►
From YouTube: Zoning Board of Appeals 04/15/2014
Description
No description was provided for this meeting.
If this is YOUR meeting, an easy way to fix this is to add a description to your video, wherever mtngs.io found it (probably YouTube).
A
Good
evening
and
welcome
this
is
a
public
hearing
of
the
Zoning
Board
of
Appeals
for
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
present
tonight.
A
Our
board
members
Andrew
Gallimore
Scott
Gingold,
Beth
mclennan
and
I'm
Matt
Rogers,
the
current
chairman,
and
therefore
we
have
a
quorum
also
pleasant,
also
present
from
the
city's
earning
State
Department,
who
is
also
Pleasant,
Melissa
clots,
and
we
have
City
Attorney
Mario
trettel
here.
This
is
a
formal
meeting
and
there
are
rules
that
govern
our
proceedings.
Most
important
only
one
person
speaks
at
a
time
to
accurately
record
the
proceedings.
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
normal
procedure
is
to
hear
from
the
staff
on
the
documents
on
file
and
then
receive
testimony
and
other
evidence
from
the
applicant
or
appellant
after
hearing
from
the
applicant
or
appellant
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
next.
Others
who
wish
to
make
a
statement
regarding
the
matter
may
do
so
at
that
time.
A
When
all
opposing
testimony
and
other
statements
have
been
heard,
the
applicant
or
appellant
will
be
given
the
opportunity
for
rebuttal
or
a
closing
statement.
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
testify
or
make
a
statement,
please
state
your
name
and
address
and
be
sure
to
sign
in
on
the
provided
signup
sheet.
We
are
audio
and
video
recorded
in
this
space.
A
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
subject
to
broadcast
at
a
later
date
when
all
the
testimony
evidence
and
statements
have
been
received,
the
board
will
close
the
record
and
begin
its
deliberations
are
not
concluded.
On
tonight's
hearing
will
be
continued
to
our
next
regular
scheduled
meeting.
We
have
four
items
on
the
agenda
this
evening.
A
B
Any
changes
I
have
at
on
page
two
we're
two
edits
the
paragraph
that
begins
the
ZBA
then
entered
into
deliberations
with
respect
to
the
starbucks
prop
property,
where
it
says
on
the
second
or
third
line,
but
is
concerned
about
I.
Don't
remember
my
exact
words,
but
the
spirit
of
that
ought
to
be
changed
to
reflect
that
I'm.
A
A
Been
moved
and
seconded
and
therefore
all
those
in
favor,
please
say
aye
hi
I
opposed
the
minutes
are
approved,
I
see
we
have
a
member
coming
in.
So
I
will
note
for
the
record
that
member
Violetta
colon
is
joining
the
board
and
we
will
begin
our
agenda
with
the
first
matter
this
evening,
which
is
1901.
Dempster
is
the
applicant
here.
A
D
Donnelly
floater
architect
applies
for
major
zoning
relief
to
construct
a
two-story
addition
at
a
legally
non-conforming
to
flat
the
applicant
requests
to
construct
a
28
square
foot
addition
with
the
South
interior
side
yard
setback
of
three
feet
where
a
minimum
five
feet
is
required.
Zoning
code
section
68
for
7
a-3
the
requested
is
an
expansion
of
floor
area
to
a
legal
non-conforming
use
due
to
the
lot
size
per
dwelling
unit.
D
The
existing
too
flat
is
located
on
a
total
lot
size
of
four
thousand
seven
hundred
and
sixty
square
feet
where
3,500
square
feet
per
dwelling
unit
is
required.
Zoning
code
section
68
44,
the
Zoning
Board
of
Appeals,
is
the
determining
body
for
this
case.
Documents
included
as
part
of
the
record
our
variance
application
submitted.
A
E
Name
is
Donnelly
floater
I'm,
the
architect,
for
the
project.
My
address
is
826
gray
in
Evanston,
I
was
hired
by
the
property
owner
Veronica
Mets
1580
Dewey,
who
is
present
this
evening
as
well
as
Melissa
stated,
the
property
is
4000
760
square
feet.
It
has
a
two
flat
on
it
that
was
built
in
nineteen
twenty
five,
so
this
two
flat
is
original
to
the
property
was
always
a
two
flat.
The
major
portion
of
the
building
is
brick
at
the
rear.
E
There
is
a
frame
and
closed
portion,
and
that's
where
we're
planning
to
do
this
addition,
I,
maybe
should
have
asked
them
a
list
of
this
earlier.
But
in
my
calculations
the
addition
on
the
ground
is
10
and
a
half
square
feet,
so
I'm
not
sure
where
you
got
28,
but
we
are
within
our
lot
coverage
limits
and
impermeable
surfaces
coverages
anyway.
So
that's
not.
We
have
a
zoning
approval
for
that
portion
that
we're
not
subject
to
question
on
those
limits.
E
The
rear
frame
portion
approximately
8
x,
24
existing
is
a
two-story
portion
and
then
there's
an
angled
or
bay
shaped
portion.
That's
a
first
floor
portion.
Only
the
foundation
under
the
two-story
portion
is
in
need
of
repair.
The
foundation
under
the
bay
shape
fortune
is
almost
non-existent.
So
that's
one
of
the
reasons
to
have
this
request.
It
needs
to
be
rebuilt
as
a
course
of
maintaining
this
building,
so
the
angled.
E
What
we're
asking
to
add
is
to
straighten
out
one
of
the
angled
portions
of
the
bay
shape
on
the
back,
the
south
side
of
the
property,
and
that's
where
the
10
and
a
half
square
feet
is
being
added
and
it
is
being
added
on
both
floors.
So
maybe
that's
where
Melissa
got
the
28,
but
it's
I
just
can
went
through
the
calculations
again
this
afternoon
and
the
little
bit
of
a
triangle-shaped
addition
is
10
and
a
half
square
feet.
E
F
E
That
covers
the
thing:
I
went
through
the
standards
and
just
had
a
few
notes
about
the
standards.
I
know
you
do
that
as
well,
but
just
to
get
this
in
the
record,
the
requested
variation
will
not
have
a
substantial
adverse
impact
on
youth
enjoyment
or
property
values.
The
proposed
addition
is
extending
the
existing
line
of
the
building,
not
encroaching
any
farther
south,
and
it
already
does-
and
we
do
have
a
note
of
support
from
the
south
neighbor
who's
the
most
directly
affected.
E
The
requested
variation
is
in
keeping
with
the
intent
of
the
zoning
ordinance.
The
ordinance
does
allow
improvement
of
existing
buildings.
This
is
definitely
in
need
of
improvement.
The
little
bit
of
an
addition
is
in
order
to
make
the
rear
portion
of
that
room.
More
usable
hardship
is
peculiar
to
the
property.
The
lot
size
is
small
for
the
district
it
originally
planted.
That
way.
As
far
as
we
know,
the
building
was
originally
built
as
a
two
flat
in
1925
has
always
been
used
as
a
two
flat.
E
The
zoning
for
that
building
is
our
three,
which
allows
two
flats
and
again,
we
are
not
asking
for
any
kind
of
variance
on
lot
coverage.
Room
or
impermeable
surfaces
coverage
under
the
standard
for
will
owner
will
suffer
a
particular
hardship.
The
lot
size
is
small,
so
it's
below
the
limit,
even
though
it's
always
been
a
too
flat
no
matter.
What
we
would
ask
for
in
terms
of
adding
square
footage
to
this
property
would
require
a
variance.
E
E
Excuse
me,
the
request
is
not
based
on
a
desire
to
extract
additional
income.
Yes,
we
know
that
improving
a
property
does
increase
its
value.
I,
don't
know
that
ten
and
a
half
square
feet
makes
a
big
impact
on
the
property
value
the
owner
just
bought
the
property
in
the
fall
is
remodeling
it
for
her
own
use
will
live
on
one
floor.
Doing
this
work
will
encourage
an
owner-occupant
was,
which
is
always
helpful
to
a
rental
property,
and
then
the
angle,
taking
away
that
angled
portion
makes
that
bedroom
more
usable
for
arranging
furniture.
E
It's
pretty
small,
as
is
right
now
the
hardships
definitely
not
created
by
the
current
owner,
because
this
lot
was
divided
in
the
property
built
in
1925
and,
as
I
said
earlier,
the
requested
variation
is
the
least
amount
we
could
ask
for,
because
nothing
is
the
least
we
could
ask
for,
because
if
we
asked
for
anything,
we
need
to
come
before
this
board.
So
if
we
have
any
questions
just
so.
B
B
E
E
B
C
E
E
E
A
Is
your
intention
to
remove
what
is
there
or
just
correct
the
errors,
and
what
is
there
or
do
you
know
yet
without.
E
A
A
A
H
H
What
brings
me
tonight
is
once
I
received
the
yam
zoning
board
appeals
from
my
mom.
I
was
ill,
but
I
had
to
get
out
the
hospital
to
just
come
and
take
care
of
this
for
her,
but
on
the
other
hand,
is
that
when
I
read
it
first
of
all
in
the
beginning,
it
was
kind
of
confusing
because
number
one
I'm,
not
an
architect,
but
you
know
I-
can
check
out
things
on
my
own
from
receiving
this
and
from
what
the
lady
just
described
and
said
she
don't
know
what
would
be
corrected
or
not.
H
A
H
Yep
on
the
north
side,
it
is
filled
in
that
is
the
sidewalk
for
their
existing
property
that
there
in
that
is
in
question
about
this
virus,
the
zoning
in
the
square
foot
that
needs
to
be
allowed,
and
then
this
is
second
I
had
some
of
the
community
activist
that
works
on
lands
and
stuff
came
and
that's
where
they
had
started
working.
That
is
not
this
out
west
side
of
the
building.
This
is
the
same
side
that
I
just
showed
you,
which.
H
H
A
H
Picture
was
taken
last
Thursday
once
my
my
sibling
I'm
glenford
gentle
went
over
after
I
called
him
after
my
mom
brought
the
paper
to
her
husband
showed
it
to
me.
He
went
over
there
and
has
them
who
gave
them
the
permission
to
dig
up
the
dirt
and
put
it
on
orla
front
lap,
and
then
the
man
says
well,
the
owner
is
not
here
and
the
construction
supervisor
is
not
available,
but
we'll
call
him
and
we'll
see
so.
The
next
day
they
had
removed
the
dirt
okay,
but
the
work
will
still
be
going
on
and.
A
H
So,
as
I
said,
I
think
they
should
be
a
corrective
notice,
because
this
is
not
what
I
understand
from
what
she
was
presented.
Unless
you
know
I'm
not
aware
of
some
of
the
techniques
or
lingo
of
you
know
some
of
the
wording
that
needs
to
be
done
as
far
as
architect
use
but
as
I
read
it
I
think
it
should
be
a
corrective
notice,
because
I
feel
that
if
they
need
7,000
square
feet
and
then
the
letter
is
saying
one
thing,
I
don't
think
there
should
be
any
type
of
encroachment.
H
H
This
is
that
if
it's
no
easement
from
the
improvement
and
the
city
cannot
approve
or
allow
you
know,
newcomer
to
the
block,
it's
good
that
we're
having
a
new
neighbor,
but
I
think
that
the
neighbors
should
have
been
more
ethical
and
came
and
talked
to
us
before
they
actually
did
what
they
did.
So
therefore,
I'm
at
this
point
I'm
just
requesting
the
two
things
or
to
ask
whether
their
net,
we
need
a
corrective
notice
or
a
different
description
of
this
that
was
sent
out.
I
apologize.
A
A
H
H
Our
lot
1584
do
we
I
just
showed
you
in
a
second
is
that
we
took
where
you
saw
the
young
debris
just
gonna.
F
B
H
A
A
Did
anyone
else
want
to
speak
to
us
over
there
I
know
the
three
of
you
had
raised
your
hands,
but
I
think
you're
all
together.
Okay,
at
this
time,
if
Miss
flutter
orchids,
the
floater
I
was
wanted
for
an
extra
ER
in
your
name
to
come
back
up.
I
would
like
to
ask
a
couple
questions
about
the
of
course,
the
photos
that
have
been
shared,
the
first
image
that
was
shared
with
us
I'm,
going
to
ask
you
to
please
come
up
here
so
that
we
can
look
at
the
photos
together.
E
A
A
G
Hi
I'm
Veronica
mats,
I'm
the
owner
of
1580,
do
we
our
builder
I
thought
that
it
was
an
empty
lot
there
and
put
all
the
dirt
on
our
sidewalk
and
it
spilled
onto
a
lot
I'm.
So
sorry
about
that,
we
spoke
with
your
brother,
mr.
jandry,
and,
and
he
said
he
was
uncomfortable
with
being
on
his
lot
and
we
moved
it.
Also.
I'm
really
say
about
that.
It's
kind
of
an
oversight,
but
so.
A
A
H
A
Okay,
so
with
that,
we
will
go
ahead
and
close
our
record
and
begin
our
deliberations.
The
board
in
order
to
to
approve
any
project
must
find
that
several
standards
for
a
major
variation
have
been
met
and
we
will
walk
through
those
standards.
At
this
point,
the
first
standard
is
that
the
requested
variation
will
not
have
a
substantial
adverse
impact
on
the
youths
in
German
or
property.
Values
of
adjoining
properties.
A
I
believe
that
for
such
a
minimal
improvement
that
is
being
requested
and
the
fact
that
it
actually
makes
the
space
somewhat
more
habitable
and
also
is
bringing
a
building
which
sounds
like
it
needs
a
little
bit
of
repair
work
up
to
up
to
standard
and
having
addressed
the
issue
about
having
any
sort
of
debris
flowing
over
property
lines,
I
feel
that
this
standard
has
been
met.
Number
two:
the
requested
variation
is
in
keeping
with
the
intent
of
the
zoning
ordinance.
A
We
know
that
the
the
zoning
ordinance
specifically
wants
us
to
try
to
improve
stock
that
is
existing
and
maintain
it
as
best
we
can.
The
fact
that
quite
often,
properties
like
this
can
be
slated
for
either
a
demolition
or
having
them
them
radically
altered.
The
fact
that
someone
is
coming
before
us
with
a
proposal
that
requests
such
a
small
variation
is
refreshing
to
see
and
I
believe
is
in
keeping
with
the
zoning
ordinance.
So
that
standard
is
met.
Number
three,
the
alleged
hardship
or
practical
difficulty
is
peculiar
to
the
property.
A
We
have
heard
testimony
that
this
property
is
much
smaller
than
a
lot
of
the
other
properties
in
the
area.
The
building
was
constructed
some
90
years
ago
and
really
sort
of
predates
before
we
actually
started
assigning
that
there
must
be
so
much
square
footage
for
a
property
to
exist.
So
I
believe
that
this
standard
has
been
met.
Number
for
the
property
owner
would
suffered
a
particular
hardship
or
practical
difficulty,
as
distinguished
from
American
inconvenience
at
the
strict
letter
of
the
regulations
were
to
be
carried
out.
A
The
fact
that
this
property
again
is
a
small
property
and
has
an
odd
shaped
back
room
that
was,
it
was
an
addition
to
the
property.
Not
originally
part
of
the
building.
I
believe
makes
us
a
good
place
to
to
square
that
off
and
to
make
that
more
usable
space.
We
don't
see
it
encroaching
on
on
any
other
properties,
so
I
believe
that
this
standard
has
been
met.
Number
five.
A
The
purpose
of
the
variation
is
based
not
based
exclusively
upon
a
desire
to
extract
additional
income,
whereas
we
will
see,
hopefully,
a
property
value
increase
by
an
improved
property.
The
fact
that
this
improvement,
we
don't
expect
to
drastically
alter
the
income
that
will
be
generated
by
this
property.
I
will
note
that
this
is
a
two
flat
with
the
current
owner
will
be
living
on
the
first
floor,
so
it
will
be
a
rental
property,
so
there
will
be
income,
but
not
excessive
income.
A
Due
to
this
improvements,
number
six,
the
alleged
difficulty
or
hardship
has
not
been
created
by
any
person
having
an
interest
in
the
property.
We've
heard
testimony
that
the
property
was
purchased
some
time
last
fall,
therefore,
that
it
had
been
in
this
condition
for
some
time
and
therefore
that
standard
has
been
met
and
number
seven.
A
The
requested
variation
requires
the
least
deviation
from
the
applicable
regulation
among
the
feasible
options
identify
before
the
Zoning
Board
I
think
this
is
probably
one
of
the
smallest
improvements
we
have
seen,
but
hopefully
it
will
make
a
big
impact
in
the
living
space.
That's
included
within
this
property,
so
I
believe
this
standard
has
been
met,
though,
does
the
rest
of
the
board
I
agree
with
my
findings
on
the
standards?
Yes,
yes,
yes,
that
I
will
ask.
Is
there
a
motion.
B
A
E
A
F
C
A
Has
been
moved
as
there
a
second
I.
Second,
it's
been
moved
and
seconded
any
further
discussion
hearing,
none
all
those
in
favor
of
continuing
cases,
14z
mjv
0026
to
our
meeting
on
May
twentieth
2014
in
this
room,
please
say:
aye
aye
opposed
everyone
for
voting
in
favor.
That
matter
will
be
continued
to
our
may
twentieth
meeting.
A
D
Matthew
clark,
property
owner,
applies
her
major
zoning
relief
to
demolish
an
existing
detached
garage
and
can
construct
a
new
two-car
detached
garage.
The
applicant
proposes
sixty-five
percent
impervious
surface
coverage
where
a
maximum
forty-five
percent
is
allowed.
Zoning
code
section
six,
eight
to
ten
a
the
existing
impervious
surface
coverage
on
the
property
is
sixty-three
percent.
The
Zoning
Board
of
Appeals
is
the
determining
body
for
this
case.
Documents
included
as
part
of
the
record.
Our
variance
application
submitted.
A
Thank
you.
If
I
could
have
everyone
who
wishes
to
speak
to
us
on
the
matter
for
25
33
lawndale,
please
be
swarmed.
By
raising
your
right
hand,
do
you
swear
our
firm
to
tell
the
truth
throughout
the
course
of
these
proceedings?
Thank
you.
If
you
could,
please
come
up
to
the
lectern
and
give
us
your
name
and
address.
Please
pack.
J
My
name
is
matthew
clark.
My
dress
is
25
33
londo.
Our
current
garage
is
in
a
pretty
sad
state
of
affairs.
The
concrete
foundation
on
it
is
cracked
it
takes
on
water
in
the
winter.
In
fact,
you
get
a
sheet
of
ice,
a
couple
different
times
where
the
or
wheels
were
locked
in
I
couldn't
actually
get
my
wife's
car.
One
morning
we
wanted
to
tear
down
build
a
new
garage
if
you
I
think
there
are
pictures
attached
there.
The
side
walls
are
sort
of
buckling
there's.
J
Currently,
we
have
agri
driveway
that
runs
down
the
side
of
ours,
which
is
why
we're
at
a
sort
of
impervious
surface
ratio
of
sixty-three
percent
we'd
like
to
build
the
garage
a
little
bit
wider
to
accommodate
two
cars
and
to
be
able
to
get
in
and
out.
At
the
same
time
we
have
nine
month
old
and
the
car
seat
right
now
we
can't
get
it
out
of
the
car
when
we
have
to
crop
of
two
cars
in
there.
J
A
K
A
A
slab
for
it,
as
well
as
doing
the
rest
of
the
construction
on
it.
I've
noted
that
your
driveway
and
the
neighbors
driveway
are
sort
of
contiguous
with
each
other
yeah
and
run
the
length
together
of
the
property
and
that
you
have
a
small
apron
which
extends
to
the
north,
so
that
you
can
get
two
cars
instead
of
just
coming
straight
back
and
not
being
able
to
use
the
second
half
of
your
garage.
C
Yes,
you
said:
I
was
trying
to
look
at
this
on
google
just
now,
I
couldn't
quite
see
you
mentioned
that
a
lot
of
the
problem
with
the
impervious
surface
is
because
your
driveway
is
asphalt.
Going
back.
Have
you
guys
considered
tearing
that
out
on
putting
pervious,
pavers
and.
D
Melissa,
it
would
receive
a
20-percent
discount
by
the
zoning
code,
but
I
think
what's
important.
To
note
in
this
case
is
that
the
driveway
is
immediately
adjacent
to
the
neighboring
driveway
and
neither
driveways
wide
enough
to
function
on
its
own,
so
to
change
material
when
the
two
above
could
be
problematic.
That's.
J
C
G
J
A
J
A
Because
one
of
the
things
that
I'm
just
concerned
about
is
that
is
the
fact
that
you
had
mentioned
sheets
of
ice
forming
and
anywhere
that
we
can
take
the
opportunity
to
correctly
grade
concrete
surfaces.
Hard
surfaces
is
definitely
an
opportunity
we
like
to
take,
but
it
doesn't
sound
like
you're,
really
changing
anything
there.
A
J
A
A
B
B
Recognize
the
pervious
pneus
issue
is
the
one
reciting
and
agree
with
Beth's
concern.
However,
this
is
a
small
lot
and
a
garage
on
the
lot
that
is
not
by
today's
standards,
a
standard
size
and
since
the
existing
impervious
space
is
sixty-three
percent.
Is
that
right,
it's
going
from
63
to
65
that
change
in
order
to
obtain
a
garage
that
is
a
standard
size
by
today's
standards
seems
like
the
minimum
change
necessary
to
me.
A
Will
note
just
Melissa
and
I
were
talking
about?
You
know,
sort
of
the
other
surfaces
and
everything,
and
we
even
looked
at
you
know
if
we
were
to
request
the
the
concrete
walk
up
front
to
be
changed
to
a
more
pervious
surface
like
a
brick
or
something
like
that.
We
still
are
increasing
what
is
currently
there.
So
we
really
don't
gain
anything
on
that
which
I
know
something
that
somebody
probably
would
mention
and
I
I.
C
A
Right
again,
as
we
have
done
with
the
previous
project,
we
have
seven
standards
that
we
must
determine
have
been
met
in
order
for
us
to
grant
any
sort
of
a
variance
request.
So
we
will
go
through
those
seven
standards
number
one.
The
requested
variation
will
not
have
a
substantial
adverse
impact
on
the
youths,
enjoyment
or
property
values
of
adjoining
properties.
We
have
statements
from
several
of
the
neighbors
I
think
about
all
of
the
surrounding
neighbors,
who
have
stated
that
they
are
in
favor
of
the
project.
A
We
know
that
those
property
owners
are
usually
looking
out
for
their
best
interests.
They
believe
that
that
nothing
should
have
an
adverse
impact.
Then
I
believe
the
sport
should
should
it
be
in
agreement,
so
that
standard
has
been
met.
