Planning & Zoning Board

November 9, 2021 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Aranas called the Tuesday, November 9, 2021 Wheaton Planning and Zoning Board meeting to order at 7:00 p.m. in-person and via zoom. Upon roll call, the following were: Roll Call Vote Present: Nicole Aranas Christopher Dabovich Chris Derrick Bob Gudmundson Cecilia Horejs Mark Plunkett Absent: Dan Wanzung City Staff Present: Tracy Jones, Staff Planner Joe Tebrugge, Director of Engineering II. APPROVAL OF MINUTES - OCTOBER 26, 2021 The minutes were approved as presented. III. PUBLIC COMMENT There was none. IV. NEW BUSINESS Mr. Dabovich moved and then Mr. Derrick seconded the motion to move the new business item before the old business on the agenda. On a voice vote, all voted aye. ZA 21-24/ LOT WIDTH VARIATION/ 911 N. WHEATON AVENUE/ L. MARTINEZ CONSTRUCTION INC. Pursuant to notice duly published on October 22, 2021, and letters mailed to neighboring property owners on October 20, 2021, Chair Aranas called to order the November 9, 2021 public hearing requesting a variation to Article 3.4B.3a of the Wheaton Zoning Ordinance to allow the construction and use of a two-story addition on to an existing single-family residence with an existing lot width of 44.6 feet in lieu of the required 50.0 feet, all on property located at 911 N. Wheaton Avenue. Article 3.4B.3a of the Zoning Ordinance requires a lot width variation to allow construction on an existing sub-standard single-family residential lot, which is defined as a lot less than 50.0 feet in width. A letter of support from Joan Wegrzyn, 218 W. Forest Avenue was received and incorporated into the record. Lionel Martinez, 4S115 Curtis Avenue, Warrenville was sworn in. Mr. Martinez stated that he was the builder working on the project. He stated that the subject property is located on the east side of Wheaton Avenue between Forest and Harrison Avenues. The property is improved with an existing two-story residence and a detached garage built in 1922. Mr. Martinez stated that his client is requesting a variation to Article 3.4B.3a of the Wheaton Zoning Ordinance to allow the construction and use of a two-story addition on to an existing single-family residence with an existing lot width of 44.6 feet in lieu of the required 50.0 feet. The two-story addition is proposed at the rear of the existing  Wheaton Planning and Zoning Board November 9, 2021 Page 2 of 5 residence and includes a kitchen and family room on the first floor and a master suite on the second floor. The proposed side yard setback for the addition would range between 4.89 and 5.07 feet and would exceed the required side yard setback for an existing, 50.0 foot wide buildable lot. A patio is also proposed at the southeast corner of the addition. His client intends to comply with all setbacks, height, floor area ratio, and lot coverage requirements. Mr. Martinez stated that narrow lot widths are common in this part of the City. He added that a lot width variation was previously granted in 2015 to allow the construction and use of a new single-family residence with an existing lot width of 44.0 feet in lieu of the required 50.0 feet at 913 N. Wheaton Avenue. This is the adjacent lot to the north of the subject property. Mr. Martinez addressed the variation evidence standards as required by the Wheaton 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. Mr. Gudmundson stated that there is a depressional storage area on the subject property as noted in the staff report, and he questioned whether the proposed addition plans could be tweaked to elevate the addition two feet above the known high-water level. Mr. Martinez stated that he had spoken with his architect, and it is possible to tweak the addition plans to elevate the addition two feet above the known high-water level. Mr. Gudmundson questioned whether compensatory storage could be provided at a 1:1 ratio, if the development displaces any of the current flood storage volume. Mr. Martinez stated that they could provide compensatory storage at a 1:1 ratio, if the development displaces any of the current flood storage volume. Chair Aranas questioned whether the applicant was comfortable with the three engineering conditions that were included in the staff memo. Mr. Martinez stated that his client was fine with these conditions. The Board discussed the lot width variation request and they decided that the variation was the minimum variation necessary to construct an addition on the subject property. The Board noted that the applicant was complying