Planning & Zoning Board

November 8, 2016 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Weller called the November 8, 2016 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: Ron Almiron Nicole Aranas Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Absent: Chris Derrick City Staff Present: Tracy Jones, Staff Planner II. APPROVAL OF MINUTES - OCTOBER 11, 2016 The minutes were approved as submitted. III. PUBLIC COMMENT There was none. IV. NEW BUSINESS ZA #16-23/ REZONING/ 155 AND 165 PAGE STREET/ WYNDEMERE SENIOR LIVING, LLC Pursuant to notice duly published on October 21, 2016 and letters mailed to neighboring property owners on October 19, 2016, Chair Weller called to order the November 8, 2016 public hearing requesting rezoning of the property located at 155 and 165 Page Street from the R-1 Residential District to the O-R Office Research District. The existing single-family dwellings located on the subject property would be demolished and the site would be restored to a vegetative state. Brett Duffy, 9575 W. Higgins Road, Rosemont was sworn in. Mr. Duffy stated that he was the engineer working on the project and that the subject property is located on the east side of Page Street between Manchester Road and Wyndemere Circle. The property is currently improved with two single family residences constructed in the late 1950’s. The applicant is proposing to rezone the property from the R-1 Residential District to the O-R Office Research District, demolish both residences and restore the site to a vegetative state. Mr. Duffy stated that the property is currently zoned R-1 Residential District. The applicant is proposing a rezoning to the O-R Office Research District. The minimum lot size is 1.0 acre in the O-R Office Research District; the subject property is 1.1 acres. The property is adjacent to other properties zoned I-1 Institutional District and O-R Office Research District. Marty Jensen, 200 Wyndemere Circle, Wheaton was sworn in. Mr. Jensen stated that he worked for Wyndemere and that a future development of either a Business and Professional Office or an expansion of the existing Wyndemere Senior Housing Development is anticipated.  Wheaton Planning and Zoning Board November 8, 2016 Page - 2 - of 5 Staff Planner Jones stated that Business and Professional Offices are a permitted use in the O-R Office Research District and Senior Housing Developments are a special use in the O-R Office Research District. Either option, however, would most likely require additional zoning approval. Mr. Jensen stated that the Land Use Policy component of the Comprehensive Plan designates the subject property as Limited Commercial - Office and Related Uses. The proposed development of either a Business and Professional Office or an expansion of the existing Wyndemere Senior Housing Development on the subject property is consistent with this land use designation. Mr. Duffy addressed the eight LaSalle Factors as part of his testimony at the public hearing. Mr. Duffy concluded that the rezoning of the subject property is fair to the owner of the subject property, owners of surrounding properties and the public. Phil Passon, 700 Lyon Avenue, Wheaton was sworn in. Mr. Passon stated that he was an adjacent property owner and that he was supportive of the rezoning request. Mr. Plunkett moved and then Mr. Almiron seconded the motion to close the public hearing. On a voice vote, all voted aye. The Board decided to vote this evening. Mr. Almiron moved and then Mr. Gudmundson seconded the motion to approve ZA #16-23 as presented. Roll Call Vote Ayes: Ron Almiron Nicole Aranas Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Nays: None Absent: Chris Derrick Motion Passed Unanimously ZA #16-24/ FRONT YARD SETBACK VARIATION/ 816 PERSHING AVENUE/ HATZOLD Pursuant to notice duly published on October 22, 2016 and letters mailed to neighboring property owners on October 20, 2016, Chair Weller called to order the November 8, 2016 public hearing requesting a variation to Article 9.2.5 of the Wheaton Zoning Ordinance to allow the construction and use of a covered front porch on the property located at 816 Pershing Avenue with a front yard setback of 44.4 feet in lieu of the required 53.5 feet. Drew Hatzold, 816 Pershing Avenue, Wheaton was sworn in. Mr. Hatzold stated that the subject property is located on the south side of the Pershing Avenue between Weaver Court and President Street. The site is improved with an existing single-family home and detached garage. The covered front porch is intended to enhance the curb appeal of the home, while sheltering the front entry from snow and ice build-up during the winter months. Mr. Hatzold stated that he is requesting a front yard setback variation to allow the construction of a covered front porch with a front yard setback of 44.4 feet in lieu of the required 53.5 feet. The front yard setback of the  Wheaton Planning and Zoning Board November 8, 2016 Page - 3 - of 5 adjacent residence to the west is 51.87 feet and the front yard setback of the adjacent residence to the east is 55.1 feet. These setbacks are averaged to determine the required front yard setback of 53.5 feet for the subject property. In this scenario, the averaging method creates an abnormally large front yard setback requirement for the subject property compared to the standard front yard setback of 30.0 feet in the R-3 Residential District. Staff Planner Jones stated that the existing home has a front yard setback of approximately 53.40 feet. The new covered front porch would be 31.1 feet wide by 9.0 feet deep and would replace an existing uncovered concrete stoop. Mr. Hatzold addressed the variation standards as required by the Zoning Ordinance. He stated that the proposed variation would not be detrimental to the public health, safety, morals, comfort, convenience, or general welfare of the neighboring property owners. Ms. Aranas moved and then Mr. Gudmundson seconded the motion to close the public hearing. On a voice vote, all voted aye. The Board decided to vote this evening. Mr. Wanzung moved and then Mr. Plunkett seconded the motion to approve ZA #16-24 as presented. Roll Call Vote Ayes: Ron Almiron Nicole Aranas Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Nays: None Absent: Chris Derrick Motion Passed Unanimously ZA #16-25/ TEXT AMENDMENT AND SPECIAL USE PERMIT/ 301 W. ROOSEVELT ROAD/ THE BUTTERFLY GARDEN NFP Pursuant to notice duly published on October 22, 2016 and letters mailed to neighboring property owners on October 20, 2016, Chair Weller called to order the November 8, 2016 public hearing requesting an amendment to the text of the Wheaton Zoning Ordinance pertaining to Mother and Infant Support Centers. The application is further