Planning & Zoning Board

June 13, 2023 Wheaton Planning and Zoning Board I. Call To Order and Roll Call Vote Chair Aranas called the Tuesday, June 13, 2023 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 Chris Dabovich Bob Gudmundson Cecilia Horejs Mark Plunkett Dan Wanzung Absent: Chris Derrick City Staff Present: Tracy Jones, Staff Planner II. Approval of Minutes - May 23, 2023 The minutes were approved as presented. III. Public Comment There was none. IV. New Business ZA #23-11/ FAR and Front Yard Setback Variations/ 603 N. West Street/ Pearse Pursuant to notice duly published on May 26, 2023 and letters mailed to neighboring property owners on May 24, 2023, Chair Aranas called to order the June 13, 2023 public hearing requesting Floor Area Ratio (FAR) and front yard setback variations to allow the construction of an expanded front porch, all on property commonly known as 603 N. West Street. David Heise, Davidson Homes, Wheaton was sworn in. Mr. Heise stated that he was the builder working on the project. He stated that the subject property is located at the northwest corner of West Street and Lincoln Avenue. The lot is 72.0 feet wide, 172.5 feet deep, and 12,420 square feet in area. The property is zoned R-3 Residential and is also located in the Northside Residential Overlay District (NROD). The subject property is improved with a 2.5 story Victorian style frame residence and attached garage that was originally constructed in 1887, with various additions over the years. The house is situated toward the northeast corner of the property. The expanded porch will improve the curb appeal of the residence and provide additional much needed outdoor living space for the family. Mr. Heise stated that the existing residence has a north side yard setback of 7.3 feet, but it is situated on a slight angle and the porch expansion may be slightly closer to the north property line than the existing house.  Wheaton Planning and Zoning Board June 13, 2023 Page 2 of 3 However, Article 28.2E of the Wheaton Zoning Ordinance allows additions to single-family residences in the Northside Residential Overlay District to extend existing side and rear walls without a variation. The expanded front porch fully complies with the maximum lot coverage limit and the required corner side yard setback. Mr. Heise stated that his client is requesting a variation to Article 5.7B(3).7 of the Wheaton Zoning Ordinance to increase the Floor Area Ratio to 44.6% in lieu of the 40.0% limit. The maximum FAR limit with a variation is 45%. The existing FAR for the property is 5,461 square feet (43.9%). This includes the first floor, front porch, deck, second floor, finished attic, NROD porch bonus, and NROD garage bonus. The applicant is planning to reduce the height of the finished attic by furring the ceiling height down five inches (to omit it from the FAR calculation) and then add 485 square feet to the front porch for a total porch square footage of 737 square feet. The applicant is proposing a new FAR for the property of 5,550 square feet (44.6%). This would include the first floor, expanded front porch, deck, second floor, NROD porch bonus, and NROD garage bonus. A more detailed FAR analysis is included on the attached building plans. Mr. Heise stated that his client is further requesting a variation to Article 9.2.5 of the Wheaton Zoning Ordinance to allow a front yard setback of 48.36 feet in lieu of the required 50.7 feet. The existing house has a front yard setback of 58.7 feet. Unenclosed, roofed front porches are allowed to encroach up to 8.0 feet into the required front yard, resulting in a required front yard setback of 50.7 feet for the expanded front porch. The applicant is proposing to come 2.34 feet closer to the front property line to maximize the size of the expanded front porch. Mr. Heise addressed the ten variation questions as required by the Wheaton Zoning Ordinance. He stated that the variation would not be detrimental to the public health, safety, morals, comfort, convenience, or general welfare of the neighboring property owners. The Board discussed the expanded front porch and agreed it would add to the Victorian aesthetic of the residence. Mr. Gudmundson questioned the proposed roofing materials. Mr. Heise stated that the existing house has asphalt shingles, so the porch would mostly have the same. Mr. Plunkett questioned whether the porch would be constructed on piers, and he further questioned the existing and proposed height of the finished attic area. Mr. Heise stated that the porch would be constructed on piers. He added that the existing height of the finished attic area was approximately 7.8 feet and that they would reduce the height of the finished attic by furring the ceiling height down approximately five inches to order to omit it from the FAR calculation. Mr. Dabovich moved and then Mr. Plunkett seconded the motion to close the public hearing. On a voice vote, all voted aye. Mr. Wanzung moved and then Ms. Horejs seconded the motion to waive their regular rules and vote tonight. On a voice vote, all voted aye. Ms. Horejs moved and then Mr. Dabovich seconded the motion to approve ZA #23-11 requesting Floor Area Ratio (FAR) and front yard setback variations to allow the construction of an expanded front porch, all on property commonly known as 603 N. West Street as presented.  Wheaton Planning and Zoning Board June 13, 2023 Page 3 of 3 Roll Call Vote Ayes: Nicole Aranas Chris Dabovich Bob Gudmundson Cecilia Horejs Mark Plunkett Dan Wanzung Nays: None Absent: Chris Derrick Motion Passed Unanimously V. Miscellaneous There was none. IV. Adjournment Ms. Horejs moved and then Mr. Dabovich seconded the motion to adjourn the meeting at 7:15 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, AICP Staff Planner