with all setbacks, height, floor area ratio, and lot coverage requirements for the addition. The Board discussed the fact that narrower lot widths are common in this part of the City and they decided that no additional information was needed on the request. Mr. Dabovich moved and then Ms. Horejs seconded the motion to close the public hearing. On a voice vote, all voted aye. Mr. Gudmundson moved and then Mr. Derrick seconded the motion to waive their normal rules and vote this evening. On a voice vote, all voted aye. Mr. Dabovich moved and then Mr. Gudmundson seconded the motion to recommend approval of ZA #21-24, requesting a variation to Article 3.4B.3a of the Wheaton Zoning Ordinance to allow the construction and use of a two-story addition on to the existing single-family residence with an existing lot width of 44.6 feet in lieu of the required 50.0 feet, subject to the following conditions:  Wheaton Planning and Zoning Board November 9, 2021 Page 3 of 5 1. The currently proposed foundation elevation, rear exit door, and rear window shall be revised to meet the City of Wheaton flood protection elevation requirement, which states that new construction shall be constructed two feet higher than the known high-water level. 2. Should the development displace any of the current flood storage volume, then compensatory storage shall be required at a 1:1 ratio and a stormwater easement shall be granted over the compensatory storage area. 3. The preliminary engineering plan shall be subject to further staff review prior to the issuance of a site development permit. Roll Call Vote Ayes: Nicole Aranas Chris Dabovich Chris Derrick Bob Gudmundson Cecilia Horejs Mark Plunkett Nays: None Absent: Dan Wanzung Motion Passed Unanimously V. OLD BUSINESS ZA #21-20/ TEXT AMENDMENT AND PUD/ 250 E. ROOSEVELT ROAD/ QUATTRO DEVELOPMENT LLC Chair Aranas reconvened the public hearing on November 9, 2021 that was initially called to order on August 24, 2021 to consider an application requesting an amendment to the text of the Wheaton Zoning Ordinance and a special use permit for a planned unit development to allow the construction and use of two commercial buildings, a 10,000 square foot nursery school and a 3,500 square foot urgent care facility (business and professional office) on the property commonly known as 250 E. Roosevelt Road. The subject property would remain in the O-R Office Research District. Chair Aranas stated that this public hearing has been continued multiple times to gather additional information from City Staff and the applicant on the request. Most recently, the Board continued this public hearing to get feedback from the City Attorney on a new concept plan for a combined drive approach with the 222 E. Roosevelt Road property that was presented at their October 12, 2021 meeting. The Board further requested that the applicant revise all their plans to match the new concept plan for a combined drive approach with the 222 E. Roosevelt Road property before this public hearing is reconvened again on Tuesday, November 9, 2021. Chair Aransas stated that the City Attorney has reviewed the new concept plan for the combined drive approach with the 222 E. Roosevelt Road property that was presented at the Board’s October 12, 2021 meeting. She stated that he has opined that this combined drive approach is consistent with the Declaration of Restrictive Covenant and the Express Grant of Mutual Easements that represent a private access easement between the subject property and the 222 E. Roosevelt Road property. Mr. Coover stated that he was happy to hear that the City Attorney agreed that the new concept plan for the combined drive approach with the 222 E. Roosevelt Road property was consistent with private access easement documents. He added that his client had gone above and beyond to work with the adjacent 222 E. Roosevelt  Wheaton Planning and Zoning Board November 9, 2021 Page 4 of 5 Road property owner and by redeveloping the site, they would be improving the existing storm sewer issue in the area. Mr. Dahlman stated that the engineering and landscape plans have been revised to include the combined drive approach with the 222 E. Roosevelt Road property. He stated that once the private access easement with the 222 E. Roosevelt Road property came to light, they started conversations with the adjacent property owner on August 5, 2021, but have not come to an agreement yet. He added that based on the bulk regulations in the O-R District they could construct a much taller and larger building than what is currently