[{"_1":2,"_99":-5,"_100":-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],{"_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",6243049,"mediaKeyId","3242970-ee433ab500381b5c9fcf16d2b5f45a6c","parentId",3242970,"title","Commission approves variances allowing garages to project ahead of front facades on two West Forest homes","audioSeconds",943,"startMs",5975000,"endMs",6918000,"viewUrl","/Search/View?dp=1&key=3242970-ee433ab500381b5c9fcf16d2b5f45a6c&start=5975&end=6918","thumbnailUrl","https://assets.pipeline.soar.com/3242970-ee433ab500381b5c9fcf16d2b5f45a6c/thumbnail_5975000.jpg","articleUrl","/articles/6243049/Waukegan/DuPage-County/Illinois/Commission-approves-variances-allowing-garages-to-project-ahead-of-front-facades-on-two-West-Forest-homes","mediaUrl","https://secure.pipeline.soar.com/6243049-b1ac317fa6032d6382b2aaaa9ebf5eb6/orig.mp4?Expires=1771185457&Signature=bAkeD3p9lN-KkJsnIrsXCxOSteN3-03hNTaOjwUsVdz2w212XTYGEBx5kV3uUSYXkRWTONxN0H9nYZRU6p71Ma5fj7SGq2nfyYvOB09PycAL5oZFjbsvtKbwwBmAtje4gJk6WHBmibqXMtY~24p~7gwyMkj2qSdW7zns73XY31EiCOZVMpkvqP3zaOS1aCmMdRIC9GVHeeZ0zSscMqr-qRvM8Axs-h0LTLRTwKAav27yuowZcuDeJMNEvjzpYPwE2Pte7wo5~SlwyEojTkODA0NF449aLWFgvmemV7kVeqhcUEAbO5E2NbMahclniQRXSNlOmf3vl31HmzKApvSQVA__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Waukegan, IL","date","2025-05-07T16:47:55Z","article","The Waukegan Planning and Zoning Commission on May 8 approved two variances that allow attached garages to project in front of the primary house elevation for new single-family homes at 4386 and 4390 West Forest Avenue, after hearing from staff, the project architect and neighbors.

Sam Green of the Planning and Zoning Department explained the Unified Development Ordinance design guideline at issue requires attached garages to be set at least five feet behind a home’s front line to promote pedestrian-oriented frontage and architectural prominence. The applicant, developer Lehi Yosef, is building four homes on the parcel; two of the homes had permit-application timing that required compliance with new UDO standards while two others had been permitted under the earlier ordinance. Green said the applicant met most design requirements but sought variances solely for the garage setback because reengineering would be financially infeasible: some trusses and structural elements had already been fabricated based on earlier design work.

Architect Tom Budzick confirmed that trusses had been manufactured for the units and described that as the source of hardship: \"This was always envisioned as 4 unique properties... Lehi has taken additional efforts to change the designs after whatever he can at this point to meet the requirements of the Unified Development Ordinance, except for this 1 item.\" The requested relief is different at each lot: staff said the garage at 4386 would project four feet in front of the facade, and the garage at 4390 would project five feet in front. Staff also noted the driveway length from property line to front of garage is about 25 feet and that the homes meet the standard front-yard setback to the street; the variance concerns the relationship of the garage to the house facade, not the street-facing setback.

Two written objections were read into the record by the chair from John and Karen Shiners of 4379 West Forest Avenue and another neighbor; both objected on the grounds that moving garages closer to the street and shortening driveways could encourage on-street parking and increase traffic and safety concerns. Developer Lehi Yosef addressed the commission and said similar garage arrangements exist elsewhere in the neighborhood and argued the development would enhance local property values.

