[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6379859,"mediaKeyId","2135042-24d8a74755257538fcb176ba33bbf1e5","parentId",2135042,"title","Lake Bluff PCZBA backs 120 East Scranton PMD final plan, adds pedestrian and fence conditions","audioSeconds",3577,"startMs",458000,"endMs",4035000,"viewUrl","/Search/View?dp=1&key=2135042-24d8a74755257538fcb176ba33bbf1e5&start=458&end=4035","thumbnailUrl","https://assets.pipeline.soar.com/2135042-24d8a74755257538fcb176ba33bbf1e5/thumbnail_458000.jpg","articleUrl","/articles/6379859/Lake-Bluff/Lake-County/Illinois/Lake-Bluff-PCZBA-backs-120-East-Scranton-PMD-final-plan-adds-pedestrian-and-fence-conditions","mediaUrl","https://secure.pipeline.soar.com/6379859-6b0c582efb4c1ec1093d75fe650b6f00/orig.mp4?Expires=1771137057&Signature=NdWt-3WEGI-BqiVmMuNnY2G4XmfEI3Bft1QVbYLtCKbP2Y9uwOmpt0R5c~7THsW2kD9mu79PSmyP12Y6TR9VgW0f9-V-hFfJUcj1pANWhHa~P1cXGvVulg5u1~iwEYU83577Fab-28ncL1QsEoKvyffpqrr9dZa17VKdQ8W8do4ZDz5TvOYZ6Jw9HGCBkk9-eNkoalYLY2-44fDTta2nMKo7XcoqD~~Jqyhl4eOkuAG1V6KBnR7VAHbSb0s8NH0u2yvBatCgI~cHJcJklKs5UnVL5hqg6M5rmqWCYTJSt~RUXdYHovw8ot6Ybshgwh-2Vi6NBQKECT1bHYrF7nciwA__&Key-Pair-Id=KUT5TJCACFTXG","author","Village of Lake Bluff, IL","date","2025-01-21T22:26:46.943Z","article","The Village of Lake Bluff Joint Plan Commission and Zoning Board of Appeals on Jan. 15 recommended that the Village Board approve the final plan for a planned mixed‑use development at 120 East Scranton Avenue, after hearing presentations from the applicant and extended discussion of pedestrian safety and on‑street parking.

The commission’s recommendation follows a presentation of the PMD final plan, including building elevations, a revised parking and ramp configuration and a lighting study. Commissioners and members of the public raised concentrated concerns about how vehicles exiting an underground garage would interact with pedestrians, scooters and bicycle traffic on the adjacent sidewalk.

The developer showed a revised design for an 6–8 unit condominium building (the applicant said the project is likely to be eight units) with underground parking. Project materials included floor plans, elevations and lighting photometrics. The applicant presented three options for the drive ramp and the sidewalk/parking arrangement at the northwest corner of the site and discussed railings, signage and a widened flat area at the top of the ramp to improve sight lines.

Commission discussion centered on pedestrian safety and on preserving as many on‑street spaces as possible. Several commissioners urged keeping a 90‑degree plan and a sidewalk jog that they said slows scooters and motorists. One commissioner asked that two‑hour parking restrictions on east Scranton remain in the block to support library use; the applicant said the project team will coordinate with the village’s parking consultant on appropriate limits. Commissioners also raised the prospect of a pedestrian “knuckle” at the northeast corner to shorten crossings and increase visibility.

The applicant said the building elevations were refined after a preliminary Architectural Board of Review discussion and that final engineering added storm‑drain modifications and enlarged drainage piping into an on‑site detention system. The applicant said the intent is to dedicate parking spaces to individual condominium units once units are surveyed and recorded.