Number
two:
the
requested
variation
is
in
keeping
with
the
intent
of
the
zoning
ordinance.
A
One
of
the
things
the
zoning
ordinance
does
try
to
do
is
to
move
cars
off
the
street
and
into
private
parking
spaces,
be
that
a
garage
or
some
sort
of
a
parking
structure
at
the
back
of
the
building
and
so
I
think
by
making
this
a
more
usable
space.
It
encourages
that
that
to
happen,
and
therefore
I
believe
that
this
is
in
keeping
with
the
zoning
ordinance
number
three.
The
alleged
hardship
or
practical
difficulty
is
peculiar
to
the
property.
A
Again
we
find
ourselves
with
a
substandard
lot
in
terms
of
the
size
and
the
fact
that
it
already
is
is
non-conforming
when
it
comes
to
impervious
surface
coverage,
and
the
requested
change,
while
it
is
increasing
the
impervious
surface,
is,
is
not
going
to
to
make
a
drastic
impact.
I
just
noticed
a
statement
here
which
I'm
going
to
just
read,
although
you
could
not
respond
since
we've
closed
the
record,
but
I
do
notice
that
rain
barrels
have
been
something
that
has
been
discussed
in
here
as
well.
A
So
I
think
maybe
is
one
of
our
conditions
when
we
get
to
that,
we
can
definitely
recommend
rain
barrels
to
help
keep
water
from
going
on
to
these
hard
surfaces,
so
that
standard
has
been
met.
Number
for
the
property
owner
would
suffer
a
particular
hardship
or
practical
difficulty,
as
distinguished
from
amirah
inconvenience
at
the
strict
letter
of
the
regulations
were
carried
out.
This
is
a
garage
which
was
built
long
before
the
size
of
cars
got
much
larger.
A
I
think
the
requested
change
is
is
definitely
what
what
is
needed
for
two
cars
to
fit
comfortably
in
a
garage,
so
I
believe
this
standard
has
been
met.
Number
five:
the
purpose
of
the
variation
is
not
based
exclusively
upon
a
desire
to
extracted
itional
income.
I
would
say
that
most
people
who
have
a
home
would
expect
to
have
a
well
constructed
and
functioning
garage.
A
Most
of
them,
I
would
expect,
are
looking
for
a
two-car
garage
if
possible.
So
I
think
that
this
is
is
quite
typical
and
is
not
something
that
is
going
to
generate
additional
income
for
the
property,
so
that
is
met.
Number
60,
ledge,
difficulty
or
hardship
has
not
been
created
by
any
person
having
an
interest
in
the
property.
A
The
fact
that
this
garage
is
is
in
somewhat
disrepair
leads
me
to
believe
that
has
been
here
for
several
several
years
before
the
current
property
owner
has
had
it
and
therefore
they
are
just
trying
to
remedy
a
situation
that
exists.
So
standard
number
six
has
been
matched
in
standard
number.
Seven.
The
requested
variation
requires
the
least
deviation
from
the
applicable
regulation
among
the
feasible
options
identified
before
the
ZBA,
as
I
mentioned
before.
This
is
not
a
an
excessively
large
garage.
A
C
C
Where
a
maximum
forty
five
percent
is
allowed
with
the
following
conditions
that
the
project
is
carried
out
in
substantial
compliance
with
the
testimony
and
documents
prevent
it
presented
here
tonight
and
with
additional
condition
that
downspouts
and
training
on
the
new
garage
be
directed
into
either
rain
barrels
or
away
from
the
pervious
surface
to
prevent
flooding
and
excessive
water
coverage.
On
the
on
the
pervious
surface,.
F
A
A
D
Aylmer
jr.
property
owner
applies
for
major
zoning
relief
to
construct
a
second-story
addition
to
an
existing
one
story.
Office
and
warehouse
building.
American
vintage
homes
incorporated
the
applicant
requests
a
point:
one
foot
street
side
yard
setback
where
ten
feet
is
required.
Zoning
code,
section,
6,
1346,
B
and
a
one
point:
six
foot,
rear
yard
setback.
We're
five
feet
is
required.
Zone
in
code,
section,
6,
13,
46
e,
the
Zoning
Board
of
Appeals
is
the
determining
body
for
this
case.
A
Thank
you.
The
applicant
is
here
and
if
I
could
ask
at
this
time,
anybody
who
may
wish
to
speak
to
us
on
the
matter
for
1523
pain,
Street
to
be
sworn
by,
raising
your
right
hand,
do
you
swear
or
affirm,
to
tell
the
truth
throughout
the
course
of
these
proceedings.
Thank
you.
If
you
would,
please
come
up
and
give
us
your
name
and
address.
L
L
L
The
this
is,
this
structure
is
on
the
west
half
of
the
building
right
along
ashland
avenue.
The
east
half
of
the
lot
is
parking
which
is
maxed
out
for
current
use
current
space.
The
addition,
I
should
say,
is
not
quite
maxed
out:
we
are
adding
two
additional
parking
spaces,
so
we
meet
the
requirement
for
parking.
The
additional
space
on
the
second
floor
is
primarily
warehouse
space,
some
additional
offices.
L
L
This
is
the
proposed
first
floor
plan,
so
they
see
the
column
line
bubbles
above
that
represents
the
extent
of
the
addition.
Part
of
the
challenge
of
this
project
is
the
existing
operations
to
remain
in
use
in
operation
throughout
construction.
So
we
looked
at
some
ways
of
it's.
Actually,
the
existing
structure
cannot
support
the
second
floor.
It
has
roof.
L
Trusses
that
extend
the
full
width
of
the
building
and
what
we
are
doing
is
going
to
float
a
new
second-floor
structure
above
those
trusses,
and
we
have
to
drop
in
columns
down
the
length
of
our
addition
to
place
to
meet
the
zoning.
Setbacks
would
be
five
feet
off
the
north
wall,
the
alley
and
ten
feet
off
the
Ashland
wall,
and
that
would
put
columns
right
in
the
middle
of
existing
warehouse
space
I
would
be
very
disruptive
what
we're
trying
to
keep
the
existing
roof
in
place.
L
While
we
build
this,
the
new
floor
will
flow
directly
above
this
we're
minimizing
the
height
for
the
addition.
This
is
the
proposed
second
floor
and
you
can
see
it
requires
two
means
of
egress
plus
an
elevator
for
full,
accessible
access
to
the
second
floor
and
those
take
up
quite
a
bit
of
floor
space
and
here's
the
proposed
section.
So
you
can
see
at
the
first
floor
of
the
existing
roof
truss
system,
with
the
proposed.
Where
is
the
repeating
that
same
type
of
structure?
L
For
the
second
floor
again,
the
overall
height
is
a
29
feet
above
grade
now.
This
is
the
proposed
site
plans.
You
can
see
the
full
extent
of
parking
on
the
East
half
of
the
lot.
The
denser
shaded
area
at
the
upper
half
of
the
building
is
proposed
addition
and
I've
plotted
the
shadow
line
at
a
45
degrees,
sun
angle
from
the
southwest
I'm,
sorry
southeast,
so
the
lighter
shadow
is
the
actual
shadow
that
would
be
projected
at
that
angle.
L
A
L
F
D
L
In
terms
of
character
of
the
neighborhood
of
it
was
pointed
out
to
us
that
this
zone
of
this
district
has
many
non-conforming
properties.
Adjacent
buildings
are
typically
adjacent.
Commercial
buildings
are
typically
zero
lot
line
on
street
frontages,
so
this
is
a
similar
character.
So
here's
a
series
of
three
dimensional
images
showing
and
as
of
right
edition,
just
building
out
the
volume
or
the
set
backs
up
to
the
41
feet
and,
from
the
same
viewpoint
proposed
edition
coming
around
to
the
north
northwest.
L
The
American
Vintage
purchased
this
property
in
2005
and
made
substantial
improvements.
It
was
a
mishmash
of
masonry,
concrete
block,
glass
block.
They
investigated
it
into
the
property
to
address
the
the
building
envelope
performance
and
apply
the
stucco
coating
to
unify
the
appearance,
the
intent
we're
still
studying
the
elevation,
but
the
intent
is
to
very
much
continue
the
language
and
the
two
tones
of
stucco
with
articulation
on
these
large
walls.
L
F
Curious
how
many
employees
yeah
approximately.
L
L
The
I
believe
the
zoning
applicable
to
this
edition
is
no
add,
you
know
no
in.
We
don't
need
to
increase
spaces,
but
we
are
able
to
increase
too
because
we're
getting
rid
of
a
shed
and
extending
some
area
that
isn't
currently
designated
as
parking.
But
we
do.
We
do
comply
with
the
zoning
requirements
for
parking.
D
To
clarify
the
existing
parking
on
site
currently
is
10
spaces
which
is
legally
non-conforming
so
with
the
two
additional
spaces
you'll
be
at
12,
but
the
actual
parking
requirement
does
not
increase
based
on
the
plans
that
were
provided,
because
the
parking
is
mostly
based
on
number
of
employees,
which
is
not
changing.
Okay,.
A
And
I
will
note
also
for
the
record
that
this
particular
parcel
of
land
was
resumed
in
2013,
which
happened
after
the
current
owner
had
purchased
it.