proposed. Ms. Fitzgerald stated that there would be a single, shared monument style sign located just east of the combined drive approach on to Roosevelt Road. She added that the parking light lots would most likely be turned off before 10 pm daily. However, if they were needed later, glare shields would need to be installed on the southern two light fixtures to prevent illumination in a residential district is excess of .05 footcandles between the hours of 10 pm and 6 am. Mr. Bryder stated that the engineering and landscape plans have been revised to include the combined drive approach with the 222 E. Roosevelt Road property that was presented at the Board’s October 12, 2021 meeting. The combined drive approach is shown as a full access in and right out with a small turn island. The approach utilizes the eastern 9 feet of the 222 E. Roosevelt Road property and the western 15 feet of the subject property as defined by the private access easement documents. He added that the proposed grading/ drainage of the west perimeter landscape areas onto the adjacent 222 E. Roosevelt Road was designed to code. Mr. Dabovich requested an explanation of the trip generation comparison table. Ms. Means stated that the trip generation comparison table showed that there would be approximately 50 additional weekly trips generated for the proposed urgent care/ nursery school use versus the former bank building. She added that the additional trips would occur on weekdays, with less traffic occurring on the weekend. Mr. Derrick questioned whether the grading/ drainage of the west landscape area onto the adjacent 222 E. Roosevelt Road was designed to code. Director Tebbrugee stated that it isn’t currently designed to code, but this could be corrected during final engineering. Mr. Carrara stated that the applicant and his client have been in discussions but have not come to an agreement yet. He stated that the applicant has not shown a public benefit commensurate with the degree of development flexibility requested as required by the Zoning Ordinance. He submitted an access easement exhibit and proposed retaining wall elevations for reference. He further stated that his client would recommend denial of the request as presented. Ms. Hain stated that the applicant has done nothing to reduce the potential for cut-through traffic. She added that if the development is approved, it would cause undo harm to the adjacent residential neighborhood. Mr. Derrick moved and then Mr. Gudmundson seconded the motion to close the public hearing. On a voice vote, all voted aye. Chair Aranas stated that the subject property has significant grading and access challenges as well as existing encumbrances for a private access drive with the property at 222 E. Roosevelt Road. Chair Aranas added that  Wheaton Planning and Zoning Board November 9, 2021 Page 5 of 5 while she is not opposed to allowing a PUD in the O-R District, she did not feel the applicant has not shown a public benefit commensurate with the degree of development flexibility requested. Mr. Dabovich moved and then Mr. Gudmundson seconded the motion to recommend approval of ZA #21-20, requesting an amendment to the text of the Wheaton Zoning Ordinance and a special use permit for a planned unit development to allow the construction and use of two commercial buildings, a 10,000 square foot nursery school and a 3,500 square foot urgent care facility (business and professional office) on the property commonly known as 250 E. Roosevelt Road. Roll Call Vote Ayes: None Nays: Nicole Aranas Chris Dabovich Chris Derrick Bob Gudmundson Cecilia Horejs Mark Plunkett Absent: Dan Wanzung Motion Failed In their discussions, the Board expressed concerns over the vehicular access and traffic flow (given the restricted access to the site from the north and east), and the potential for cut-through traffic that the proposed development could generate in the adjacent residential neighborhood. The proposed use of a nursery school, which would have higher traffic volumes on weekdays during peak traffic times, was especially problematic to most of the board members present. In addition, the proposed grading of the site (with an elevated playground area behind the nursery school building), and a lack of public benefit commensurate with the degree of development flexibility requested, were also significant concerns. VI. MISCELLANEOUS There was none. VII. ADJOURNMENT Mr. Plunkett moved and then Ms. Horejs seconded the motion to adjourn the meeting at 8:45 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner