The City of Lake Forest Building Review Board was established in
1962. The Board is made up of seven Lake Forest residents who are
appointed by the Mayor, with the approval of the City Council. The Board
is responsible for carrying on the long tradition of Lake Forest by
working to preserve the special character and uniqueness of various
neighborhoods in the City, and protect property values throughout the
community. The Board reviews projects that are outside the boundaries of
the City’s Historic Districts. The Board reviews all proposals for
demolition, in whole or part, of existing buildings, the architectural
design of new buildings, building additions and alterations, requests
for building scale variances, exterior lighting, signs, landscaping and
overall site plans for new developments.
When and Where Does the
Board Meet?
The Board meets regularly on the first Wednesday of each month at
6:30 p.m. in the City Council Chambers on the second floor of City Hall,
220 East Deerpath.
Are
Building Review Board meetings broadcast on TV?
Yes, all Board and Commission meetings as well as City Council
meetings are broadcast live on City 17, and replayed at various times throughout the
month. VHS copies are available in the Reference Section at
Lake Forest Library.
How do I know if my project needs to be reviewed by the Building Review
Board?
Property owners and architects are encouraged to schedule a
pre-development meeting with staff early in a project's design phase to
identify issues or concerns that may arise as well as provide direction
on the process that will be required. Petitioners are encouraged
to meet early on with staff prior to spend time and money on developing
final drawings.
All projects that involve demolition of all or a significant part of
a structure, all requests for building scale variances, all signs, and
all commercial or multi-family buildings require Board review.
Residential building additions and alterations, exterior lighting and
landscape plans sometimes require Board review. (The best way to
determine whether your project will require Building Review Board
approval is to contact Planning staff in the Community Development
Department during the early design phases of your project).
What is a demolition?
A project is considered to be a demolition if all or any part of an
exterior wall, foundation or roof is being removed. Any project that
results in a substantial change in the character of the building, such
as a significant change to the front façade or the addition of a second
floor, is considered a demolition. You should be aware that the City
urges renovation, updating and expansion of existing structures and
discourages demolitions.
How will the Board
evaluate my project?
The Board, in evaluating a request for a Building Scale variance or a
request for demolition, is required to consider criteria in the
Building Scale and Environment Ordinance.
How do I submit an application for Building Review Board consideration?
You may pick up a Building Review Board application at
800 N. Field Drive, in the Municipal Services Building. A list of required
application materials, application fees and a meeting schedule are
included in the packet.
What happens after I submit an application for Board review?
In the approximately 45 days between the time an application is
submitted, and the Building Review Board meeting, the following will
take place.
The application will be reviewed for completeness and you will be
notified of any additional materials or clarifications that are
needed.
If the application is determined to be complete:
- The item will be placed on the agenda for the next Board meeting.
- Staff from various City departments will review the application
and visit the site. In the case of new buildings and additions, it is
important that the building footprint be staked on the property. For
new or reconfigured driveways, the site should also be staked.
- The City will mail notification of the proposed project to the
neighboring residents.
- A staff recommendation will be prepared. The recommendation, along
with the materials provided by the petitioner, will be delivered to
the Board. Copies of the staff recommendation will be available to the
petitioner, architect and neighbors the Friday before the meeting at
the Community Development Department.
What happens at the meeting?
At the Board meeting, the Board will invite comments from the
petitioner, neighbors and City staff. The Board will have an opportunity
to ask questions. After discussion, the Board will approve, continue or
deny the petition. In some cases, the Board may consider your petition
in a work shop session in an effort to provide more detailed direction
to the petitioner.
The Building Review Board meetings follow these procedures.
1. Introduction of Item by Chairman
2. Presentation by Petitioner’s Architect - 10 minutes
3. Identification of Issues by Staff - 5 minutes
4. Questions from Board to Petitioner or Staff
5. Public Testimony - 5 minutes per speaker
6. Staff Response to Public Testimony - 5 minutes
7. Petitioner Rebuttal - 10 minutes
8. Final Questions from Board to Petitioner or Staff
The Board has a mandatory adjournment time of 11:00 p.m.
Presentation to the Board (10 minutes maximum)
Presentation by the project architect is strongly encouraged. The
City will provide an overhead projector, a slide projector, and an
easel for your convenience. The following information may be useful in
presenting your project to the Board.
1. Illustrations showing site plan, elevations, neighborhood, and
other relevant information in one of the following formats:
- 8-1/2" x 11" transparencies
- Slides (Please provide your own slide carousel)
- Illustration boards
- Model
2. Samples of exterior materials and proposed colors.
3. Any other graphics which may be helpful in explaining your
project to the Board.
What do
I do after the Board approves my petition?
When the project is approved either as submitted, or with
modifications, the petitioner may submit a complete building permit
application to the Community Development Department. Upon review and
approval of your final plans, a permit will be issued to allow you to
begin your project. Please note that if the plans you submit for
permit differ from those approved by the Board, you, or your architect,
are responsible for clearly identifying any and all changes
including, but not limited to changes to exterior materials, building
massing, the site plan or grading, window and door placement or size and
architectural detailing. Any changes in the plans could necessitate
further Board review of the project.
Can the Board’s
decision be appealed?
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