot
is
considerably
smaller
than
anything
else
on
the
block
and
there
isn't
the
we
can't
make
the
required
setback.
It
is
on
the
alley
and
adjacent
garages
going
down.
The
street
are
also
on
the
alley
anything
they
had
yeah
we're,
basically
not
there's
a
very
minimal
increase
to
the
lot
coverage
and
the
impervious
surfaces.
A
So
most
of
us
I
think,
probably
recall
that
this
property
has
been
before
us
before.
This
is
a
different
plan
than
what
was
presented
to
us
before
the
previous
plan
had
looked
at.
Adding
a
garage
to
the
is
that
the
south
of
the
of
the
existing
structure,
that's
Rick
and
doing
a
curb
cut
in
off
of
the
street,
whereas
this
one
appears
to
be
placing
a
garage
on
the
concrete
pad
or
close
to
that
space,
which
is
currently
existing
and
was
existing
at
that
time.
At
the
back
of
the
house,.
F
Was
a
there
was
one
neighbor
in
particular
that
thought
that
it
would
be
inconvenient,
so
we
rather
than
pursue
it
for
a
vote.
We
we
reconfigured
the
garage
in
a
place
where
there's
existing
parking.
I
did
go
part
of
my
testimony
today,
as
I
did
go
to
my
neighbors,
and
we
have
more
than
a
dozen
signed.
F
Petitions
in
that
petition
also
includes
the
changes
that
the
staff
recommended
for
the
pitch
of
the
roof
and
also
moving
of
a
window
in
the
house.
So
they
got
a
picture
of
that
and
then
I
went
to
one
by
one
to
these
dozen
neighbors
and
explained
it
in
there
was
at
least
five
of
them
that
were
encouraged
me
anyway
and
joking.
We
usually
talk
about
once
a
week
or
more
because
we
all
have
dogs
in
the
world
just
a
very
friendly
talkative
neighborhood.
A
F
G
F
Substantially,
actually
one
of
the
concerns
of
the
2014
application
was
to
the
south
of
the
house
where
the
concrete
walkway
is.
We
were
going
to
add
an
additional
driveway
which
was
going
to
increase
the
amount
of
concrete
and
that
that
was
a
concern
and
it
was
a
concern
to
the
staff
as
well.
So
there
was
not
uniformity.
There
was
no
unanimous
vote
on
that
one.
The
second
issue
was
that
there's
a
mature
tree
and
one
of
the
people
on
the
board
just
slide
out
said
I.
Don't
want
to
see
that
tree
go
okay,.
F
So
that
being
said,
there
is
no
driveway.
There
is
no
additional
concrete
and
all
the
vegetation
stays
the
the
garage
would
be
placed
similarly
to
the
parking
pad
directly
next
door
and
exactly
the
same
as
the
one
across
the
way
and
by
the
way
we
have
yes
signatures
from
that
particular
house
too,
from
them
from
nineteen.
Forty.
F
H
E
H
H
D
Now
I
have
a
question
you
wouldn't
be
in
compliance,
regardless
with
the
25
foot
setback.
That's.
A
Are
there
additional
questions
for
the
applicant
I
will
ask
if
anybody
else
would
like
to
make
a
statement,
but
the
app
that
the
other
applicant
is
the
only
other
person
in
the
room.
So
I
would
just
ask
if
you
have
anything
you'd
like
to
say
in
summation
before
we
close
the
record
and
begin
deliberation.
I.
A
A
I
think
two
of
the
people
who
had
voted
against
it.
The
last
time
it
was
before
us
now
seem
to
be
a
little
more
in
agreement
with
it.
So
we
will
go
through
the
standards
and
make
sure
that
all
of
our
standards
are
met
and
then
make
a
determination.
The
first
standard
is
the
requested
variation
will
not
have
a
substantial
adverse
impact
on
the
use,
enjoyment
or
property
values
of
adjoining
properties.
It
sounds
like
the
fact
that
this
is
the
sole
property
in
this
area
that
doesn't
have
a
garage.
A
It
definitely
is
something
that
would
make
the
house
more
attractive.
It
appears
that
the
house
has
been
held
by
the
current
owner
for
several
decades
and
he
is
now
attempting
to
to
sell
it,
and
the
fact
that
we
don't
have
people
coming
out
to
speak
against
at
this
time,
and
the
fact
that
we
do
have
a
number
of
letters
of
support
that
were
handed
to
us
earlier
this
evening
would
lead
me
to
believe
that
this
standard
has
been
met.
Number
two:
the
requested
variation
is
in
keeping
with
the
intent
of
the
zoning
ordinance.
A
Obviously,
we
like
to
see
our
housing
stock,
redeveloped
and
repurposed
whenever
possible
and
doing
things
to
make
it
more
attractive.
The
addition
of
a
garage
is
something
that
we
would
expect
to
see
in
a
in
a
home
in
evanston
and
so
I
believe
that
this
standard
is
also
met.
Number
three:
the
alleged
hardship,
practical
difficulty
is
peculiar
to
the
property,
as
mentioned
during
testimony.
The
property
itself
is
only
75
feet
deep
and
has
a
40
foot
frontage,
therefore,
making
it
a
substandard
lot.
The
attempt
to
try
to
do
anything
on
this
lot
really
is
impossible.
A
A
The
purpose
of
the
variation
is
not
based
exclusively
upon
a
desire
to
extract
additional
income
from
the
property,
or
there
is
a
clause
here
that
says.
If
we
can
find
a
public
benefit,
additional
income
can
be
extracted.
The
reason
I
bring
this
up
is
because
the
owner
has
mentioned
that
it
is
intent
to
sell
the
property.
The
house
will
be
more
attractive
by
having
a
garage
as
he
himself
mentioned,
but
the
fact
is
the
the
garage
is
not
being
added
so
that
it
can
be
rented
or
any
additional
income
from
that.
A
It
is
part
of
the
development
of
a
property
and
regularly.
We
approve
requests
for
variations
based
on
developments
of
properties
to
make
them
more
attractive,
so
standard
number
five
is
Matt
number
60,
ledge,
difficulty
or
hardship
has
not
been
created
by
any
person
having
an
interest
in
the
property.
A
The
requested
variation
requires
the
least
deviation
from
the
applicable
regulation
among
the
feasible
options
identify
before
the
Zoning
Board
of
Appeals
and
again
the
fact
that
we
are
adding
a
small
garage
that
covers
an
existing
parking
pad,
as
opposed
to
the
previous
plan,
which
would
come
before
us,
which
had
a
garage
and
a
parking
pad.
I
think
that
everybody
on
the
board
feels
much
more
comfortable
with
the
fact
that
this
is
the
minimum
needed.
Is
everyone
in
agreement
with
my
findings
on
standards?
C
A
Is
there
a
second
second,
it
has
been
moved
and
seconded
that
we
approve
the
recommended.
Are
the
request
for
1910
wesley
avenue,
all
those
in
favor?
Please
say:
aye
aye
opposed
with
a
vote
of
five
in
favor
and
none
against
the
motion
carries
and
therefore
the
matter
is
approved.
You
can
work
with
melissa
on
exactly
all
the
details
of
the
project.
Thank
you.
B
Donnelly
floater
architect
applies
for
major
zoning
relief
to
construct
a
new
single-family
residence
and
a
two-car
detached
garage.
The
applicant
requests,
a
3.5
foot,
north
interior
side
yard
setback.
45
feet
is
required
and
a
3.5
foot,
south
interior
side
yard
setback
where
5
feet
is
required
for
the
principal
structure.
B
For
this
case.
Documents
included
as
part
of
the
record,
include
variance
application
submitted,
April
22nd
2015
standards,
form
zoning
analysis,
plat
of
survey,
dated
October
10th,
2014,
site
plan,
elevations,
image
of
property,
aerial
view
of
property,
zoning
map
of
property
and
dapper
meeting
minutes
of
April
29th
2015.
A
I
J
I
Well,
this
is
house
number
two
in
the
curriculum
for
geometry
and
construction,
which
has
just
begun
recently
at
Evanston
high
school
house.
One
is
at
1941
Jackson
on
a
lot
that
was
graciously
donated
by
the
city
of
Evanston
for
the
project
and
is
about
to
be
ready
to
be
sold
to
a
deserving
family
through
community
partners
for
affordable
housing.
This
house
will
be
managed
and
sold
the
same
way
and
Sarah
flax
from
the
city's
Department
of
Community
Development
and
she's.
I
The
housing
and
grants
administrator
has
been
very
instrumental
in
helping
us
locate,
lots
for
house
2
and
hopefully
future
houses.
It's
the
gold
to
construct
one
house
a
year
for
this
curriculum
and
if
you
haven't
had
a
chance
there's
about
an
eight-minute
video
on
the
high
schools
website
that
shows
the
construction
of
last
year's
house
and
how
it
was
moved
to
the
site-
and
it's
just
really
cool
so
we're
here
before
you
this
evening
to
talk
about
house
number
two,
which
is
to
be
placed
on
a
lot
at
eighteen.
I
Twenty
dodge
that
lot
is
only
25
feet
wide.
It
is
only
3,000
square
feet
in
total
area.
So
anyhow,
there
is
either
going
to
be
very
small
or
will
need
to
come
before
you
with
variances.
The
lot
has
been
vacant
for
quite
some
time.
I
believe
it
was
subdivided
well
over
a
hundred
years
ago.
I
believe
there
was
a
house
originally
on
the
site
that
has
been
torn
down
like
I
said
it's
been
vacant
for
quite
some
time.
I
Chairman
Rogers
is
always
so
good
about
going
through
the
standards
and
I
believe
our
application
hit
each
one
pretty
well,
but
just
a
couple
of
things
out.
One
thing
I
wanted
to
talk
about
specific
to
some
of
the
requests:
we're
asking
for
side
yard
setbacks,
because
a
house,
a
compliant
house,
could
only
be
15
feet
wide
and
that
is
pretty
small
to
manage
sizable
rooms
to
make
a
home
suitable
for
a
family.
We
need
to
have
stairs
going
up.
I
We
need
to
have
hallways
so
that
extra
three
feet
has
made
a
difference
in
the
layout
of
the
house.
The
little
bit
about
Yves
I
will
tell
a
quick
anecdote
about
the
necessity
of
the
eaves.
Recently
I
was
meeting
a
client
and
they
had
the
windows
open
in
their
home.
A
rainstorm
appeared
very
hard
rain.
They
have
no
Yves
and
rain
poured
in
their
windows.
I
was
worried
because
I've
left
my
windows.
B
I
At
home,
when
I
got
home,
my
house
with
Yves
had
no
water
in
it,
so
I
do
believe
that
in
in
addition
to
making
a
house
more
attractive,
it
fits
in
with
the
style
of
other
homes.
Already
in
this
neighborhood,
they
are
a
practical
part
of
the
construction
of
the
house
on
the
garage.
Just
to
mention
that
we
are
hoping
that
we
can
attract
a
family
to
purchase
this
house.
The
city
calls
for
400
square
feet
on
the
property
for
parking.
I
A
I
Currently
being
constructed
in
the
back
parking
lot
of
the
high
school,
the
students
have
been
working
on
at
this
whole
school
here
and
it's
hopefully,
this
all
gets
approved,
will
get
a
foundation
in
the
ground
and
of
the
house
will
be
able
to
be
moved
and
that
that
was
the
process
for
last
year's
house.
Just
due
to
logistics
of
having
the
students
do
the
work
it's
being
constructed
there,
otherwise
the
students
would
have
to
be
taken
to
the
site
and
brought
back,
etc
so
and.
A
I
I
A
A
I
That
we're
on
house
too,
it's
looking
pretty
positive
and
then,
as
I
said
earlier,
the
group
community
partners
for
affordable
housing
will
be
selling
the
home.
So
the
purchasers
meet
a
certain
income
level
and
vetted
through
their
process
for
selling
to
a
family
who
meets
the
criteria
for
purchasing
home
in
their
program
and.
A
J
So
geometry
and
construction
is
an
interdisciplinary
course
that
allows
students
to
earn
their
geometry
credit
and
also
credit
in
construction
and
the
geometry
curriculum.
Is
it's
similar
to
the
geometry
curriculum
that
students
take
otherwise,
and
students
can
take
it
for
a
regular
or
honors
credit?
It
is
one
of
the
only
times
we've
been
able
to
successfully
do
an
interdisciplinary
course
that
has
really
taken
off
and
is
so
successful.
Next
year
we
have
over
a
hundred
students
in
the
course,
and
we
now
have
a
waiting
list
for
it.
J
So
it's
incredibly
popular
students
are
extremely
enthusiastic
and,
as
Donnelly
said,
I
mean
the
point
of
do.
The
way
that
we're
doing
this
financially
is
that
when
we
sell
the
house
it's
supposed
to
be
a
self-sustaining
program,
so
that
it
will
not
cost
the
taxpayer
evanston
additional
funds
going
to
the
school.
The
idea
is
that
each
time
we
sell
the
house
the
proceeds
go
into
then
the
next
year's
house
we
haven't
sold
last
year's
house
quite
yet,
but
we're
getting
close
and
we'll
be
able
I
think
over
time.
J
We
really
will
be
able
to
implement
it
successfully
in
a
way
that
benefits
both
the
community.
The
students
and
the
high
school
will
not
be
spending
an
inordinate
amount
of
money
on
that
construction
costs.
So
that's
our
goal.
It's
been
actually
a
phenomenal
for
everyone
involved,
so
I
think
you
guys
should
come
and
see.
I
will
invite
you
to
a
community
build
day,
so
you
can
come
out
and
help
us
out.
I
have.
H
J
J
They
come
on
a
designated
day
and
the
city
is
so
helpful.
The
police
help
us
with
closing
off
streets
and
making
sure
that
we
don't
hit
power
lines
and
that
sort
of
thing
and
as
Donnelly
said
the
video
that's
on
our
website.
It
really
shows
the
whole
process
very
exciting,
so
that
students
are
not
involved
in
that
I
mean.
Last
year
we
moved
the
house,
it
was
well
after
the
school
year
was
over.
I
J
I
The
kids
are
actually
doing
the
building
framing
and
constructing
the
house,
so
we
have
professionals
who
are
doing
the
electrical
heating
plumbing,
as
required
by
city
code.
That
was
another
thing.
I
wanted
to
mention
that,
with
the
narrowness
of
the
side
yard
in
the
eaves,
because
of
the
current
rules
in
the
building
code,
this
house
will
be
fully
fire
sprinkler
and
Mario
Tristan
from
the
evanston
fire
department
has
been
extremely
helpful
in
helping
us
work
on
possible
grants
working
with
a
contractor
to
make
that
code
requirement
met
so.
J
Since
you
kind
of
said
this
is
on
TV
or
what
I
also
would
like
to
just
thank
bob
fisher
from
evanston
lumber,
who
is
also
a
community
partner,
he
has
been
so
helpful
both
in
donating
a
lot
of
supplies,
but
he
also
works
with
his
the
people
that
supply
him
or
some
of
the
people
that
he
works
with,
and
they
have
been
incredibly
generous
and
a
bob
is
such
a
nice
guy
and
very
self-effacing
and
I.
