Zoning Board of Appeals, 22 Jun 2026: Rebuilding a Home Into the Setback
Two variance petitions come before the board: one for a six-foot privacy fence on a corner lot and one to rebuild a structurally damaged house that already encroaches deep into its rear yard setback.
Key items
- 2213 Ash Lane rear yard variance — A replacement home would still encroach 16.8 feet into the required rear yard setback, setting a precedent for rebuilds on nonconforming lots.
- 1504 Walters Ave. fence height variance — A six-foot opaque fence in a code-designated front yard would exceed village height and opacity limits for that zone.
- February 23 minutes approval — Adopted minutes become the official record of prior ZBA decisions and findings.
Full agenda — click any item to expand
Minutes approval: February 23, 2026
The board will review and approve the minutes from its February 23, 2026 meeting.
Public comment
Members of the public may address the board on any matter within its jurisdiction not listed on the agenda. Speakers must submit a written form, are limited to three minutes each, and should not expect an immediate response.
ZBA26-0003 — 1504 Walters Ave.: Six-foot privacy fence in front yard
Lisa Friedopfer seeks two variances to install a six-foot-tall, fully opaque privacy fence in the northeast corner of her R-4 zoned corner lot. Village code caps front and corner side yard fences at four feet and 50 percent opacity. Because the property's shortest street frontage runs along Waukegan Road to the east, code treats that side as the front yard — even though the house faces Walters Avenue — placing the proposed fence within the regulated zone.
ZBA26-0005 — 2213 Ash Lane: Replacing a house that encroaches into the rear yard
Matthew Jureczko wants to demolish and rebuild a structurally damaged single-family home on his R-5 zoned lot, which he purchased specifically to rebuild after tree roots compromised the foundation. The existing house already encroaches 30.5 feet into the required rear yard setback; the proposed replacement would reduce that encroachment to 16.8 feet. Submitted materials include building footprint exhibits showing the limited buildable area under standard setback rules, an alternative exhibit treating Butternut Lane as the front yard, and elevation drawings of the proposed facade.
What actually happened
Zoning Board of Appeals, 22 Jun 2026: Crumbling Foundation Wins Rear-Yard Variance
The Northbrook Zoning Board of Appeals unanimously approved two variance requests at its June 22, 2026 meeting — one allowing a taller privacy fence along a busy arterial road, and one permitting replacement of a structurally failing home that has encroached into its rear-yard setback since 1953.
1504 Walters Avenue: 6-Foot Privacy Fence Approved
Homeowner Lisa Friedopfer sought a variance to install a 6-foot tall, fully opaque wood privacy fence in the front-yard setback along Waukegan Road. Village code limits front-yard fences to 4 feet tall and 50% opacity. The board found the lot unique because its Waukegan Road frontage functions practically as a side or rear yard, exposing residents to heavy traffic noise and headlights. No neighboring objections were received. The board voted 6-0 to approve the variance, conditioned on construction substantially conforming to the reviewed plans.
2213 Ash Lane: Replacement Home May Encroach 16.8 Feet Into Rear Yard
Matthew Jureczko petitioned to demolish and replace a nonconforming single-family home on an irregular corner lot in the R-5 zone. The existing structure, built in 1953, encroaches 30.5 feet into the rear-yard setback on a failing foundation; the proposed new home and three-car garage would reduce that encroachment to 16.8 feet. Attorney Daniel Egan told the board the crumbling foundation poses a safety hazard and that no alternatives exist given the lot's unusual shape. Member Len recused himself as a direct neighbor. The remaining five members voted unanimously to approve the variance, conditioned on substantial compliance with the reviewed plans.
Discussion: Visionary Plan Raises Questions for Board Members
Chairman Decker opened a discussion about the Village's Visionary Plan, expressing disappointment that it lacks specific answers for residents and ZBA members who ask what development is planned for particular areas. Zoning Administrator Richard Peters explained the plan is intended to communicate goals and principles to the Village Board and staff rather than prescribe parcel-level outcomes, and that private property cannot be directly controlled. Peters noted the Village wants to see commercial activity in the downtown area. Member Valeanu raised concerns about noise and referenced Northbrook Court. Peters advised the next ZBA meeting is scheduled for July 27, 2026.
Read the official documents
{
"card_hook": "Northbrook ZBA unanimously approves replacing a structurally failing 1953 home at 2213 Ash Lane that encroaches 30.5 feet into its rear-yard setback.",
"key_items": [
{
"title": "2213 Ash Lane rear-yard encroachment variance",
"why_matters": "A home with a crumbling foundation will be demolished and rebuilt closer to code, but still 16.8 feet into the rear-yard setback — setting a precedent for nonconforming lot redevelopment."
},
{
"title": "1504 Walters Avenue privacy fence variance",
"why_matters": "A 6-foot fully opaque fence will be installed along Waukegan Road in what is technically a front yard, affecting streetscape appearance in the neighborhood."
},
{
"title": "Village Visionary Plan discussion",
"why_matters": "Board members expressed concern that the plan offers no specific guidance on what development residents can expect in their neighborhoods, leaving key questions unanswered."
}
]
}