Following discussion the commission amended and approved a motion recommending Village Board approval of the PMD final plan with conditions that the applicant (1) provide a pedestrian knuckle at the northeastern corner of Oak and Scranton, (2) replace or repair the existing wooden fence along the north property line where it is in poor condition, (3) work with staff and the village parking consultant on parking time restrictions for the new curbside spaces, (4) address impact‑fee timing and payment (applicant stated impact fees are typically paid at building permit and proposed unit build‑out payment), and (5) provide a distinct sidewalk treatment or other visual/surface differentiation at the ramp/sidewalk interface to encourage driver caution. The motion included direction that final engineering would be reviewed by staff, the Architectural Board of Review and then the Village Board as required by the PMD process.

The PCZBA recorded the vote by roll call: Member Fisher, Member Miller, Member Russell, Member Sorenson, Member Toll and Chair Peters voted to recommend approval (ayes). Member Danley was absent. The recommendation will advance to the Village Board for final action.

The commission also asked the applicant to coordinate final details — including the exact knuckle design, fence replacement specifications, signage, and parking‑time limits — with village staff and the parking consultant prior to the Village Board review.

Notes: the applicant presented the project as “120 E. Scranton” (an LLC name referenced in materials) and said the development team is preparing condominium legal descriptions and unit surveys for final recording. The applicant told the commission it favors eight units, that most visitor parking is accommodated by on‑street spaces in the Central Business District, and that the ramp will include a flat section near the sidewalk and railings where grade requires them.

The commission’s recommendation does not constitute final municipal approval; the Village Board will consider the PMD final plan in a subsequent meeting.

","mediaType","Video","parentTitle","LBPCZBA January 15, 2025","oneSentenceSummary","The Village of Lake Bluff Joint Plan Commission and Zoning Board of Appeals on Jan. 15 recommended the Village Board approve the final plan for a planned mixed‑use development at 120 East Scranton Avenue, after discussion focused on pedestrian safety and on‑street parking.","taxTitle","Lake Bluff, Lake County, Illinois","taxId",70473,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6379845,"Lake Bluff resident urges boards to account for federal conservation easements during reviews",225,112000,337000,"/Search/View?dp=1&key=2135042-24d8a74755257538fcb176ba33bbf1e5&start=112&end=337","https://assets.pipeline.soar.com/2135042-24d8a74755257538fcb176ba33bbf1e5/thumbnail_112000.jpg","/articles/6379845/Lake-Bluff/Lake-County/Illinois/Lake-Bluff-resident-urges-boards-to-account-for-federal-conservation-easements-during-reviews","https://secure.pipeline.soar.com/6379845-54a927b029f0b06de985ebd034274b0f/orig.mp4?Expires=1771137057&Signature=bwWjG9w8Q6oExSk4eW5g2WesmfeghVi~SBTT~vNr-58Y0Xn6bX-FOXVVGCTFXZq9vAeebGBnNJ~9IhAsWGM8u-GbcrY0qwRZ5vCQUbXCayEsHdb3zDZNd3UU9lZ9wYtjdIAFHsZTHbDQ-wwxmlc8S5qmuWdaLPhpRHq3Myu~JSJj00lWTpKS-yhYlLvLqOJfHqbs1dFcB-aEem-ybjcSDS3Fv6d3yIVcERqr7VAcnQuticyEVk6sDcoSTgW5aLphdNaCoqb95U65a0hosJNMN3LmT5F8OnzoIpRpLF1gz-cL0Q8dtPcTtIkowOF2erB1fL7KO3iP9Ibo6cRrK41rwA__&Key-Pair-Id=KUT5TJCACFTXG","During the public comment period at the Jan. 15 meeting, Stephanie Bjork, a property owner on East Prospect, asked plan commission and zoning board members to show conservation easements and recorded restrictions on plats and surveys that are provided to village boards.

Bjork described her family’s ongoing federal conservation easement enforcement litigation (Bjork v. Draper) and said federal easements create perpetuities that can place limits beyond the village’s authority. She said her home is within a federal easement recorded as part of the historic district and urged staff and commissioners to ensure plats and surveys included recorded restrictions so boards and applicants know what constraints exist.

Village staff responded that the village does not impose conservation easements and that the village would not generally enforce federal easements; staff said property owners must pursue enforcement in appropriate forums and that the village is not required to undertake litigation to enforce such private or federal restrictions. Staff also said that if submitted materials reference conflicts with federal or state law, that should be flagged so outside authorities can be contacted.

Bjork said she has asked staff in prior reviews to show easements on plats and to indicate recorded restrictions in project materials. The exchange concluded with the board noting the limits of village authority and staff reiterating that applicants should identify recorded easements in submission materials.

","A Lake Bluff homeowner told the PCZBA the village’s review materials should show recorded federal and state conservation easements and plats so boards understand legal constraints and perpetuity restrictions that can limit local approvals.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6379849,"PCZBA adopts draft rules of procedure after minor edits",388,7728000,8116000,"/Search/View?dp=1&key=2135042-24d8a74755257538fcb176ba33bbf1e5&start=7728&end=8116","https://assets.pipeline.soar.com/2135042-24d8a74755257538fcb176ba33bbf1e5/thumbnail_7728000.jpg","/articles/6379849/Lake-Bluff/Lake-County/Illinois/PCZBA-adopts-draft-rules-of-procedure-after-minor-edits","https://secure.pipeline.soar.com/6379849-0a6d39548fc56881dbeb5a0f66a8cfcd/orig.mp4?Expires=1771137057&Signature=L14ej-CnjxExMiGHvhMF7srvDgequ-oga4M8GhYiGAhXFG5-gYzXTuvjznjqXSUfezYCLJoEGkS98XEkuKsvZBQI3GUkRZCozqKUxhz8cK9qyUAvszVZl4a8mGykqemKRuSQLFQ0y7fLNUysWuSlNHMdemD7PV22bsT0SIEWhc5DnJqizoO6I7l-uIO47tvy-I3TjHjqaCqxOPenRdx~KIGDvE6s6~mFvIpJcoWj5F4nCFdUFMi43L26W4NBhnc~hvrKX4jVDT-B6V9Cl~h~EnFaoeUMp80DloYXBrROtIFP6WOD6O4yD7uOfAc52ursRSJJMNWA33pfDcfQLvfc1A__&Key-Pair-Id=KUT5TJCACFTXG","The Village of Lake Bluff Joint Plan Commission and Zoning Board of Appeals voted Jan. 15 to adopt a revised draft of its rules of procedure, with minor edits requested by commissioners.

Staff presented the draft rules for continued consideration and the board discussed two small changes: correcting a reference that used the term “village council” to the correct “village board,” and whether to retain a vice chair role. Commissioners noted that the Municipal Code provides for a vice chair to be designated by the village president; the commission agreed to retain the vice chair provision and to forward the corrected final draft to staff for distribution.

The commission moved and seconded approval of the draft rules as amended; the roll call vote was recorded in the affirmative and the chair confirmed the clerk would send a final cleaned copy to commissioners.

The new rules will be posted and used for future PCZBA meetings. Commissioners asked staff to circulate the final document once clerical changes are completed.

","The Village of Lake Bluff Joint Plan Commission and Zoning Board of Appeals adopted a revised draft of its rules of procedure on Jan. 15, including a minor correction and retention of a vice‑chair appointment consistent with municipal code.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6379854,"Shore Acres pool and deck variance hearing continued after commissioners seek clearer topo and structural plans",3583,4050000,7633000,"/Search/View?dp=1&key=2135042-24d8a74755257538fcb176ba33bbf1e5&start=4050&end=7633","https://assets.pipeline.soar.com/2135042-24d8a74755257538fcb176ba33bbf1e5/thumbnail_4050000.jpg","/articles/6379854/Lake-Bluff/Lake-County/Illinois/Shore-Acres-pool-and-deck-variance-hearing-continued-after-commissioners-seek-clearer-topo-and-structural-plans","https://secure.pipeline.soar.com/6379854-dc0dd61835388d2cac94beca1f59bc27/orig.mp4?Expires=1771137057&Signature=nIvGgQyqUQtsic18FQcNZtIJlKG25PlNRNu5BoZXLY1IZXf~4MoiH18Sgn8-S9hxkaC-qNQ7l0x~tuz1ipBNVEbTRor7Nx18fH7S6PhgM5iV5Omp~FTfsUg9ZxySwD0HfAqQA-JsJWTfwE8wl~O1hxankBDpSzfVe7xoKTp-Vee~8KuzlcQRv2IRzhPKRY1A6cnlkJ9iSsYHboCzhEKECsW-FEfnhAUXGMIjjqk4BSZbvdyymxOB9QU1DjZMVaffetdi1D01XOV4u7LOnTA8XTRq4Ya5rSaMrGBuZeyERYJ9wr~5EagY-1kaJJPz7~g84bee984zgcPZhbjXG76tNg__&Key-Pair-Id=KUT5TJCACFTXG","The Village of Lake Bluff Joint Plan Commission and Zoning Board of Appeals continued a public hearing Jan. 15 on a zoning‑variation application for extensive alterations to a nonconforming pool, spa, terrace and deck at 1800 Shore Acres Drive, citing incomplete topographic and structural information in the packet.

Village staff said the applicant seeks variations from setback and construction rules in the Village’s ravine protections (identified in staff materials as Sections 10‑12‑3, 10‑12‑4 and 10‑12‑5) to square the existing pool, relocate the spa, reduce a portion of the timber deck and expand a terrace to the south; staff and the village engineer said some proposed revisions can be built “in kind” but other changes require variances because they increase the degree of nonconformity.

Jeff Hanson, the village engineer, told the board that submitted contour information did not accurately represent the slope under the existing deck and that survey contours had been interpolated across an un‑surveyed area beneath the deck. Commissioners and staff said the incorrect topography made it difficult to determine how much of the ravine would be disturbed by the proposed terrace extension and where new support or retaining structures would be needed.

Property owners Manfred and Laura Hegwer and contractor Jeff Tondola described the site: a large house, a pool with a cantilevered deck element and an unstable section of deck supported by piers that staff said are currently within the ravine. The owners said an engineering review they commissioned found the southerly deck piers had shifted and that temporary shims had been used. The applicants proposed reducing the footprint of deck that overhangs the ravine (their drawings indicated removing roughly 600 square feet of deck in the ravine compared with the existing condition), squaring the pool to permit an electric retractable cover for safety and relocating the spa closer to the house. They said the southerly extension of the terrace in the proposal measures about 7.07 feet beyond the existing pool edge in their drawing.

Commissioners pressed for clarity on how the southerly terrace edge would be supported and whether the work would require filling the ravine, a new retaining wall at the top of slope, helical or micropile supports, or toe protection at the slope bottom. The applicant said final structural design is pending; the petitioner and village engineer discussed options including a new retaining wall near the top of slope as the least invasive alternative and extensive native vegetation restoration on the slope after construction.

Several commissioners said the packet materials were insufficiently clear and requested corrected, clean plan sets and recent high‑resolution photos (the applicants said drone photos from the listing are available in higher resolution). The board and staff asked the applicant to provide corrected topography that surveys beneath the deck, a structural‑engineering approach for supporting any new terrace, and a ravine restoration/planting and erosion‑control plan to accompany the variance request.

After discussion the PCZBA moved, seconded and unanimously approved a motion to continue the public hearing to the commission’s next regular meeting so the applicants could return with corrected, consolidated documentation and the additional engineering and restoration details. The hearing was continued to the commission’s next regular meeting on Feb. 19, 2025.

","Property owners at 1800 Shore Acres Drive asked to modify an existing nonconforming pool, spa and deck in a ravine area; the PCZBA continued the public hearing to allow the applicant to supply corrected topography, clearer structural plans and a restoration plan for ravine work.","actionData","errors"]

Article not found

Lake Bluff PCZBA backs 120 East Scranton PMD final plan, adds pedestrian and fence conditions

Lake Bluff resident urges boards to account for federal conservation easements during reviews

PCZBA adopts draft rules of procedure after minor edits

Shore Acres pool and deck variance hearing continued after commissioners seek clearer topo and structural plans