Planning & Zoning Board

June 9, 2015 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Schwarze called the June 9, 2015 Wheaton Planning and Zoning Board meeting to order at 7:00 p.m. in the Council Chambers of the Wheaton City Hall, 303 W. Wesley Street. Upon roll call, the following were: Roll Call Vote Present: Chris Derrick Bob Gudmundson Robert McDonough Mark Plunkett Patricia Schwarze Scott Weller Absent: Linda Johnson City Staff Present: Tracy Jones, Staff Planner II. APPROVAL OF MINUTES - MAY 27, 2015 The minutes were approved as presented. III. PUBLIC COMMENT There was none. IV. OLD BUSINESS ZA #15-07/ PUD/ 2000 South Naperville Road/ CVS Chair Schwarze reconvened discussion of this item on June 9, 2015. Chair Schwarze stated that the applicant had submitted revised plans since the previous meeting. Mr. Prischman stated that the revised site plan maintains the right-in access off of Naperville Road but eliminates the right-out access. This resolves some of the circulation concerns raised by the Board at the May 27, 2015 meeting. Internal directional signage, striping and stop bars have also been added to the plan. Delivery trucks will now enter the site at West Loop Road, circulate the building counterclockwise (same direction as drive-thru traffic) and then exit at West Loop Road. Peter Reinhofer, 7325 Janes Avenue, Woodridge was sworn in. Mr. Prischman stated that he was the traffic engineer working on the project. He stated that the new right-in access off of Naperville Road will improve circulation on the subject property and access by emergency vehicles. He added that the new right-in access off of Naperville will also reduce traffic at the intersection of Naperville Road and West Loop Road. Mr. Bazos stated that there is an existing right-in access off of Naperville Road for the Noodles and Company located directly across the street. He provided an aerial photo of this portion of Naperville Road. He added that most of the recently constructed CVS locations on corner lots have had multiple access points and this is typically a development requirement for CVS. Mr. Weller moved and then Mr. Gudmundson seconded the motion to close the public hearing. On a voice vote, all voted aye.  Wheaton Planning and Zoning Board June 9, 2015 Page - 2 - of 5 The Board decided to vote this evening. Mr. Weller moved and then Mr. Plunkett seconded the motion to approve ZA #15-07, subject to the following condition: 1. That the non-gate portions of the proposed trash enclosure be constructed of brick to match the building. Roll Call Vote Ayes: Chris Derrick Bob Gudmundson Mark Plunkett Patricia Schwarze Scott Weller Nays: Robert McDonough Absent: Linda Johnson Motion Passed V. NEW BUSINESS ZA #15-09/ PUD/ 720 Crescent Street/ 720 W. Crescent LLC Pursuant to notice duly published on May 22, 2015, Chair Schwarze called to order the June 9, 2015 public hearing requesting a special use permit for a planned unit development (PUD) to allow the construction and use of 3 additional one-bedroom apartments and 1 additional studio apartment in the basement of the existing apartment building located at 720 Crescent Street. The existing apartment building currently has 24 studio apartments. The subject property is 25,439 square feet in size and is zoned R-5 Multi-Family Residential. Mr. McDonough recused himself because he knew the applicant. Ronald LaPage, 951 West Liberty Drive, Wheaton was sworn in. Mr. LaPage stated that he was the architect working on the project. He stated that his client is proposing to add 3 additional one-bedroom apartments and 1 additional studio apartment in the basement which would increase the number of apartment units from 24 to 28 units. The additional apartments will comply with all City of Wheaton building code requirements. Mr. LaPage stated that the only exterior change proposed to the building would be the addition of sub-grade window wells for each of the 4 basement units. His client is also proposing the reconfiguration and slight expansion of the existing parking lot to add 4 additional parking spaces which would increase the number of on- site parking spaces from 27 to 31 spaces. The parking lot expansion will comply with all setback requirements. Mr. LaPage stated that the current Wheaton Zoning Ordinance requires 2,000 square feet of lot size per studio apartment (22 dwelling units per acre) and 3,000 square feet of lot size per one-bedroom apartment (15 dwelling units per acre) in the R-5 District. With a lot size of 25,439 square feet and 24 studio apartments, the existing apartment building is a non-conforming structure with a density of 41 dwelling units per acre. The construction of 3 additional one-bedroom apartments and 1 additional studio apartment in the basement would make the existing apartment building even more non-conforming with a density of 48 dwelling units per acre. Many of the existing apartment buildings located on this block of Crescent Street (which are also zoned R-5) are also non-conforming structures with regards to current allowed density. Jeremy Wetmore, 542 West Roosevelt Road, Chicago was sworn in. Mr. Wetmore stated that he was the managing partner of the LLC. He stated that with 27 parking spaces and 24 apartment units, the existing  Wheaton Planning and Zoning Board June 9, 2015 Page - 3 - of 5 apartment building has a parking ratio of 1.13 parking spaces per apartment unit. With the proposed 31 parking spaces and 28 apartments, a parking ratio of 1.11 parking spaces is proposed. He added that he is proposing language in the tenant lease to limit parking to 1 vehicle per apartment to address any on-site parking issues. Mr. Weller questioned how guest parking would be handled. Mr. Wetmore stated that the public parking spaces along