Just
would
like
to
thank
him
whenever
I
can,
because
he's
been
such
a
great
partner.
A
A
A
You
don't
have
to
stand
while
I
go
through
our
standards
once
again,
as
mentioned
before,
we
do
have
a
set
of
standards
that
we
must
find
are
met
for
us
to
grant
any
variation
on
the
first
standard
being
the
requested
variation
will
not
have
a
substantial
adverse
impact
on
the
youths,
enjoyment
or
property
values
of
adjoining
properties,
as
was
mentioned
in
testimony.
This
is
currently
a
vacant
lot
and
has
been
for
some
time.
A
So
the
fact
that
we
would
be
creating
a
single-family
home
on
this
lot
should
much
to
improve
property
values
and
the
any
overall
enjoyment
of
the
neighborhood
to
have
another
single-family
home
in
its
place.
Instead
of
a
vacant
lot,
so
standard
number
one
is
met.
Number
two:
the
requested
variation
is
in
keeping
with
the
intent
of
the
zoning
ordinance
again.
Part
of
the
zoning
ordinance
is
to
look
at
the
housing
stock
that
we
do
have.
A
This
seems
to
be
a
fairly
modest
home
due
to
its
size,
but
at
the
same
time
it's
it's
a
good
home
for
starter
homes,
which
sometimes
we
don't
see
too
many
of
an
Evanston,
so
I
believe
that
standard
number
two
has
been
met.
Number
three:
the
alleged
hardship
or
practical
difficulty
is
peculiar
to
the
property.
As
was
mentioned,
the
property
is
25
feet
wide,
which
is
one
of
our
many
substandard
lots.
It's
about
2,000
square
feet
below
what
a
standard
lot
should
be
in
the
city
and
so
trying
to
build
anything
on
a
lot.
A
We
would
expect
someone
to
come
before
us
and
request
some
level
of
variation.
So
standard
number
three
is
Matt
number
for
the
property
owner
would
suffer
a
particular
hardship
or
practical
difficulty,
as
distinguished
from
a
mere
inconvenience
at
the
strict
letter
of
the
regulations
were
to
be
carried
out.
A
Testimony
basically
has,
as
stated
that
it
would
allow
for
a
house.
That's
only
15
feet
wide
to
be
constructed
in
order
to
try
to
keep
it
within
the
building
envelope.
The
fact
that
you
have
a
two-story
home
you
automatically
are
taking
about
three
feet
of
that
away
for
any
stairwell,
therefore,
giving
you
certain
rooms,
which
will
only
be
12
feet
wide
and
again,
a
lot
is
not
horribly
deep,
so
you
can't
build
a
very
long
building
either.
So
I
believe
that
this
standard
has
been
met.
Number
five.
A
The
reason
I
was
asking
about
kind
of
how
the
funding
works
and
everything
like
that
was
to
sort
of
understand,
and
so
everybody
understands
exactly
who
is
profiting
off
of
this,
although
it
is
very
similar
to
a
developer
situation
that
we
would
expect
to
see
again,
we
are
not
opposed
to
development
and
we
expect
people
to
make
income
off
of
their
development
on
the
fact
that
we
will
be
putting
a
single-family
home
where
a
vacant
lot
is
definitely
invokes.
A
The
the
public
benefits
clause
so
I
believe
that
standard
number
two
number
five
has
been
met.
Number
six,
the
alleged
difficulty
or
hardship
has
not
been
created
by
any
person
having
interest
in
the
property
again.
This
is
a
vacant
lot.
It
was
purchased
as
a
vacant
lot
because
of
the
size
of
the
lot.
It
would
be
difficult
to
build
anything
here
and
so
I
believe
that
standard
number
six
is
also
mad
and
number
seven.
The
requested
variation
requires
the
least
deviation
from
the
applicable
regulation
among
the
feasible
options
identify
before
the
Zoning
Board
of
Appeals.