[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6223306,"mediaKeyId","3576535-71e407f754ccc4d454ff43639cb4f618","parentId",3576535,"title","PCZBA prioritizes R-5 zoning review among comprehensive plan action items","audioSeconds",3227,"startMs",2537000,"endMs",5764000,"viewUrl","/Search/View?dp=1&key=3576535-71e407f754ccc4d454ff43639cb4f618&start=2537&end=5764","thumbnailUrl","https://assets.pipeline.soar.com/3576535-71e407f754ccc4d454ff43639cb4f618/thumbnail_2537000.jpg","articleUrl","/articles/6223306/Lake-Bluff/Lake-County/Illinois/PCZBA-prioritizes-R-5-zoning-review-among-comprehensive-plan-action-items","mediaUrl","https://secure.pipeline.soar.com/6223306-ebe4e1776383d1af2077c1d12d068407/orig.mp4?Expires=1771194293&Signature=jNUCq1AWFOhK-GLx-10ezbq9Y-jf9jPD36rq-N5-z~toc05QMoz80KtfVR1IutZQ0zdms0N54Rq97VyOTB-LIxIgdMbj~HItBqEUdQMNHdzOamn1OukAEyTLwdW2-xaiiLMTiPTjen5X1izduXeHNaZpRvnz5rYEvosXYPJF0q98p5V95u3vvR4ZfjlmESukvUo-aiDNOh~2~YAS1txdVye-czj5ZqCLPKnLasrR-0X4cyGFXkf6qw1nArpy3qpznTN2881fY9xmjiaSVI6D53XRj9yGvI7N5Z6qKupKeRSP4G6mGA5QWGbikH1Y5Nqlg~h4KxEPQ-RRRFMa4NfILg__&Key-Pair-Id=KUT5TJCACFTXG","author","Village of Lake Bluff, IL","date","2025-05-27T19:31:01Z","article","The Village of Lake Bluff Plan Commission and Zoning Board of Appeals held a workshop on May 21 to prioritize implementation actions from the draft comprehensive plan and flagged a review of R-5 zoning rules as the commission’s top focus.

Commissioners said examining R-5 regulations could unlock opportunities for modest multifamily or missing-middle housing where the village’s zoning and code provisions now limit density and housing-type options. Members also recommended parallel work on changes to the industrial park regulations to allow mixed-use or multifamily redevelopment, revisiting accessory dwelling unit (ADU) rules, reviewing heritage-tree protections, and updating the subdivision ordinance.

Miss Gable, village staff, noted the implementation section of the draft plan lists goals with suggested lead agencies and timelines and that some items—such as Block 1 streetscaping—already have designs prepared. Commissioners said staff should extract the clear code changes identified in the Opticos zoning review (included with the plan) and begin work at the staff level where feasible.

Commissioners discussed coordination with the Architectural Board of Review (ABR) on several items that overlap with design guidelines. Member Russell recommended starting work on R-5 rules because those changes could be a practical avenue for adding housing without major opposition in certain parts of the village. Commissioners also suggested staff pursue a zoning review of the industrial/business park to clarify whether mixed-use or multifamily options should be allowed there.

Miss Gable said the comprehensive plan will go to the Village Board for second-reading consideration the following Wednesday and that staff will begin turning priority items into actionable work plans. Commissioners left the workshop with a working list that places R-5 zoning review first, followed by industrial-park zoning, ADU policy review, heritage-tree considerations and subdivision-ordinance updates.","mediaType","Video","parentTitle","LBPCZBA May 21, 2025","oneSentenceSummary","At an implementation workshop the PCZBA identified reviewing R-5 zoning rules to allow more missing-middle housing as its top priority, and also discussed industrial-park zoning, ADUs, heritage trees and subdivision ordinance updates as near-term tasks.","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},6223312,"Informal review: homeowners seek larger detached garage; commission raises scale and setback concerns",1419,2644000,4063000,"/Search/View?dp=1&key=3576535-71e407f754ccc4d454ff43639cb4f618&start=2644&end=4063","https://assets.pipeline.soar.com/3576535-71e407f754ccc4d454ff43639cb4f618/thumbnail_2644000.jpg","/articles/6223312/Lake-Bluff/Lake-County/Illinois/Informal-review-homeowners-seek-larger-detached-garage-commission-raises-scale-and-setback-concerns","https://secure.pipeline.soar.com/6223312-231cae248cb024eadd8ebbb844187a46/orig.mp4?Expires=1771194293&Signature=DAnmok4dfGmKK3XM55XnbZnIfsVHwuLsMHIh2q-YCreiwHowxRf5y9eC27Y9Kr2EmKXt5Gyrvwq5gyQM2jrD11ZqvUG5RXF1z6iUxrpTQ4pKsNIjsxytgXIZITiKyrnSbiffNKYxX-203F6hKly4lfUeAb4Y74TpMAANv6yc7xprPSfaEYDjorMrS8TeVZ7YuhnBtXc4dAUpHQz5LkspwFQC0G5dlc13JTc1R-kUJZpV-JSKZ87Za3RN-HMZkJhZfune5wPNXrgZvxIYA-o3vskfs09ZFf6XBv45mFZJOU5XalRUjS~41SvYTi1ZS4fVIO9k70MU46jJSJD7-cpXKw__&Key-Pair-Id=KUT5TJCACFTXG","Graham Halen, owner of 206 East Prospect Avenue, presented an informal proposal on May 21 to replace an aging detached garage with a larger, modern two-car garage and small workshop. Commissioners raised questions about scale, FAR and setbacks and suggested alternatives and potential code changes rather than an outright variance approval at this meeting.

Halen said the existing garage’s opening is about 6.5 feet and the structure no longer accommodates family vehicles. He asked to demolish and replace it with a new garage he described as roughly 34 by 26 feet with a 25-by-25 garage portion and an attached 8-by-12 workshop. He told commissioners the village engineer found no drainage issues so long as gutters do not direct water to the east neighbor.

Commissioners expressed concern about the proposed building footprint and how it compares to allowable accessory-floor-area ratios. Member Miller noted the village’s standard detached-garage footprints for similar lots are typically 22 by 20 or 24 by 22 and said the applicant’s requested increase—about 11 percent above the allowed accessory—“is getting up there.” Members questioned whether the application met the hardship standard used to justify a variance.

Several commissioners suggested alternatives. One commissioner said they could “possibly live with a garage that’s 24 by 26,” which would reduce the overall massing while still improving functionality for the homeowner. Commissioners also discussed existing irregularities: Halen’s current garage sits approximately 2.5 feet from the rear lot line per the submitted survey, and several members suggested exploring a text amendment to allow 2.5-foot setbacks for detached garages on smaller lots to provide more uniform relief.

The commission did not take a formal vote; staff advised Halen the informal review is intended to gather feedback and that a formal application would trigger public notice to neighbors within 250 feet. Commissioners urged the applicant to refine dimensions and setbacks and to supply precise measurements and building elevations if he files for a variance or a text amendment.

Next steps: the homeowner may file a formal variance application or propose a text amendment (staff suggested coordinating a variance request with a potential text amendment). No decision was made at the informal review.","A homeowner seeking to replace a detached garage with a substantially larger 2-car garage on a 50-by-125 lot was advised at an informal PCZBA review to consider smaller dimensions or a code text amendment; commissioners suggested a 24x26-foot garage as a potential compromise and discussed possible 2.5-foot setback language for small lots.",{"_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},6223316,"Informal review: corner-lot fence request in Lansdowne draws general support, formal variation required",816,1822000,2638000,"/Search/View?dp=1&key=3576535-71e407f754ccc4d454ff43639cb4f618&start=1822&end=2638","https://assets.pipeline.soar.com/3576535-71e407f754ccc4d454ff43639cb4f618/thumbnail_1822000.jpg","/articles/6223316/Lake-Bluff/Lake-County/Illinois/Informal-review-corner-lot-fence-request-in-Lansdowne-draws-general-support-formal-variation-required","https://secure.pipeline.soar.com/6223316-cddd12f13919bf8c9a332396ac1f6d76/orig.mp4?Expires=1771194293&Signature=j7IMBCE7B6OUAkH5FZWM1JHIJrHjODy~kD0J40Ls3md~fsbXnlmA2gV8kR-x4T~kz1CClsDjL35T9oQQmls1rc3scU9~AXLXUGzKLyFDMUtxXZLGirgsPkP4UlyEEEOrWQSJ93tNhogq2az3sMvxspWSZ63oOkmtJy0SMfraW2B0zO69dR9Qx0lqR-WoWGV4cy~0FzRJHlXp07Pd0xdj34~gZWa91lMMSXSbyPqHJAxL-nQPKb2Wj6PhTxVerdPOT07-jusFYKRiJSOiJUDbJEffTct6cZHXIMVbbpmd0VValNREa~Mwubhd1TPxRqrzXdDKfwxlsaFpgTisCkFoZA__&Key-Pair-Id=KUT5TJCACFTXG","Homeowner Jonathan Bosch presented an informal request to install a 6-foot fence along the Moffett Road side of his corner lot at 511 Lansdowne Lane on Wednesday, May 21. The Plan Commission and Zoning Board of Appeals offered general support but explained he must pursue a formal variance process.

The issue arises because corner lots in Lansdowne are subject to the code definition that treats the shorter frontage as the front yard, which limits fence height to 4 feet in that area. Bosch said his property’s driveway faces Lansdowne Lane and the Moffett Road side functions as his backyard; he asked to place a 6-foot privacy fence where neighboring properties already have six-foot fencing.

Commissioners said they understood the homeowner’s intent and noted the property’s context: Member Russell observed many comparable lots on Moffett Road already have six-foot fences and suggested adding “opaque” to screening requirements so chain-link with large openings would not qualify. Several members said the applicant’s landscaping plan and neighbors’ signatures supporting the request were persuasive. The commission also noted that the Village Board had already acted to remove a restrictive covenant on the subdivision plat that had prohibited certain fences, but that PCZBA review of height requires a formal variance process.

Jonathan Bosch said he had circulated and submitted signed support from each house on Lansdowne Lane and described plans to clear buckthorn and plant native species. Village staff told Bosch this meeting was an informal review and explained he must file a formal application for a variation; staff said, if submitted soon with fence details, the case could appear on a June agenda for public hearing.

No formal vote or action was taken at the informal review. Staff will follow up with the homeowner about application requirements and public-hearing timelines.","A Lansdowne subdivision homeowner seeking a 6-foot privacy fence on a corner lot received informal support from the PCZBA but was told a formal variance is required and that the village removed a restrictive plat covenant earlier at the Village Board level.",{"_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},6223321,"Commission backs zoning text change to allow screened outdoor storage in Allen District",569,1223000,1792000,"/Search/View?dp=1&key=3576535-71e407f754ccc4d454ff43639cb4f618&start=1223&end=1792","https://assets.pipeline.soar.com/3576535-71e407f754ccc4d454ff43639cb4f618/thumbnail_1223000.jpg","/articles/6223321/Lake-Bluff/Lake-County/Illinois/Commission-backs-zoning-text-change-to-allow-screened-outdoor-storage-in-Allen-District","https://secure.pipeline.soar.com/6223321-6e34749e89dc72d38320cc7920e0c1ac/orig.mp4?Expires=1771194293&Signature=R5P3J6C2IIzs4-3QL6z0nh0NKzcyTiTmTaY0qVv05C7t5mi8LXH2TFKaAfeGqjBasg62~c8tGZZH1dC~--~X4JVx-rQlZXyvUykRcjdqYJ2GzziEAm09GScvXyIv8r6-3Nrs8Xutim8CZO8Ato1egWcOjQjYU-IcrPZQ25RU3p2Ohjz2-7vPdnufalFGygPmdsLMpHTCYgVlU3zjRhIaf4x9LqLT11lZyULnMZc1x-uIkC3AZ2~YZ2V2Q-q0eJLfO2V19jaC~GXaYq~GnnpO07U9VT2ZqX1lfsfo4Xysc1d98phV81V7o4gbFAQAcp9nBcljTf0u2EhZvKTN-xXWbw__&Key-Pair-Id=KUT5TJCACFTXG","The Village of Lake Bluff Plan Commission and Zoning Board of Appeals voted to recommend proceeding with a zoning text amendment to allow outdoor storage in a portion of the Allen District, north of Illinois Route 176 and east of U.S. Route 41, provided storage is behind buildings, screened and limited to nonhazardous materials.

The change responds to existing outdoor storage observed near 35 North Skokie Highway and aims to provide a regulatory path for businesses that already use adjacent lots for palletized hard goods and similar items.

David Douglas, tenant at 35 North Skokie Highway, told the commission he rents adjacent outdoor space for landscape masonry materials and said the area has been used for similar storage “since at least 02/2005.” He said the materials are “hard goods, pallets of stone” and that any chemicals are stored inside the building.

Commission members discussed screening and enforcement. Member Russell urged that screening be effectively opaque and recommended the Architectural Board of Review (ABR) review fence or wall design; commissioners agreed screening should not be chain-link with large openings. The motion adopted by the commission included language that outdoor storage areas must be maintained in a clean, sanitary and safe condition and added an explicit prohibition on hazardous materials.

The commission’s recommendation also gives the ABR authority to review and set final fencing or screening design. The vote was unanimous: Members Fisher, Miller, Russell, Danley and Chair Peters voted to proceed, and the motion passed.

Next steps: staff will forward the proposed text amendment and suggested ABR review process to the Village Board for consideration. If the board approves, individual properties will still require ABR approval on fencing and compliance with the no-hazardous-materials condition before outdoor storage may commence under the amended code.","The PCZBA recommended allowing outdoor storage behind buildings in the Allen District north of Route 176 and east of U.S. 41, subject to Architectural Board of Review approval, opaque screening and a prohibition on hazardous materials.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6223326,"Commission recommends village board approve Shore Acres ravine setback variance for pool and deck",895,249000,1144000,"/Search/View?dp=1&key=3576535-71e407f754ccc4d454ff43639cb4f618&start=249&end=1144","https://assets.pipeline.soar.com/3576535-71e407f754ccc4d454ff43639cb4f618/thumbnail_249000.jpg","/articles/6223326/Lake-Bluff/Lake-County/Illinois/Commission-recommends-village-board-approve-Shore-Acres-ravine-setback-variance-for-pool-and-deck","https://secure.pipeline.soar.com/6223326-e8dd2bb724d7c66a2a206e1dbe8b6259/orig.mp4?Expires=1771194293&Signature=HiorKsvXhSKCo-e3h8mrL9Hcog7iB1C2XFxefOqkcsvV1ZqIBqdsGo2Q8aWvPNNFUa~JPefX2olCPmi34esQi2OFUJTQ6PlGoJZTZ1xGg-I3GqI4avcocQcIddgpUoXFiE57sPKiajJ1viPC95ZgujJxSpcEOEvXjtptCJfOXX8-Mv-fr4sXIN1et3F6AA7We1fnhvREn5PM99nzgkdVWoE29wd5O2r5-~Ss2bEAvf2S9rYYz3GMuEj5VAjC32DNOQlNs48Rq~bEu3E054EVn3~B7iERQPV-Zq5cTw9cWggn8mYfUG39NqezFBcn5kZX3FBnCNhYnjcf80422gulUQ__&Key-Pair-Id=KUT5TJCACFTXG","The Plan Commission and Zoning Board of Appeals recommended the Village Board approve a zoning variation for 1800 Shore Acres Drive on Wednesday, May 21, allowing a reconfigured pool, spa and a smaller, cantilevered deck that will reduce encroachment into a ravine.

The matter matters because the property’s existing pool and spa are nonconforming and the applicant said the pool is leaking and needs replacement. The commission, which serves as a recommending body, weighed structural plans and village engineer review before voting to send approval to the Village Board.

Contractor Jeff Tandola, representing property owner Manny Heguar, told the commission the new design reduces wood deck area by about 320 square feet and “the deck is going to be smaller than it is by 320 square feet.” He described a cantilevered structure tied to a soldier-pile precast wall at the ravine top so no piers would be placed below the top of slope. Tandola also said the spa foundation that currently sits in the ravine will be removed and the slope restored after construction.

Members repeatedly said the revised plan responds to earlier guidance and reduces impacts to the ravine. Member Russell noted the applicant “is pulling the deck back significantly several hundred square feet out of the ravine” and said removing the old spa and eliminating piers are improvements. Member Danley and Member Fisher both said the cantilever approach made sense and that a structural engineer’s involvement is appropriate.

Miss Gable, village staff, told the commission the petition will go to the Village Board for first-reading consideration the week following the PCZBA meeting. Village engineer Jeff Hanson visited the site and returned a favorable evaluation, the commission recorded.

The PCZBA moved, and the motion passed unanimously: Member Danley, Member Fisher, Member Miller, Member Russell and Chair Peters all voted in favor. The commission’s recommendation includes the changes shown in the submitted approval order and will be considered by the Village Board at its next available meeting.

The commission emphasized that building permit review and the village’s normal permit conditions—such as slope stabilization and restoration—will apply before any work begins. Tandola said final structural design will follow only if the Village Board and building permit process allow the project to proceed.

Next steps: the recommendation goes to the Village Board for first-reading consideration; the applicant will complete structural design and obtain required building permits if the board approves.","The Village of Lake Bluff Plan Commission and Zoning Board of Appeals voted unanimously to recommend the Village Board approve a zoning variation allowing replacement and reconfiguration of a nonconforming pool, spa and deck at 1800 Shore Acres Drive with reduced encroachment into the ravine and a cantilevered deck design.","actionData","errors"]

Article not found

PCZBA prioritizes R-5 zoning review among comprehensive plan action items

Informal review: homeowners seek larger detached garage; commission raises scale and setback concerns

Informal review: corner-lot fence request in Lansdowne draws general support, formal variation required

Commission backs zoning text change to allow screened outdoor storage in Allen District

Commission recommends village board approve Shore Acres ravine setback variance for pool and deck