requesting a special use permit to allow a Mother and Infant Support Center to operate out of the existing building located at 301 W. Roosevelt Road. Greg Dose, 835 McClintock Drive, Burr Ridge was sworn in. Mr. Dose stated that he was the attorney working on the project. The subject property at 301 W. Roosevelt Road is zoned O-R Office Research District, .999 acres in size and currently improved with a 19,800-square foot, three-story building that was originally constructed as an inn in 1987. It was most recently used as office space by an investment company that relocated to Downers Grove in 2014. The site is bounded by West Street on the west, Roosevelt Road on the south, Wheaton Avenue on the east and single family properties to the north. Mr. Dose stated that permitted uses in the O-R Office and Research District include: Business and professional offices and research laboratories. Special uses in the O-R Office Research District include: Parking lots, senior  Wheaton Planning and Zoning Board November 8, 2016 Page - 4 - of 5 housing developments, nursery schools, adult day care facilities, inns, mortuaries and private or public utility substations. Yvonne Florczak-Seeman, 721 S. Wilmette Avenue, Westmont was sworn in. Ms. Florczak-Seeman stated that she was the president and founder of the Butterfly Garden NFP, a 501c (3) not-for-profit corporation with a mission of providing temporary housing and structured support programs for young women with unplanned pregnancies who want to give birth and provide their newborn with loving care and nurture, whether through adoption or parenting. Ms. Florczak-Seeman stated that participants will live in furnished rooms and will receive support for successful pregnancy and birth. They will also be required to further their education through on-site courses and training in culinary skills, clothing construction, child care, and personal finance as well as courses at nearby colleges leading to a degree or a skill certificate. In addition, individual and group counseling will be provided to assist participants in life skills and planning. It is anticipated that the corporate offices for The Butterfly Garden NFP will also be housed at the same location. Mr. Dose stated that the application is requesting an amendment to the text of the Wheaton Zoning Ordinance pertaining to Mother and Infant Support Centers. The proposed text amendment considers adding the following new language to Articles II, XV and XXII of the Wheaton Zoning Ordinance: I. Amend Article II of the Zoning Ordinance to add the following definition: “Mother and Infant Support Center: Facility operated by a non-governmental organization providing on-site residential, training, counseling and personal care services to women who are pregnant or who have infant children, and providing on-site personal care services to infant children of women residing in the facility.” II. Amend Article XV, Section 15.1 of the Zoning Ordinance to add the following to the schedule of Uses requiring a Special Use Permit in the O-R District: “Mother and Infant Support Centers. The minimum lot area per adult resident is 1,360 sq. ft. The facility shall have at least one live-in supervisor per 15 adult residents. The facility shall have dedicated kitchen and dining areas for residents, and shall have dedicated areas for skills training. The facility shall also contain the sponsoring organizations primary administrative offices.” III. Amend Article XXII, Section 22.5 of the Zoning Ordinance to add the following use with its associated parking requirement: “Mother and Infant Support Centers. 1 parking space per adult resident, 1 space per employee, and .25 guest parking spaces per adult resident.” Staff Planner Jones stated that the lot area and parking requirements are consistent with the requirements for Senior Housing Developments; a special use in the O-R Office Research District. Mr. Dose stated that the application is further requesting a special use permit to allow a Mother and Infant Support Center to operate out of the existing building located at 301 W. Roosevelt Road. Mr. Dose stated that the applicant anticipates having 10 to 15 participants and up to a similar number of newborns on the premises at any one time. There will be 2 to 8 staff on site at all times, including an executive director, house parents, support personnel, counselors and instructors. The proposed use is not considered a Group Care Home, as Pregnant Women are not considered “special needs individuals” as defined by the Courts. Mr. Dose stated that the applicant has provided preliminary floor plans for the entire building. The first floor includes office space for the non-profit, a guest visiting area and a dining room space. The second floor includes bedrooms for the mothers and infants, a study room and a child care space. The third floor includes a suite for the house parents and classroom space for the fashion design program. The basement includes a kitchen, classroom space for the culinary program and a laundry room.  Wheaton Planning and Zoning Board November 8, 2016 Page - 5 - of 5 Mr. Dose exterior changes are proposed to the building or the existing parking areas. The applicant has stated that the 53 existing parking spaces is more than adequate for participants, staff and visitors. The number of existing parking spaces would comply with the number of spaces required by the proposed amendment to Section 22.5 of the Zoning Ordinance. Mr. Dose addressed the special use permit standards as required by the Zoning Ordinance. He stated that the proposed special use permit would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. John Lorentsen, 310 W. Evergreen Street, Wheaton was sworn in. Mr. Lorentsen stated that he was an adjacent property owner and that he was supportive of the combined text amendment and special use permit request. Mr. Wanzung moved and then Ms. Aranas seconded the motion to close the public hearing. On a voice vote, all voted aye except Mr. Almiron who voted nay. Mr. Almiron wanted more information from the applicant before closing the public hearing. The Board decided to vote this evening. Mr. Gudmundson moved and then Mr. Plunkett seconded the motion to approve ZA #16-25 as presented. Roll Call Vote Ayes: Nicole Aranas Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Nays: Ron Almiron Absent: Chris Derrick Motion Passed Mr. Almiron wanted more information from the applicant regarding the issues he raised during the public hearing before making a recommendation. V. MISCELLANEOUS There was none. VI. ADJOURNMENT Mr. Gudmundson moved and then Mr. Wanzung seconded the motion to adjourn the meeting at 9:00 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner