Dr. John Hunt, Antioch School District #34, Mr. Steve Turner, District #34 Board President and District #34 Board member Dr. Kathy Wilson discussed the District #34 Referendum. Board members presented a short presentation on the grade school referendum.

Mr. Gary Graces, University Center of Lake County gave a brief presentation on the services and programs provided by the center.

Mrs. Marg Cole, Chestnut Street resident, asked the Board to seriously consider the impact to the neighborhood before making any decisions on the proposed methane gas school project.

The Combined Planning and Zoning Board conducted a hearing on February 13, 2003, following notification as required by Illinois State Law and Village Ordinance.

Site. The Village of Antioch Senior Center is situated at the corner of Holbek and Depot Streets. There is an existing residence converted to offices, and a 3,200 square foot meeting hall with basement connected by a breeze way.

Proposal. Proposal was made by the Village of Antioch, Senior Services Committee, represented by George Sakas, Village of Antioch Senior Planner. He referred to a site plan prepared by Allen Beli of Beli & Beli Associates dated 2/11/2003 for a 1,900 foot addition to the western side of the current meeting hall. The current and proposed special use is in compliance with R2 Residential Zoning. The expanded building would encroach on the 30-foot front yard setback. Petitioner requested a variance to the zoning code allowing for twenty-three (23) foot front yard setback from Holbek. Similar petition for this property in 2002 resulted in a withdrawal for redesign. Expansion of the meeting area to the north is not possible because of Depot Street and fifteen foot setback. Expansion of the meeting area to the east is not possible because it would diminish needed parking for the senior center, police and fire departments; not allow for kitchen expansion without extensive interior redesign and the main entrance and basement access would be moved with extensive redesign. Expansion of the meeting area to the south would by design, create a second distinct meeting hall separated by restrooms and the kitchen, thus not connected with the original; require demolition of the existing residence necessitating expanded construction to replace current office space; not practically allow for kitchen expansion and not improve the senior center’s Holbek Drive facade, as would the addition.

Zoning Variation Findings of Fact. In light testimony and discussion at the aforementioned hearing, it was determined that the proposed variation will not: Impair adequate supply of light and air to adjacent property; unreasonably increase the congestion in public streets; increase the danger of fire or endanger public safety; unreasonably diminish or impair property values within the surrounding area and merely serve as a convenience to the applicant.

It was demonstrated that there is a practical design difficulty involved in this project. The requested variation does not permit a use otherwise excluded from the R2 Residential zoning district in which it is located. Circumstances of this request apply only to this site, and are not generally applicable in the zoning district. The condition or circumstance, specifically the existing building being placed so that a viable addition would encroach on the front setback, is not the result of any action on the part of the applicant, due to the age of the current building and adjoining residence.

The strict application of the setback requirement would deprive the Senior Center of reasonable use of this land. The proposed addition would provide the community with an expanded senior center better able to meet the needs of all senior citizens.

The variation requested is the minimum adjustment needed for the reasonable use of the land. Limiting the addition to a width not requiring a setback variance (approximately 17 feet) would be prohibitive from a cost-per-square foot basis. This would also complicate the engineered re-roofing of the resulting new building.

The granting of the requested variation is in harmony with the general purposed and intent of the Zoning Ordinance, and will not be injurious to the neighborhood, detrimental to the public welfare, nor in conflict with the Village’s Comprehensive Plan.

Audience. There were no citizen comments through correspondence or during public comment at the public hearing.

Staff Review. Senior Planner George Sakas acting simultaneously as petitioner for the village and village staff provided a verbal report. He verified that through Senior Services Committee meetings and staff coordination the petition and presentation jibed with staff recommendation. One concern and issue raised in the 2001 hearing was the roofline. After discussions with the architect, staff was satisfied with the roofline cross-section submitted February 13, 2003. Combined Planning and Zoning Board members discussed and concurred that the new roof design was far superior to previous designs. Mr. Sakas reported that the Senior Services Committee is determining fire safety requirements for the expanded basement including suppression and evacuation based on permitted usage of the area.

Recommendation. Following further discussion, Bob McCarty moved, Tom Baba seconded, to recommend approval of the variation to allow for a 24-foot front setback, file number PZB03-01, for the Senior Center at 817 Holbek conditioned upon the new design for the roof as depicted on the cross-section received February 13, 2003 and subject to further review by the Senior Services Committee of the Village Board. Upon roll call vote: AYES: 5; McCarty, Cole, LaReese, Keller, and Baba. NAYS: 1; Ipsen. ABSENT: 0. The motion carried.

A motion was made by Trustee Larson, seconded by Trustee Foresta to not place this item back in the Senior Services Committee and approve the Planning and Zoning Board’s letter of recommendation dated February 14, 2003 regarding the proposed expansion of the Antioch Senior Center, a special use in existing R2 zoning variance to front setback, PZB03-01, and authorizes the village attorney to draft the appropriate ordinances. On roll call, the vote was:
YES: 3; Larson, Foresta, and Hanson.
NO: 0.
ABSTAIN: 1; Caulfield,
ABSENT: 2; Pierce and Porch.
THE MOTION CARRIED.

Following discussion and questions regarding the size and noise of the energy station being answered by Mr. Mark Torazonni, RMP Engineer, a motion was made by Trustee Hanson, seconded by Trustee Larson to authorize the village attorney to work with the high school to draft an intergovernmental agreement for village consideration. On roll call, the vote was:
YES: 4; Larson, Caulfield, Foresta and Hanson.
NO: 0.
ABSENT: 2; Pierce and Porch.
THE MOTION CARRIED.

Trustee Foresta left the Board meeting at 9:50 p.m.

First Reading: Ordinance approving the Preliminary Plan for Redwing View Planned Unit Development, Special Use, PZB00-07. This item will be placed on the next village board agenda for consideration.