Plan commission backs Shore Acres resubdivision with 4,170‑sq‑ft cap on new lot

The Lake Bluff Joint Plan Commission and Zoning Board of Appeals voted 5–1 on Jan. 21 to recommend that the village board approve a tentative plat that resubdivides parcels at 1750 and 1776 Shore Acres Drive. The recommendation conditions approval on limiting Lot 2’s allowable floor area to 4,170 square feet (the figure tied to the original, smaller lot) and requiring access to Lot 2 via a shared driveway on Lot 1 to preserve trees.

The recommendation came after hours of testimony and technical discussion about how private‑street easements affect lot area and how floor‑area ratio (FAR) should be calculated. Planning staff explained that counting or excluding the Shore Acres Drive easement can materially change the legally calculated lot area — and therefore the maximum FAR — with staff and the applicant giving differing estimates of the practical effects. Attorney Warren Silver, representing the owners, argued the resubdivision is intended to preserve trees and allow the new house to be set back from the roadway; he proposed treating the roadway easement as excluded from lot‑area calculations so a house could be built that is compatible with surrounding homes. "The house that's being proposed right now has a smaller footprint than that and has an FAR smaller than that," Silver said during his presentation.

Opponents and several commissioners pressed for a specific cap tied to the original lot’s allowable floor area. Member Russell and others said the commission had previously discussed holding the floor area to the original lot size to ensure the enlarged lot would not permit a house denser than surrounding properties. Member Russell moved the recommendation to the village board, stating the motion would both preserve the trees and hold Lot 2’s floor area to 4,170 square feet; Member Fisher seconded the motion. Chair Peters announced the vote as 5–1, with Member Berry the lone dissenter.

Neighbors also spoke during public comment. Carlotta Rotman, who said she has lived across the street for 34 years, told the commission the Shore Acres neighborhood’s character is defined by very large lots and that two relatively large homes on the proposed subdivided parcels would be out of character.

The commission’s action is advisory; the village board will take the final decision on the tentative plat at a future meeting. Staff said it will transmit the commission’s recommendation and rationale, including references to earlier July discussions that shaped the commission’s view.

Provenance: The commission opened discussion of the Shore Acres tentative plat at the item introduction and staff presentation (agenda item 4) and concluded with the motion and vote recommending the village board approve the plat subject to the conditions noted above. The commission asked staff to communicate the factual rationale to the village board when the item is scheduled.