Commissioner Hague moved to approve zoning calendar 2783 for 4386 West Forest Avenue; Commissioner Haines seconded and the motion passed by roll call. The commission then approved zoning calendar 2784 for 4390 West Forest Avenue by a separate motion and roll-call vote. Staff reminded the applicants that approved variances must still receive City Council confirmation for final approval and that the council hearing will be scheduled in early June; staff will provide the final date and time.","mediaType","Video","parentTitle","2025-05-08 City of Waukegan Planning and Zoning Commission Meeting","oneSentenceSummary","The commission approved two variances allowing attached garages to project ahead of the front elevation at 4386 and 4390 West Forest Avenue, citing hardship tied to already-fabricated trusses and prior design timelines; objections from neighbors about on-street parking were recorded.","taxTitle","Waukegan, DuPage County, Illinois","taxId",2647,"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},6243054,"Commission continues hearing on banquet-hall conditional use at 1428 West Glen Flora Avenue",2999,2941000,5940000,"/Search/View?dp=1&key=3242970-ee433ab500381b5c9fcf16d2b5f45a6c&start=2941&end=5940","https://assets.pipeline.soar.com/3242970-ee433ab500381b5c9fcf16d2b5f45a6c/thumbnail_2941000.jpg","/articles/6243054/Waukegan/DuPage-County/Illinois/Commission-continues-hearing-on-banquet-hall-conditional-use-at-1428-West-Glen-Flora-Avenue","https://secure.pipeline.soar.com/6243054-f952b0584a3209b9ffbbc6d851598137/orig.mp4?Expires=1771185457&Signature=CTpVGmqq7joKG0rmpGmxfq2AxUN1-5quhvivADV3LTV2k1fjldQqfbq4-eroq-2PQyuXXCQFjw0NQfTiFUMLr7KOCnKFru1DmpwVtXvQOMRtE9tvEHmT~w6k~8AycRO56bCs7dBvqht2uZlrLnhYQGBQm4o8MeqQIih5Zo71bmnCRaS5MXt5rTAQyQzsq83q5iEwHk25oiBJQcHFpxMrgkIPT~Zc1J8whdrRfwMWt-~ZA6cfd2eUSLGqew4u9qCbsigkhQzHzLB9afPicSI1UjykYmC5bXb7P2NjdcopLO2qU1m8apBQSMCaPvbQ-uRDvzXuTOQDQgTGwd5~YRSAFQ__&Key-Pair-Id=KUT5TJCACFTXG","The Waukegan Planning and Zoning Commission on May 8 continued a conditional use permit request that would allow Club Apaseo El Alto to operate a banquet hall at 1428 West Glen Flora Avenue, citing unresolved issues including parking capacity, occupancy limits, restroom facilities and food-handling oversight.

Sam Lapine, associate planner, presented zoning calendar 2782 and said the applicant, Club Apaseo El Alto, seeks to convert approximately half of the building to banquet use. Lapine told the commission the site is in Ward 5 and that the applicant has a preexisting parking agreement for an auxiliary lot; the proposed layout shows roughly 27 parking spaces with an auxiliary agreement, and Lapine included a condition requiring an updated parking agreement be provided to the city. He reported staff had received a written objection from Joan S. Welton on behalf of Raymond F. Goodbody and listed staff conditions that would attach to any approval, including noise controls, maintenance of landscaping, and prohibitions on on-site storage of unrelated vehicles and materials.

The written objection from Joan S. Welton, read into the record by Lapine, raised several concerns: the letter said the proposed building capacity of 200 persons \"seems high for area set aside for banquet area,\" questioned the adequacy of restroom facilities and hand-washing for food handlers, argued 27 parking spaces are inadequate compared with the prior ordinance requirement of 67, and described observed littering and instances of vehicles parking in restricted areas. Lapine told the commission the Fire Department had indicated the entire building capacity is somewhat above 300 but staff did not have a capacity estimate for only the portion to be used as a banquet hall.

Owner Armando Pena, sworn, described the request as necessary to raise funds after losing a grant and to support the organization's community work, including a food pantry that staff and volunteers said serves 300–400 families on weekends. Several neighbors and volunteers spoke: Joan S. Welton (representing 1504 West Glen Flora) testified on safety, restroom capacity and parking; Michael Smith (resident at 1515 West Glen Flora) described concerns about overflow parking and pedestrian safety; Gloria Gomez, Karina Diaz, Esperanza and others testified in support of Pena and described crowd-control practices used for the food pantry. Pena said he would obtain required licenses and hire security as needed and asked the commission to consider the community benefits of his programs.

Commissioners identified outstanding issues they considered material to the decision: (1) whether the proposed operation would endanger public health, safety, comfort or welfare; (2) whether the use would injure enjoyment or property values of nearby parcels; and (3) whether ingress/egress and traffic measures would adequately minimize congestion. Commissioner Haines moved to continue the hearing to the July 10, 2025 commission meeting to allow the applicant to work with staff to address those points; Commissioner Hague seconded and the motion to continue carried with a roll-call vote in favor. Staff confirmed the continuation was agreeable and told the applicant to work with the department to resolve items including parking, occupancy details, evidence of required health- and fire-related permits and any additional site-plan modifications.","The commission continued a request by Club Apaseo El Alto and owner Armando Pena for a conditional use permit to operate a banquet hall, citing unresolved issues including parking, occupancy, restroom capacity and food-handling oversight; the case was continued to allow the applicant to work with staff.",{"_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},6243058,"Planning commission recommends vacating right-of-way adjacent to 1206 Yeoman Street",595,2331000,2926000,"/Search/View?dp=1&key=3242970-ee433ab500381b5c9fcf16d2b5f45a6c&start=2331&end=2926","https://assets.pipeline.soar.com/3242970-ee433ab500381b5c9fcf16d2b5f45a6c/thumbnail_2331000.jpg","/articles/6243058/Waukegan/DuPage-County/Illinois/Planning-commission-recommends-vacating-right-of-way-adjacent-to-1206-Yeoman-Street","https://secure.pipeline.soar.com/6243058-6600a5ccdd825be27cdbff8ab0345a41/orig.mp4?Expires=1771185457&Signature=I66DP3YdB8ioAvL8HkZbrFFIaCEQBY6L637D2TO76bSkjqD2BYc7DFrwybH-gRzL8L33C-fF7smM5Tqc7o3OSuhPCmkbtahSnGjLCY~CPkliLyJrPYbgERpQNZ0gZMbJcmeE5U-K00vCBcrmCud0DMhLXWi3xXK8MQ7gCcsoNUx1sAh1TM5YvH5Js1kr5r2jjDsMmeJcwj0BGTNZKr3zmc37OTsX0SWZVyCqdvB-84~DBP1bco5Smj4JGX7MOIL4C4D8Jor4TUocb0tIG~rvmCXFN~UNS3-xOer8TQ-xPltxrra0lt2ArlumHJnwWPOsFwECuXYXMM64uEx-0SphJg__&Key-Pair-Id=KUT5TJCACFTXG","The Waukegan Planning and Zoning Commission on May 8 recommended approval of a vacation of a portion of city right-of-way adjacent to 1206 Yeoman Street, a move intended to allow the homeowner to keep an existing driveway and a gate installed without permits in 2024.

City planner Tyler, presenting zoning calendar V-01/25, told commissioners the homeowner Linda Dorsey has used the city right-of-way as a driveway for more than 40 years and that a garage on the site was built in 1982. \"The homeowner has used this right of way as their driveway for over 40 years,\" Tyler said. Staff noted a four-foot utility easement at the north end of the strip and said utility companies including North Shore Gas, ComEd and AT&T had signed off on the proposed vacation.

The commission’s recommendation approves the technical vacation and forwards it to the City Council, which sets the final price and grants final approval. Staff presented an estimated purchase price using the city’s standard formula: roughly $1.46 per square foot multiplied by the area (about 2,200 square feet), yielding a recommended price of $3,223.68; Tyler said the council determines the final amount. Linda Dorsey, sworn as the property owner, said her family has owned the house since her birth and that a 1982 permit she reported could not be located in city records: \"My parents had this home, you know, since I was born... my father had a garage built on that alley, as you call it. And the city of Joaquin gave me permit, permit number 1005. I came to the city to find that permit, no 1 could find that document.\"

Commissioners asked whether the utility easement was covered by concrete and whether utilities could still access lines; Tyler said there are overhead cables and that utility providers had signed off. Commissioners also discussed that the vacation process is the correct municipal avenue when a right-of-way has effectively been used as private property and that final conveyance requires council action. The motion to recommend approval was made by Commissioner Hague and seconded by Commissioner Young; the roll-call vote was unanimous in favor.

The commission’s recommendation is advisory; the City Council will review the vacation and set the final price and deed process. The staff record notes the existence of a four-foot utility easement that will remain and that utilities retained access rights despite the proposed vacation.","The Waukegan Planning and Zoning Commission voted to recommend approval of a vacation of a portion of city right-of-way next to 1206 Yeoman Street after staff said the homeowner has used the area as a driveway for more than 40 years; final action and price-setting will be by the City Council.","actionData","errors"]

Article not found

Commission approves variances allowing garages to project ahead of front facades on two West Forest homes

Commission continues hearing on banquet-hall conditional use at 1428 West Glen Flora Avenue

Planning commission recommends vacating right-of-way adjacent to 1206 Yeoman Street