It
was
originally
a
c2
district
and
is
now
a
mixed-use
district
which,
as
we
discussed
earlier,
includes
a
lot
of
these
kind
of
work,
live
type
facilities
and
is
usually
a
lot
of
legal
non-conforming
uses
throughout.
F
A
A
L
K
I
think
I
think
that
the
big
thing
will
be
that
we're
going
to
have
much
less.
The
problem
is
we'd,
be
running
out
of
inventory.
Our
technicians
use
material
immediately
the
next
day
we
need
another
truck,
and
our
traffic
is
just
crazy
because
we
got
all
these
deliveries
and
I'm
trying
to
get
my
technicians
out,
and
it's
just
it's
just
crazy.
K
K
K
A
B
Projects
like
these,
I'm
usually
moved
by
weather.
The
requested
relief
somehow
changes
the
footprint
or
further
encroaches
on
a
property
line.
Then
already
is
being
done
and
in
this
case
it's
just
an
extension
of
the
facade
up
which
for
me
suggests
it's
not
really
requesting
much
of
a
variation,
so
I
I'm
inclined
to
grant
grant
the
relief
requested
in
cases
like
that.
I
think.
A
Right
again,
one
of
the
things
we
must
do
is
go
through
the
standards
to
make
sure
the
standards
are
met,
so
I
will
be
doing
that
again.
The
first
standard,
the
requested
variation,
will
not
have
a
substantial
adverse
impact
on
the
youths
enjoyment
of
property
values
of
adjoining
properties.
As
we
discussed,
this
is
a
mixed-use
district
and
is
surrounded
by
many
mixed-use
districts.
A
We
find
a
lot
of
buildings
that
are
illegally
non-conforming
in
these
districts
and
we
have
not
heard
testimony
from
anyone
that
would
lead
us
to
believe
that
they
would
be
be
adversely
impacted
by
the
structure
that's
been
proposed
before
us,
so
that
standard
has
been
met.
Number
two:
the
requested
variation
is
in
keeping
with
the
intent
of
the
zoning
ordinance.
One
of
the
things
the
zoning
ordinance
does
look
into
is:
how
do
we
keep
businesses
in
evanston
and
allow
them
to
expand?
A
Different
here
means
it's
actually
putting
somewhat
of
a
more
burden
on
them,
to
try
to
figure
out
how
to
suspend
something
without
the
support
of
the
actual
walls
that
already
stand
there,
so
that
that
standard
has
been
met.
Number
for
the
property
owner
would
suffer
a
particular
hardship
or
practical
difficulty
is
distinguished
from
a
mere
inconvenience
kind
of
continuing
with
what
I
was
just
saying
quite
often
on
these
properties,
where
we
find
people
who
want
to
add
a
second
story,
be
it
in
a
residential
or
commercial
district.
A
We
try
to
whenever
possible,
allow
them
to
build
on
the
first
floor
walls
as
opposed
trying
to
cantilever
or
or
bring
something
in
in
such
a
way
that
it
makes
it
sometime
more
cumbersome
for
them
to
try
to
achieve
their
plans.
So
I
believe
number
four
has
been
met.
Number
five:
the
purpose
of
the
variation
is
not
based
exclusively
upon
a
desire
to
extract
additional
income
from
the
property.
A
We
don't
see
that
this
is
going
to
necessarily
bring
additional
income
for
the
property
itself,
we're
hoping
that
the
business
is
successful
with
their
expansion
and
that
they
do
generate
additional
income
for
themselves.
That
way,
but
this
standard
has
been
met,
number
six,
the
alleged
difficulty
or
hardship
has
not
been
created
by
any
person
having
an
interest
in
the
property
as
discussed
before
they
have
tried
to
remedy
this
by
expanding
out.
A
Without
much
luck,
the
building
has
existed
in
its
current
condition
for
some
time,
and
actually
it
was
improved
upon
by
the
current
owners
when
they
purchased
the
property
back
in
2005
and
I
would
notice
that
the
city
actually
has
changed
the
zoning
on
them.
So,
if
anything
that
the
city
has
probably
created
some
of
the
difficulty,
so
this
standard
has
been
met
and
number
seven.
The
requested
variation
requires
the
least
deviation
from
the
applicable
regulation
among
the
feasible
options
identified
before
the
ZBA.
A
A
A
So
good
luck
with
your
project
and
we
look
forward
to
your
expansion.
That
concludes
the
business
that
we
have
before
us
this
evening.
I'll
ask
if
there
are
any
announcements
seeing
none,
we
will
stand
adjourned.
We
are.
Our
next
meeting
will
be
May
sixth
here
in
council
chambers,
and
we
stand
adjourned
until
that
time.