Crescent Street would be used for guest parking. Mr. LaPage addressed the special use standards for a PUD as required by the Wheaton Zoning Ordinance. He stated that the proposed special use would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. Mr. Plunkett questioned the proximity of the new parking spaces to the new window wells on the east side of the building. Mr. LaPage stated that they would make sure there was enough space between the parking spaces and the window wells, so there was no possibility of an egress issue. Mr. Derrick moved and then Mr. Weller seconded the motion to close the public hearing. On a voice vote, all voted aye. The Board decided to vote this evening. Mr. Weller moved and then Mr. Derrick seconded the motion to approve ZA #15-09, subject to the following conditions: 1. A landscape plan shall be submitted that includes a hedge along the south side of the parking lot expansion to screen the parking area from Michigan Street; and 2. A copy of the tenant lease limiting parking to 1 vehicle per apartment shall be provided; and 3. Approval from Wheaton College to grant parking spaces to Wheaton College tenants at the Billy Graham Center shall be provided for staff review; and 4. The landscape plan shall include additional foundation plantings and benches along the front of the building; and 5. The landscape plan shall include a small grilling and seating area for tenant use. Roll Call Vote Ayes: Chris Derrick Bob Gudmundson Mark Plunkett Patricia Schwarze Scott Weller Nays: None Absent: Linda Johnson Robert McDonough Motion Passed Unanimously  Wheaton Planning and Zoning Board June 9, 2015 Page - 4 - of 5 ZA #15-08/ Corner Side Yard Setback Variation/ 346 East Oak Avenue/ L. Martinez Construction Pursuant to notice duly published on May 22, 2015, Chair Schwarze called to order the June 9, 2015 public hearing requesting a variation to Article 9.2.5 of the Wheaton Zoning Ordinance to allow the construction and use of a new single-family residence on the property located at 346 East Oak Avenue with a corner side yard setback of 13.81 feet in lieu of the required 18.42 feet. Several letters and emails were incorporated into the record, including a letter from Anna Mead, a letter from Katherine Clayton, an email from Mary Barrett, an email from Joan Long, a letter from Andee Lindus and a letter from Todd Bredehoeft. Lionel Martinez, 4S115 Curtis Avenue, Warrenville was sworn in. Mr. Martinez stated that he was the builder working on the project. He stated that his client is requesting a variation to Article 9.2.5 of the Wheaton Zoning Ordinance to allow the construction and use of a new single-family residence on the property located at 346 East Oak Avenue with a corner side yard setback of 13.81 feet in lieu of the required 18.42 feet. The requested variation provides an additional 2.0 foot setback (6.95 feet in lieu of the required 4.95 feet) along the south property line to place the home further away from the property immediately to the south. He added that with the exception of the corner side yard setback, he intends to comply with all other setback, height, floor area ratio and lot coverage requirements. Mr. Martinez stated that nearby corner properties have varying setbacks abutting Oak Avenue, depending on whether or not the residence is built on a single or double lot. Directly across Oak Avenue, 325 and 345 East Oak Avenue are setback 12.5 and 14.1 feet respectively. Across Washington Street, 1021 Washington Street has a 12.2 feet setback from Oak Avenue and 1105 Washington Street, built on a double lot, is setback 26.0 feet from Oak Avenue. Mr. Martinez stated that he initially applied for an administrative variation to allow the construction of this residence. An administrative variation allows the reduction of a required setback by 25% up to a 5 foot reduction as long as all adjacent neighbors agree. While three of the adjacent neighbors agreed to the requested administrative variation; one neighbor did not agree and thus, required him to seek a full variation. Mr. Martinez addressed the variation evidence standards. Mr. Martinez stated that the development would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. He added that the proposed improvements would have a positive impact on property values within the area. Anna Mead, 1020 North Washington Street, Wheaton was sworn in. Ms. Mead stated that she was the adjacent property owner to the south. She added that she is supportive of the variation request with the additional 2.0 foot setback along the south property line. She added that the additional space would give her more breathing room between her existing house and the proposed residence on the subject property. Mr. Weller questioned whether the width of the residence could be reduced. Mr. Martinez stated that in order to reduce the width of the residence, the front porch would need to be eliminated and the residence would lose some of its curb appeal. Mr. Gudmundson questioned whether the residence was pre-sold. Mr. Martinez stated the home residence was pre-sold. Mr. Plunkett moved and then Mr. Weller seconded the motion to close the public hearing. On a voice vote, all voted aye. The Board decided to vote this evening.  Wheaton Planning and Zoning Board June 9, 2015 Page - 5 - of 5 Mr. Weller moved and then Mr. Gudmundson seconded the motion to approve ZA #15-08 as presented. Roll Call Vote Ayes: Chris Derrick Bob Gudmundson Robert McDonough Mark Plunkett Patricia Schwarze Scott Weller Nays: None Absent: Linda Johnson Motion Passed Unanimously VI. MISCELLANEOUS There was none. VII. ADJOURNMENT Mr. Weller moved and then Mr. Gudmundson seconded the motion to adjourn the meeting at 8:55 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner