Planning and Zoning Commission
Regular MeetingVilla Park, IL · September 12, 2024
Agenda
Public participation is invited on each agenda item prior to the Board's deliberation. When called upon, please
approach the microphone and state your name. Kindly limit your remarks to three (3) minutes.
VILLAGE OF VILLA PARK
Village Hall, Board Room Chambers
20 S. Ardmore Avenue
Villa Park, IL 60181
Planning and Zoning Commission
September 12, 2024 7:30 PM
Chairman Jason Jarrett
Commissioners: Larry Calvert, Edward Hofstra, Kenneth Jackson, Louis LeMieux, Eric Luedtke,
Michael Orlowski, Dominick Romano, Justin Shlensky
1. Call to Order - Roll Call
2. Approval of Minutes
a. Minutes from the August 8, 2024 Planning and Zoning Commission Meeting
3. Public Hearing - New Business
a. PZ-24-13 / 1110 S. Villa Avenue / Special Use / Petitioner: Matthew Toepper,
FGM Architects
b. PZ-24-14 / Text Amendment for Article 6, 13, and 14 / Text Amendment
/ Petitioner: Village of Villa Park
4. Discussion Items
5. Public Comments on Non-Agenda Items
6. Adjournment
The Villa Park Village Hall is subject to the requirements of the Americans with Disabilities Act of 1990. An elevator
is operational at the north side entrance to the Village Hall during normal work hours and also during evenings.
lndividuals with special needs are requested to contact the Village's Compliance Officer at (630) 834-8500 so that
reasonable accommodations can be made for those persons.
Packet
Public participation is invited on each agenda item prior to the Board's deliberation. When called upon, please
approach the microphone and state your name. Kindly limit your remarks to three (3) minutes.
VILLAGE OF VILLA PARK
Village Hall, Board Room Chambers
20 S. Ardmore Avenue
Villa Park, IL 60181
Planning and Zoning Commission
September 12, 2024 7:30 PM
Chairman Jason Jarrett
Commissioners: Larry Calvert, Edward Hofstra, Kenneth Jackson, Louis LeMieux, Eric Luedtke,
Michael Orlowski, Dominick Romano, Justin Shlensky
1. Call to Order - Roll Call
2. Approval of Minutes
a. Minutes from the August 8, 2024 Planning and Zoning Commission Meeting
3. Public Hearing - New Business
a. PZ-24-13 / 1110 S. Villa Avenue / Special Use / Petitioner: Matthew Toepper,
FGM Architects
b. PZ-24-14 / Text Amendment for Article 6, 13, and 14 / Text Amendment
/ Petitioner: Village of Villa Park
4. Discussion Items
5. Public Comments on Non-Agenda Items
6. Adjournment
The Villa Park Village Hall is subject to the requirements of the Americans with Disabilities Act of 1990. An elevator
is operational at the north side entrance to the Village Hall during normal work hours and also during evenings.
lndividuals with special needs are requested to contact the Village's Compliance Officer at (630) 834-8500 so that
reasonable accommodations can be made for those persons.
Page 1 of 70
· · · · · · · · VILLAGE OF VILLA PARK, ILLINOIS
· · · · · · · · ·PLANNING AND ZONING COMMISSION
·
· · · ·IN RE THE MATTER OF:· · · · · · )
· · · · · · · · · · · · · · · · · · · ·)
· · · ·REGULAR MEETING MINUTES· · · · ·)
·
· · · · · · · · · · · · MEETING MINUTES
· · · · · · · · · · · · ·AUGUST 8, 2024
· · · · · · · · · · · · · ·7:30 P.M.
·
· · · · · · · · ·REPORT OF PROCEEDINGS had before the
· · · ·VILLAGE OF VILLA PARK PLANNING & ZONING
· · · ·COMMISSION, held at the Villa Park Village Hall,
· · · ·20 South Ardmore Avenue, Villa Park, Illinois,
· · · ·commencing at 7:30 o'clock p.m., on Thursday, the
· · · ·8th day of August, 2024.
·
· · · ·APPEARANCES:· ·MR. JASON JARRETT, Chairman
· · · · · · · · · · · MR. MICHAEL ORLOWSKI, Commissioner
· · · · · · · · · · · MR. ERIC LUEDTKE, Commissioner
· · · · · · · · · · · MR. LARRY CALVERT, Commissioner
· · · · · · · · · · · MR. JUSTIN SHLENSKY, Commissioner
· · · · · · · · · · · MR. EDWARD HOFSTRA, Commissioner
·
· · · ·ALSO PRESENT:· MR. NICK CUZZONE, Villa Park President
· · · · · · · · · · · MR. MARC McLAUGHLIN, Community Development
· · · · · · · · · · · MS. RACHEL LEEDOM, Planner
·
·
· · · ·REPORTED BY LYN DOERING, CSR.
·
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·1· · · · · · · · · · CHAIRMAN JARRETT:· I call this
·2· · ·regular meeting of the Village of Villa Park
·3· · ·Planning and Zoning Commission to order.
·4· · · · · · · ·Roll call:
·5· · · · · · · ·Calvert?
·6· · · · · · · · · · COMMISSIONER CALVERT:· Here.
·7· · · · · · · · · · CHAIRMAN JARRETT:· Hofstra?
·8· · · · · · · · · · COMMISSIONER HOFSTRA:· Here.
·9· · · · · · · · · · CHAIRMAN JARRETT:· Jackson?
10· · · · · · · · · · · ·(No response.)
11· · · · · · · · · · CHAIRMAN JARRETT:· LeMieux?
12· · · · · · · · · · · ·(No response.)
13· · · · · · · · · · CHAIRMAN JARRETT:· Luedtke?
14· · · · · · · · · · COMMISSIONER LUEDTKE:· Here.
15· · · · · · · · · · CHAIRMAN JARRETT:· Orlowski?
16· · · · · · · · · · COMMISSIONER ORLOWSKI:· Here.
17· · · · · · · · · · CHAIRMAN JARRETT:· Romano?
18· · · · · · · · · · · ·(No response.)
19· · · · · · · · · · CHAIRMAN JARRETT:· Shlensky?
20· · · · · · · · · · COMMISSIONER SHLENSKY:· Here.
21· · · · · · · · · · CHAIRMAN JARRETT:· I too am
22· · ·present.· With that we have a quorum.
23· · · · · · · ·Approval of minutes, does anybody have
24· · ·any questions or additions to the minutes from
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·1· · ·last month?
·2· · · · · · · · · · · ·(No response.)
·3· · · · · · · · · · CHAIRMAN JARRETT:· Hearing none, is
·4· · ·there a motion to approve?
·5· · · · · · · · · · COMMISSIONER HOFSTRA:· So moved.
·6· · · · · · · · · · CHAIRMAN JARRETT:· Motion.
·7· · · · · · · ·Is there a second?
·8· · · · · · · · · · MR. ORLOWSKI:· Second.
·9· · · · · · · · · · CHAIRMAN JARRETT:· There is a
10· · ·second.
11· · · · · · · ·Any questions or comments on the motion?
12· · · · · · · · · · · ·(No response.)
13· · · · · · · · · · CHAIRMAN JARRETT:· All in favor?
14· · · · · · · · · · ALL PRESENT:· Aye.
15· · · · · · · · · · CHAIRMAN JARRETT:· Any opposed?
16· · · · · · · · · · · ·(No response.)
17· · · · · · · · · · CHAIRMAN JARRETT:· All right the
18· · ·minutes are approved.
19· · · · · · · · · · · · ·(Proceedings concluded at
20· · · · · · · · · · · · ·7:32 p.m.)
21· · ·///
22· · ·///
23· · ·///
24· · ·///
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·1· · · · · · · ·I, LYN DOERING, Certified Shorthand
·2· · ·Reporter and Notary Public in and for the State of
·3· · ·Illinois do hereby certify that the foregoing
·4· · ·proceedings were reported stenographically by me,
·5· · ·was thereafter reduced to a printed transcript by
·6· · ·me, and constitutes a true record of the testimony
·7· · ·given and the proceedings had;
·8· · · · · · · ·That I am not a relative or employee or
·9· · ·attorney or counsel, nor a relative or employee of
10· · ·such attorney or counsel for any of the parties
11· · ·hereto, nor interested directly or indirectly in
12· · ·the outcome of this action.
13· · · · · · · ·IN WITNESS WHEREOF, I do hereunto set my
14· · ·verified digital signature at Chicago, Illinois,
15· · ·this 29th day of August,· 2024.
16
17
18
· · · · · · · · · · · · · ·_________________________________
19· · · · · · · · · · · · ·Certified Shorthand Reporter
· · · · · · · · · · · · · ·State of Illinois
20· · · · · · · · · · · · ·CSR License No. 084-003037
21
22
23
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7 M Z
7:32 3:20 meeting 2:2 Zoning 2:3
minutes 2:23,24 3:18
A month 3:1
motion 3:4,6,11
additions 2:24 moved 3:5
Approval 2:23
approve 3:4
O
approved 3:18
Aye 3:14 opposed 3:15
order 2:3
C Orlowski 2:15,16 3:8
call 2:1,4
P
Calvert 2:5,6
CHAIRMAN 2:1,7,9,11,13, p.m. 3:20
15,17,19,21 3:3,6,9,13,15,17 Park 2:2
comments 3:11 Planning 2:3
Commission 2:3 present 2:22 3:14
COMMISSIONER 2:6,8,14, proceedings 3:19
16,20 3:5
concluded 3:19 Q
F questions 2:24 3:11
quorum 2:22
favor 3:13
R
H
regular 2:2
Hearing 3:3 response 2:10,12,18 3:2,12,16
Hofstra 2:7,8 3:5 Roll 2:4
Romano 2:17
J
Jackson 2:9 S
JARRETT 2:1,7,9,11,13,15, Shlensky 2:19,20
17,19,21 3:3,6,9,13,15,17
V
L
Villa 2:2
Lemieux 2:11 Village 2:2
Luedtke 2:13,14
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· · · · · · · · VILLAGE OF VILLA PARK, ILLINOIS
· · · · · · · · ·PLANNING AND ZONING COMMISSION
·
· · · ·IN RE THE MATTER OF:· · · · · · )
· · · · · · · · · · · · · · · · · · · ·)
· · · ·DAVE & AMY WRIGHT· · · · · · · ·)· PZ-24-12
· · · ·580 East Kolberg Court· · · · · )
·
·
· · · · · · · · · · · · ·PUBLIC HEARING
· · · · · · · · · · · · ·AUGUST 8, 2024
· · · · · · · · · · · · · ·7:30 P.M.
·
· · · · · · · · ·REPORT OF PROCEEDINGS had before the
· · · ·VILLAGE OF VILLA PARK PLANNING & ZONING
· · · ·COMMISSION, held at the Villa Park Village Hall,
· · · ·20 South Ardmore Avenue, Villa Park, Illinois,
· · · ·commencing at 7:30 o'clock p.m., on Thursday, the
· · · ·8th day of August, 2024.
·
· · · ·APPEARANCES:· ·MR. JASON JARRETT, Chairman
· · · · · · · · · · · MR. KENNETH JACKSON, Commissioner
· · · · · · · · · · · MR. ERIC LUEDTKE, Commissioner
· · · · · · · · · · · MR. MICHAEL ORLOWSKI, Commissioner
· · · · · · · · · · · MR. LARRY CALVERT, Commissioner
· · · · · · · · · · · MR. JUSTIN SHLENSKY, Commissioner
· · · · · · · · · · · MR. EDWARD HOFSTRA, Commissioner
·
· · · ·ALSO PRESENT:· MR. NICK CUZZONE, Villa Park President
· · · · · · · · · · · MR. MARC McLAUGHLIN, Community Development
· · · · · · · · · · · MS. RACHEL LEEDOM, Planner
·
· · · ·REPORTED BY LYN DOERING, CSR.
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·1· · · · · · · · · · CHAIRMAN JARRETT:· So we have one
·2· · ·item of business tonight, that is PZ-24-12 for 580
·3· · ·East Kolberg Court, Petitioner David and Amy
·4· · ·Wright.
·5· · · · · · · ·Just real quick to explain the process,
·6· · ·we will start with Staff presentation,
·7· · ·presentation by the Petitioner, if there is any,
·8· · ·public input if there is any, Commission
·9· · ·questions, Commission comments, and then a motion
10· · ·up here, if necessary.
11· · · · · · · ·I would ask that anybody who is going to
12· · ·speak tonight or thinks they will speak, stand and
13· · ·we will get you all sworn in at once.· Just raise
14· · ·your right hand.
15· · · · · · · · · · · · ·(Whereupon said witnesses were
16· · · · · · · · · · · · ·duly sworn).
17· · · · · · · · · · CHAIRMAN JARRETT:· All right.
18· · ·Staff, whenever you are ready.
19· · · · · · · · · · MR. McLAUGHLIN:· Excellent.· Good
20· · ·evening.
21· · · · · · · ·This evening we have a petition for a
22· · ·variation for a deck in a front yard setback.· It
23· · ·is an existing home in the RS-10 district which
24· · ·has a 30-foot front yard setback.
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·1· · · · · · · ·The Petitioner previously received a
·2· · ·variation for a deck within a front yard -- sorry
·3· · ·-- a pool within a front yard and a 6-foot fence
·4· · ·within a front yard in 2020, Ordinance 4172.
·5· · · · · · · ·Now, the Petitioner wishes to install a
·6· · ·deck associated with that pool in the front yard
·7· · ·setback.
·8· · · · · · · ·Decks are allowed in the front yard.
·9· · ·They are not allowed within that setback though.
10· · · · · · · ·So this deck encroaches into the setback
11· · ·by approximately 5 feet.
12· · · · · · · ·We have the site plan.· As you can see
13· · ·here on the left it is a corner lot.· The front is
14· · ·the shortest length, which is this.
15· · · · · · · ·The pool is located on the east side of
16· · ·the property.· The deck will be between the home
17· · ·and the pool.
18· · · · · · · ·There are some additional brick pavers
19· · ·and patios out there.· Those will be allowed to be
20· · ·permitted.· They will be under the same permit.
21· · ·But we are just mentioning that those are there.
22· · · · · · · ·The variation review has four standards
23· · ·in particular:
24· · · · · · · ·That it's not -- the hardship is not
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·1· · ·created by them, it's unique -- which staff
·2· · ·believes that this lot is -- the home is facing
·3· · ·the south, that's what looks and feels like the
·4· · ·front yard; however zoning-wise the front is
·5· · ·technically the east yard.
·6· · · · · · · ·There is no one here from the public.
·7· · · · · · · ·And then we have a sample motion for you
·8· · ·guys, and obviously Staff is here to answer any
·9· · ·questions, and the Petitioner is in the audience.
10· · · · · · · · · · CHAIRMAN JARRETT:· Okay.· Let the
11· · ·record show that Commissioner Jackson arrived at
12· · ·7:32.
13· · · · · · · ·Okay.· Any presentations from the
14· · ·Petitioner?· Any comments?
15· · · · · · · · · · · ·(No response.)
16· · · · · · · · · · CHAIRMAN JARRETT:· No; okay.
17· · · · · · · ·Public input?
18· · · · · · · · · · · ·(No response.)
19· · · · · · · · · · CHAIRMAN JARRETT:· No one.
20· · · · · · · ·Questions from the Commission?
21· · · · · · · · · · COMMISSIONER ROMANO:· Not really.
22· · · · · · · · · · CHAIRMAN JARRETT:· Any discussion?
23· · · · · · · · · · COMMISSIONER ORLOWSKI:· I have
24· · ·something for discussion.
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·1· · · · · · · · · · CHAIRMAN JARRETT:· Okay.
·2· · · · · · · · · · COMMISSIONER ORLOWSKI:· I think
·3· · ·this is our second petition that's come through
·4· · ·that the request that's being requested is already
·5· · ·there.· So the deck is already present at the
·6· · ·residence.
·7· · · · · · · · · · COMMISSIONER LUEDTKE:· Okay.· Is
·8· · ·that accurate?
·9· · · · · · · · · · COMMISSIONER ORLOWSKI:· And it
10· · ·would be easier if people would just get the
11· · ·permits so that you don't endure any extra costs,
12· · ·or if you think you are going to put a deck when
13· · ·you came in 2020, it would have been easier to put
14· · ·it on then.
15· · · · · · · · · · MS. WRIGHT:· Agreed.
16· · · · · · · · · · COMMISSIONER ORLOWSKI:· That's all
17· · ·I've got.
18· · · · · · · · · · CHAIRMAN JARRETT:· Anything else?
19· · · · · · · · · · COMMISSIONER LUEDTKE:· No.· I was
20· · ·reviewing the code and it was interesting.· The
21· · ·code language is sort of weird with obstructions
22· · ·or encroachments.
23· · · · · · · ·Like, if this thing was covered it would
24· · ·be permitted?
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·1· · · · · · · · · · MR. McLAUGHLIN:· Correct.
·2· · · · · · · · · · COMMISSIONER LUEDTKE:· Because it's
·3· · ·a porch; right?
·4· · · · · · · · · · MR. McLAUGHLIN:· Yes.
·5· · · · · · · · · · COMMISSIONER LUEDTKE:· It's odd
·6· · ·that when we are having something less bulky
·7· · ·triggering the variance, I am curious if that may
·8· · ·be something that maybe some code amendment or
·9· · ·text amendment would clean up down the line.
10· · · · · · · · · · MR. McLAUGHLIN:· Yeah.
11· · · · · · · · · · COMMISSIONER LUEDTKE:· Because this
12· · ·seems --
13· · · · · · · · · · MR. McLAUGHLIN:· Yeah, a deck and a
14· · ·porch are very, very similar.· Why are they
15· · ·treated differently; exactly, yeah.
16· · · · · · · ·It is on our radar.· We do have some
17· · ·text amendments coming this year that are more
18· · ·important, if you will.
19· · · · · · · · · · COMMISSIONER LUEDTKE:· Understood.
20· · · · · · · · · · MR. McLAUGHLIN:· But it's on our
21· · ·radar to take a look at the entire obstruction
22· · ·list.
23· · · · · · · · · · COMMISSIONER LUEDTKE:· Understood.
24· · ·Makes sense.
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·1· · · · · · · · · · COMMISSIONER SHLENSKY:· Marc, could
·2· · ·you go back to the percentages or the square
·3· · ·footage slide?
·4· · · · · · · ·Yeah, so kind of piggybacking off of
·5· · ·both Commissioners Luedtke and Orlowski, obviously
·6· · ·coming for permission rather than seeking
·7· · ·forgiveness is our preferred avenue.
·8· · · · · · · ·In addition to porch versus deck and
·9· · ·some of the items that we have touched upon last
10· · ·meeting refers to items that may be more
11· · ·applicable for administrative action to bypass
12· · ·this process and to allow homeowners to seek
13· · ·relief in other avenues, I would encourage looking
14· · ·at that to truly see how we can clean up
15· · ·deficiencies as well.
16· · · · · · · · · · MR. McLAUGHLIN:· Sure.· Yeah, this
17· · ·exceeds the current amount that we can do
18· · ·administratively.
19· · · · · · · · · · COMMISSIONER SHLENSKY:· Certainly
20· · ·currently exceeds.
21· · · · · · · · · · MR. McLAUGHLIN:· Yeah.
22· · · · · · · · · · COMMISSIONER SHLENSKY:· But as we
23· · ·look to expand upon that, you know, keeping with
24· · ·the fidelity of the code and the intent of it, but
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·1· · ·also allowing for your department to have a bit
·2· · ·more administrative leeway to support it.
·3· · · · · · · · · · MR. McLAUGHLIN:· Yes.
·4· · · · · · · · · · CHAIRMAN JARRETT:· Any other
·5· · ·questions or discussion on this item?
·6· · · · · · · · · · COMMISSIONER JACKSON:· Did they
·7· · ·have to pay a fine for not getting a permit for
·8· · ·that deck?· What happened with that?
·9· · · · · · · · · · MR. McLAUGHLIN:· In the building
10· · ·permit process -- not the zoning process -- there
11· · ·is a fee tacked onto work that starts without a
12· · ·permit.
13· · · · · · · · · · COMMISSIONER CALVERT:· How much is
14· · ·that fee?
15· · · · · · · · · · MR. McLAUGHLIN:· It's based on the
16· · ·percentage of the actual building permit fee.
17· · · · · · · ·So 25 percent for your first offense,
18· · ·50 percent for your second offense, 75 for your
19· · ·third, fourth and more than that it's 100 percent,
20· · ·100 percent more.
21· · · · · · · ·So if you continue to remodel your home
22· · ·over and over again that escalates, or if you are
23· · ·a contractor and you are doing work around the
24· · ·entire community, every one keeps adding on.· So
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·1· · ·when you get to your fourth remodel without a
·2· · ·permit they are at 400 percent.
·3· · · · · · · ·So everybody get your permits.
·4· · · · · · · · · · COMMISSIONER SHLENSKY:· Say it
·5· · ·again.
·6· · · · · · · · · · MR. McLAUGHLIN:· Permits, get them.
·7· · · · · · · · · · COMMISSIONER JACKSON:· Can we, for
·8· · ·our public announcement, make a commercial?
·9· · · · · · · · · · MR. McLAUGHLIN:· Yeah.
10· · · · · · · · · · CHAIRMAN JARRETT:· I know a lot of
11· · ·people aren't a big fan of permits, because they
12· · ·think it's a money grab, but it's also -- for a
13· · ·lot of projects it's how the Village assures the
14· · ·contractor you hired is doing things the right way
15· · ·and the safe way.
16· · · · · · · · · · MR. McLAUGHLIN:· That's correct.
17· · ·The Village is an advocate for the property and
18· · ·the homeowner, not for the contractor.
19· · · · · · · · · · CHAIRMAN JARRETT:· Especially with
20· · ·electrical and HVAC and --
21· · · · · · · · · · MR. McLAUGHLIN:· Plumbing.
22· · · · · · · · · · CHAIRMAN JARRETT:· -- plumbing.
23· · · · · · · ·All right.· If there is nothing else I
24· · ·would entertain a motion on the item.
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·1· · · · · · · · · · COMMISSIONER SHLENSKY:· Make a
·2· · ·motion to recommend approval of PZ-24-12 for a
·3· · ·variation from Table 14-1 of Article 14, Section
·4· · ·14.1.9, Setbacks of the Zoning Ordinance, to allow
·5· · ·a deck to be installed within the front yard east
·6· · ·setback, as depicted on Exhibit B for 580 East
·7· · ·Kolberg Court.
·8· · · · · · · · · · COMMISSIONER ORLOWSKI:· I will
·9· · ·second that.
10· · · · · · · · · · CHAIRMAN JARRETT:· We have a motion
11· · ·and a second.
12· · · · · · · ·Any comments or questions on the motion?
13· · · · · · · · · · · ·(No response.)
14· · · · · · · · · · CHAIRMAN JARRETT:· All right.· Roll
15· · ·call?
16· · · · · · · ·Calvert?
17· · · · · · · · · · COMMISSIONER CALVERT:· Yes.
18· · · · · · · · · · CHAIRMAN JARRETT:· Hofstra?
19· · · · · · · · · · COMMISSIONER HOFSTRA:· Yes.
20· · · · · · · · · · CHAIRMAN JARRETT:· Jackson?
21· · · · · · · · · · COMMISSIONER JACKSON:· Yes.
22· · · · · · · · · · CHAIRMAN JARRETT:· Luedtke?
23· · · · · · · · · · COMMISSIONER LUEDTKE:· Yes.
24· · · · · · · · · · CHAIRMAN JARRETT:· Orlowski?
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·1· · · · · · · · · · COMMISSIONER ORLOWSKI:· Yes.
·2· · · · · · · · · · CHAIRMAN JARRETT:· Shlensky?
·3· · · · · · · · · · COMMISSIONER SHLENSKY:· Yes.
·4· · · · · · · · · · CHAIRMAN JARRETT:· I too vote yes.
·5· · · · · · · ·And with that our recommendation will
·6· · ·pass to the Village Board and they have the final
·7· · ·say on this item.· Thank you.
·8· · · · · · · · · · MR. WRIGHT:· Thank you.
·9· · · · · · · · · · · · ·(Proceedings concluded at
10· · · · · · · · · · · · ·7:41 p.m.)
11· · ·///
12· · ·///
13· · ·///
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·1· · · · · · · ·I, LYN DOERING, Certified Shorthand
·2· · ·Reporter and Notary Public in and for the State of
·3· · ·Illinois do hereby certify that the foregoing
·4· · ·proceedings were reported stenographically by me,
·5· · ·was thereafter reduced to a printed transcript by
·6· · ·me, and constitutes a true record of the testimony
·7· · ·given and the proceedings had;
·8· · · · · · · ·That I am not a relative or employee or
·9· · ·attorney or counsel, nor a relative or employee of
10· · ·such attorney or counsel for any of the parties
11· · ·hereto, nor interested directly or indirectly in
12· · ·the outcome of this action.
13· · · · · · · ·IN WITNESS WHEREOF, I do hereunto set my
14· · ·verified digital signature at Chicago, Illinois,
15· · ·this 29th day of August,· 2024.
16
17
18
· · · · · · · · · · · · · ·_________________________________
19· · · · · · · · · · · · ·Certified Shorthand Reporter
· · · · · · · · · · · · · ·State of Illinois
20· · · · · · · · · · · · ·CSR License No. 084-003037
21
22
23
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DOERING REPORTING, INC.· 630.340.1383
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20 7:16,21 8:3,9,15 9:6,9,16,
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21
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22 5:1,18 8:4 9:10,19,22
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4:4 10:5 L percent 8:17,18,19,20 9:2
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7:5 10:22,23
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plan 3:12 ROMANO 4:21 tonight 2:2,12
plumbing 9:21,22 RS-10 2:23 touched 7:9
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review 3:22 thing 5:23
reviewing 5:20 things 9:14
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DOERING REPORTING, INC.· 630.340.1383
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· · · · · · · · VILLAGE OF VILLA PARK, ILLINOIS
· · · · · · · · ·PLANNING AND ZONING COMMISSION
·
· · · ·IN RE THE MATTER OF:· · · · · · )
· · · · · · · · · · · · · · · · · · · ·)
· · · ·COMMISSION DISCUSSION· · · · · ·)
·
· · · · · · · · · · · · · ·DISCUSSION
· · · · · · · · · · · · ·AUGUST 8, 2024
· · · · · · · · · · · · · ·7:30 P.M.
·
· · · · · · · · ·REPORT OF PROCEEDINGS had before the
· · · ·VILLAGE OF VILLA PARK PLANNING & ZONING
· · · ·COMMISSION, held at the Villa Park Village Hall,
· · · ·20 South Ardmore Avenue, Villa Park, Illinois,
· · · ·commencing at 7:42 o'clock p.m., on Thursday, the
· · · ·8th day of August, 2024.
·
· · · ·APPEARANCES:· ·MR. JASON JARRETT, Chairman
· · · · · · · · · · · MR. KENNETH JACKSON, Commissioner
· · · · · · · · · · · MR. ERIC LUEDTKE, Commissioner
· · · · · · · · · · · MR. LARRY CALVERT, Commissioner
· · · · · · · · · · · MR. JUSTIN SHLENSKY, Commissioner
· · · · · · · · · · · MR. EDWARD HOFSTRA, Commissioner
· · · · · · · · · · · MR. MICHAEL ORLOWSKI, Commissioner
· · · ·ALSO PRESENT:· MR. NICK CUZZONE, Villa Park President
· · · · · · · · · · · MR. MARC McLAUGHLIN, Community Development
· · · · · · · · · · · MS. RACHEL LEEDOM, Planner
·
· · · ·REPORTED BY LYN DOERING, CSR.
DOERING REPORTING, INC.· 630.340.1383 YVer1f
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·1· · · · · · · · · · CHAIRMAN JARRETT:· All right.· Do
·2· · ·we have any discussion items, anything tonight,
·3· · ·Marc?
·4· · · · · · · · · · MR. McLAUGHLIN:· I would like to
·5· · ·introduce our new planner, Rachel.· She has been
·6· · ·with us for about a month.· This is her first
·7· · ·Planning and Zoning Commission meeting.· You will
·8· · ·be seeing her regularly.
·9· · · · · · · · · · CHAIRMAN JARRETT:· Good.· She got
10· · ·an easy one tonight.
11· · · · · · · · · · MR. McLAUGHLIN:· Yeah.
12· · · · · · · · · · MS. LEEDOM:· Yes, good first
13· · ·meeting.
14· · · · · · · · · · CHAIRMAN JARRETT:· Don't get used
15· · ·to it.
16· · · · · · · ·Anything else?
17· · · · · · · · · · MR. McLAUGHLIN:· No.
18· · · · · · · · · · CHAIRMAN JARRETT:· I did notice
19· · ·that they started site demolition on both of the
20· · ·Park projects, both the funeral home and --
21· · · · · · · · · · MR. McLAUGHLIN:· Yep, both permits
22· · ·have been issued.
23· · · · · · · · · · CHAIRMAN JARRETT:· That's good.
24· · · · · · · · · · MR. McLAUGHLIN:· Uh huh.· Very
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·1· · ·good.
·2· · · · · · · · · · CHAIRMAN JARRETT:· All right.
·3· · · · · · · · · · COMMISSIONER ORLOWSKI:· Any news
·4· · ·for Ardmore's project?
·5· · · · · · · · · · PRESIDENT CUZZONE:· Soon.
·6· · · · · · · · · · CHAIRMAN JARRETT:· They did extend
·7· · ·the RDA, a new RDA; correct?
·8· · · · · · · · · · MR. McLAUGHLIN:· Correct.
·9· · · · · · · · · · CHAIRMAN JARRETT:· Amended RDA.
10· · · · · · · · · · MR. McLAUGHLIN:· Correct.
11· · · · · · · · · · PRESIDENT CUZZONE:· The RDA was
12· · ·approved I believe two meetings ago, but there are
13· · ·hard timeframes for him, hard stops on him, as far
14· · ·as getting financing and then also construction.
15· · ·So it's got a lot more teeth than the original
16· · ·RDA.
17· · · · · · · ·So it sounds like he's -- he has a lot
18· · ·invested in this.· He has a lot of money, time and
19· · ·effort, so he is not going to let this go.
20· · · · · · · ·We are hoping that -- I don't know if
21· · ·yet this year they will be able to break ground
22· · ·but definitely by spring they should be able to
23· · ·break ground.
24· · · · · · · · · · CHAIRMAN JARRETT:· Do they have to
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·1· · ·come back through zoning?· I don't recall where
·2· · ·they're at.
·3· · · · · · · · · · MR. McLAUGHLIN:· They do not have
·4· · ·to come back on zoning.· They have the planned
·5· · ·development which is good for three years until it
·6· · ·is revoked and it has not been revoked by the
·7· · ·Village.
·8· · · · · · · · · · COMMISSIONER ORLOWSKI:· It's the
·9· · ·best case scenario.
10· · · · · · · · · · PRESIDENT CUZZONE:· Yeah, because
11· · ·anything else we did would have taken a lot more
12· · ·time, a lot more effort and a lot more money.
13· · · · · · · · · · COMMISSIONER ORLOWSKI:· A lot more
14· · ·years.
15· · · · · · · · · · PRESIDENT CUZZONE:· A lot more
16· · ·years, many more years.
17· · · · · · · · · · CHAIRMAN JARRETT:· All right.
18· · ·Good.
19· · · · · · · ·Do we have anything up here from anyone?
20· · · · · · · · · · · ·(No response.)
21· · · · · · · · · · CHAIRMAN JARRETT:· Making note that
22· · ·there's no public comments on non-agenda items.
23· · ·If there are none, I move that we adjourn.
24· · · · · · · ·Is there a second?
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·1· · · · · · · · · · COMMISSIONER ORLOWSKI:· So moved.
·2· · · · · · · · · · CHAIRMAN JARRETT:· All in favor?
·3· · · · · · · · · · ALL PRESENT:· Aye.
·4· · · · · · · · · · CHAIRMAN JARRETT:· We are
·5· · ·adjourned.
·6· · · · · · · · · · · · ·(Proceedings adjourned at
·7· · · · · · · · · · · · ·7:44 p.m.)
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·1· · · · · · · ·I, LYN DOERING, Certified Shorthand
·2· · ·Reporter and Notary Public in and for the State of
·3· · ·Illinois do hereby certify that the foregoing
·4· · ·proceedings were reported stenographically by me,
·5· · ·was thereafter reduced to a printed transcript by
·6· · ·me, and constitutes a true record of the testimony
·7· · ·given and the proceedings had;
·8· · · · · · · ·That I am not a relative or employee or
·9· · ·attorney or counsel, nor a relative or employee of
10· · ·such attorney or counsel for any of the parties
11· · ·hereto, nor interested directly or indirectly in
12· · ·the outcome of this action.
13· · · · · · · ·IN WITNESS WHEREOF, I do hereunto set my
14· · ·verified digital signature at Chicago, Illinois,
15· · ·this 30th day of August,· 2024.
16
17
18
· · · · · · · · · · · · · ·_________________________________
19· · · · · · · · · · · · ·Certified Shorthand Reporter
· · · · · · · · · · · · · ·State of Illinois
20· · · · · · · · · · · · ·CSR License No. 084-003037
21
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month 2:6
7 F move 4:23
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3:2,6,9,24 4:17,21 5:2,4 items 2:2 4:22 Planning 2:7
comments 4:22
PRESENT 5:3
Commission 2:7 J PRESIDENT 3:5,11 4:10,15
COMMISSIONER 3:3 4:8,13
JARRETT 2:1,9,14,18,23 3:2, proceedings 5:6
5:1
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construction 3:14
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L public 4:22
CUZZONE 3:5,11 4:10,15
LEEDOM 2:12 R
D lot 3:15,17,18 4:11,12,13,15
Rachel 2:5
demolition 2:19
M RDA 3:7,9,11,16
development 4:5
recall 4:1
discussion 2:2 Making 4:21 regularly 2:8
Marc 2:3 response 4:20
E Mclaughlin 2:4,11,17,21,24 revoked 4:6
easy 2:10 3:8,10 4:3
effort 3:19 4:12 meeting 2:7,13 S
extend 3:6 meetings 3:12
money 3:18 4:12 scenario 4:9
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site 2:19
sounds 3:17
spring 3:22
started 2:19
stops 3:13
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teeth 3:15
time 3:18 4:12
timeframes 3:13
tonight 2:2,10
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Village 4:7
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years 4:5,14,16
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zoning 2:7 4:1,4
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Village of Villa Park
Community & Economic Development
11 W Home Avenue, Villa Park, IL 60181
TO: Planning & Zoning Commission
FROM: Community & Economic Development Department
DATE: September 12, 2024
RE: Petition PZ-24-13 | 1110 S. Villa Avenue | Special Use for a School
PETITIONER OWNER
FGM Architects Salt Creek School District 48
Matthew Toepper Amy Zaher, District Superintendent
1211 West 22nd Street, Suite 700 1110 S. Villa Avenue
Oak Brook, IL 60523 Villa Park, IL 60181
Request Summary
The Petitioner is requesting a Public Hearing to consider approval of a Special Use for a School within the RS-7.5
Residential Single-Dwelling District.
Background
The Subject Property includes an existing middle school. The property and existing use were annexed into Villa
Park in 1958 per Ordinance 694 and at the time a Special Use was never approved for the site. The applicant
now proposes an addition to the school and a Special Use is requested to accommodate the existing use and
proposed additions.
Site Information
Present Zoning: Residential Single-Dwelling District – RS-7.5
Present Land Use: School
Property Size: 3.8 acres
PINs: 06-15-122-024
Surrounding Zoning Surrounding Land Use
North: Residential Single-Dwelling District – RS-7.5 Residential
West: Residential Single-Dwelling District – RS-7.5 Residential
East: Residential Single-Dwelling District – RS-10 Residential
South: Residential Single-Dwelling District – RS-10 & Residential
Unincorporated Residential
Comprehensive Plan Designation – Educational
This land use category is intended for and encompasses school facilities in Villa Park. This classification
encompasses the schools located within the Village’s municipal boundary.
Zoning Request
The Petitioner requests a Special Use for the existing school use on the property. The Petitioner requests
approval of site alterations as part of the Special Use request from the Zoning Ordinance.
Internal Staff Review
Special Use
Page 30 of 70
The Zoning Ordinance specifically allows for a right to request a Special Use for Schools in the RS-7.5 zoning
district per Table 6-1: Use Table. The Commission should consider whether the existing use is appropriate and
whether any conditions of operation may be necessary to mitigate any otherwise potential negative impacts.
Section 11.4.11. of the Zoning Ordinance requires that any expansion of uses or facilities that qualifies as a
major amendment must be reviewed through the Special Use process.
Site Plan Review
1. Building and Structure Location - The following comments relate to the issue of building and structure
location in regard to the proposed development plans:
a. The proposed school additions would include a front entry on the east façade of the school and
rebuilding and expansion of the gymnasium on the west façade of the school.
b. The Petitioner would construct a trash enclosure attached to the western façade of the school.
2. Building Scale - The following comments relate to the issue of building scale in regard to the proposed
development plans:
a. The building with proposed additions 47,262 square foot two-story masonry building.
b. The proposed changes would include a two-story entrance and a single-story gymnasium.
c. The existing school has a gymnasium but the new footprint of the gymnasium would permit
additional space to accommodate students not possible with the current gymnasium.
3. Building Architecture - The following comments relate to the issue of architecture in regard to the
proposed development plans:
a. The new entrance would feature aluminum storefront system and masonry.
b. The gymnasium would be constructed of precast concrete.
c. No changes would be made to the remaining existing portions of the school.
4. Lot Coverage - The following comments relate to the issue of lot coverage in regard to the proposed
development plans:
a. Maximum allowed lot coverage = 60%; Proposed lot coverage = 57%.
5. Site Circulation - The following comments relate to the issue of site circulation in regard to the proposed
development plans:
a. No changes are proposed to the onsite circulation.
b. Three (3) additional accessible stalls are proposed off Villa Avenue.
6. Parking Lots - The following comments relate to the issue of parking lots in regard to the proposed
development plans:
a. 46 of the 59 provided parking stalls are accessible via public rights-of-way. The remaining 13
stalls are located in the parking lot north of the school building.
b. The proposed site plan would include 59 parking stalls where only 41 parking stalls are required
per Code for the related uses.
7. Landscaping - The following comments relate to the issue of landscaping in regard to the proposed
development plans:
a. The petitioner has provided a landscape plan for the new landscape island adjacent to the
accessible stalls off of Villa Avenue.
8. Signage - The following comments relate to the issue of signage in regard to the proposed development
plans:
a. The existing ground signs onsite will not be modified as part of the proposal.
b. The petitioner has included a 36.7 square foot wall sign above the new front entrance. Signage
within this zoning district would only be permitted up to 32.0 square feet. Staff will work with the
petitioner on the reduction of the signage prior to permit.
9. Site Illumination - The following comments relate to the issue of site illumination in regard to the
proposed development plans:
2
Page 31 of 70
a. No changes are proposed to the existing site illumination.
10. Completeness - If the Planning and Zoning Commission requires additional information to determine
whether the applicant’s development requests comply with the applicable standards of the Code, they
may direct the applicant to furnish additional information and evidence that may provide clarity
regarding their concerns.
Parking and Loading
Parking and loading berth requirements of the Code are summarized in the following table:
Parking Formula Quantity Required/Total Total Proposed Compliance
Requirements
School 1.0 parking stall 41 employees 41 stalls 59 stalls Yes
per employee
41 stalls 59 stalls Yes
Findings
Per Section 11.4.8. – Review and Approval Criteria: No Special Use may be recommended for approval or
approved unless the respective review or decision-making body determines that the proposed Special Use is
consistent with and in substantial compliance with all village board policies and plans and that the applicant
has presented evidence to support each of the following conclusions for both Special Uses that they are
requesting:
A. That the proposed use or activity is expressly authorized as a special use;
Petitioner’s Response: Per Table 6-1, school are allowed in zoning district RS-7.5 if reviewed and
approved in accordance with the special use procedures of section 11.4.
B. That the proposed use at the proposed location is necessary or desirable to provide a service or a facility
that is in the interest of public convenience and will contribute to the general welfare of the
neighborhood or community;
Petitioner’s Response: The school has been operating since 1958. It is desirable and in the interest of
public convenience to have a school within the residential area. It also contributes to the general welfare
of the neighborhood by providing a convenient location to educate their children.
C. That the proposed use will not, in the particular case, be detrimental to the health, safety, or general
welfare of persons residing or working in the vicinity or be injurious to property values or improvements
in the vicinity.
Petitioner’s Response: The proposed use will not be detrimental to the health, safety, or general welfare
of persons residing or working in the vicinity. It improves property values.
D. That approval of the special use will not impede the normal and orderly development and improvement
of surrounding property for uses permitted in the district;
Petitioner’s Response: The school will not impede the normal and orderly development and
improvement of surrounding property.
E. That the proposed special use will be served by adequate utilities, access roads, parking, drainage and
other important and necessary facilities, infrastructure, and community services; and
Petitioner’s Response: The school will be served by adequate utilities, access roads, parking, drainage,
and other important and necessary facilities, infrastructure, and community services..
3
Page 32 of 70
F. That the proposed special use complies with all applicable regulations of this zoning ordinance except
as expressly approved in accordance with the procedures of this zoning ordinance.
Petitioner’s Response: The school complies with all applicable regulations of this zoning ordinance.
Notification
Legal Notice was published in the Daily Herald on August 27, 2024, a sign placed on the subject property, and
notifications sent to property owners within a 250.0 foot radius of the subject property in advance of the Public
Hearing.
Staff Recommendation
Village staff has reviewed the petition and is supportive of the request.
Recommended Action
To recommend approval of PZ-24-13 for a Special Use for a School as shown in Exhibit A located at 1110 S. Villa
Avenue.
Exhibit List
A. Site Plan, Parking Layout, Landscape Plan, Elevations, Renderings, and Signage Plans
B. Preliminary Engineering
C. Plat of Survey and Topography Plan
4
Page 33 of 70
SITE PLAN LEGEND ZONING REQUIREMENTS - RS7.5 PROVIDED VARIANCE REQUIRED
FRONT YARD FRONT YARD FRONT YARD
30' - 0" 238' - 8" (EXISTING) N/A
EXISTING BUILDING
SIDE YARDS SIDE YARDS SIDE YARDS
15' - 0" EAST YARD: 15' - 6" EAST YARD: N/A
WEST YARD: 17' - 0 1/2" WEST YARD: N/A
PROPERTY LINE REAR YARD REAR YARD REAR YARD
124' - 0" 51' - 3 1/2" (EXISTING) N/A
40/20 (FEET/% OF LOT DEPTH, WHICHEVER IS
GREATER). ON LOTS MORE ONE HUNDRED SIXTY
SETBACK LINE (160) FEET DEEP, THE SUM OF FRONT AND REAR
SETBACKS NEED NOT EXCEED FIFTY (50) PERCENT
OF LOT DEPTH.
MAXIMUM LOT COVERAGE MAXIMUM LOT COVERAGE MAXIMUM LOT COVERAGE
CONCRETE SIDEWALK 60 (IMPERVIOUS SITE COVERAGE) (%). SITE AREA: 165,539.82 SF N/A
BUILDING AREA: 47,262 SF
IMPERVIOUS SITE: 47,659 SF
COVERAGE: 57%
CIVIL
BUILDING HEIGHT BUILDING HEIGHT BUILDING HEIGHT
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
EXISTING TREE 60 FEET 22' - 1 1/2" N/A GRAYSLAKE, IL 60030
BUILDING HEIGHT IS MEASURED AS THE VERTICAL 847.223.4804 (O)
DISTANCE FROM THE FINISHED LOT GRADE AT THE ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
HORIZONTAL MIDPOINT OF THE FRONT OF THE
BUILDING TO THE HIGHEST POINT OF THE ROOF
SURFACE FOR A FLAT ROOF, TO THE DECK LINE FOR LANDSCAPE
A MANSARD ROOF, TO THE MEAN LEVEL BETWEEN
NEW TREE
THE HIGHEST EAVE AND HIGHEST RIDGE FOR HIP,
GABLED, AND GAMBREL ROOFS
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
9 67 671 670 MEPF
67 674
1 670
AMSCO ENGINEERING, INC.
669
West Line Of The 5115 BELMONT RD STE A,
East DOWNERS GROVE, IL 60515
330' Of The Soutea
3 st 630.515.1555 (O)
67 Quarter Of The No
1 rthwest ILLINOIS STATE CERTIFICATE OF AUTHORITY
68 Quarter Of Sec.15 NO. XXXXXXXXXX
-39-11
682 S02°40'23"E
677
670 669
670
6
67 671
Dedicated For Pub 670
lic Street Per Doc
R67-39644 .
East Line Of Myrtle
Ave.
671
672 672 671673 671673
TO EDGE OF WALL
672
SIDE SETBACK
0 S02°40'23"E
68
NOT FOR
17' - 0 1/2"
15' - 0"
673
LINE OF 4
67
BOL
CONSTRUCTION
BOL
674
673
CANOPY ABOVE
672
UP 4
67
BOL BOL BOL
67 DN
3 673 PROPOSED 675 FOR REVIEW ONLY
REFUSE ADDITION LINE OF 673
Not for regulatory approval, permit or
672 CANOPY ABOVE
C.O. DN
679
construction.
DS
675
SINGLE FAMILY The information on this document is
RESIDENTIAL
676
674 preliminary or incomplete, not for
construction, recording purposes, or
N87°15'17"E
implementation.
681
67
5
4
67
6
677 67
67
6 675
Dedicated For Pub
5 ISSUANCE
67 Lot
13 NO DATE DESCRIPTION
S87°12'19"W
678
lic Street Per Doc
09/04/2024 ISSUED FOR ZONING
677
S87°12'19"W
676 REVIEW
UP
.
LINE OF
South Line Nortwest
R67-39644
CANOPY ABOVE
15' Storm Sewer
Quarter Of
Easement Per Doc
677
680
.
Sec.15-39-11
R66-38439
BOL
676
67
BOL
BOL
8
676
BOL
BOL
DS
676
BOL
5 M
67 G BOL
679
C.O.
679
677
COMED And IBT Eas
ement
67
C.O.
9
Per Doc. R99-081
18 PARKING SPACES
124' - 0"
010
30' - 0"
ALBRIGHT MIDDLE SCHOOL REAR YARD SETBACK (20% OF DEPTH)
FRONT YARD
238' - 8"
681
BOL
678 TO EDGE OF EXISTING WALL
51' - 3 1/2"
WW
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
North Line Of The
TO EDGE OF EXISTING WALL
South
680 DS
660' Of The East
330' Of
The Southeast Quart
678 12 PARKING SPACES
C.O.
er Of
678 M
682
7
Sec.15-39-11
67 679 G
678
677
0 DS
68
9/4/2024 4:31:54 PM
679
BOL
680
PROPOSED
BOL
ADDITION
677 C.O. C.O. 681
35' Building
678
67 678 678
SALT CREEK SCHOOL DISTRICT 48
8 8
67 678 680 Line Per
67 678
678 681
678
8 Doc.
SIDE SETBACK
678 679 BOL
BOL
15' - 9 1/2"
R1959-939274
15' - 0"
8 BOL
67
0
BOL 68 681
678 682 682
BOL
BOL
BOL BOL
2
BOL BOL BOL BOL BOL BOL BOL BOL BOL BOL BOL BOL BOL
S02°43'00"E 68
RENOVATIONS ISSUED FOR ZONING REVIEW
679 17 PARKING SPACES 682
6 681
78 679
9
67 Dedicated For Pub
lic Street Per Doc
R67-39644 . 682
East Line Nortwest
Quarter Of
1 Sec.15-39-11 8 PARKING SPACES
679 ____________________________________________________________________________________
Z1.02
1110 S Villa Ave, Villa Park, IL 60181
68
0
S02°43'00"E
68
2
8
67 67 681
9 679
679 2
68 682
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/24-4013.01_SaltCreekSD48_AlbrightMS_CD_2024.rvt
679
T
679
Van Buren
2
68
678
OVERALL ARCHITECTURAL SITE PLAN
1 1" = 20'-0"
SITE PLAN
N
Copyright 2024 FGM ARCHITECTS INC.
SHEET NO.
Z1.00
Street
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 34 of 70
PARKING STALLS PROVIDED: 58
PARKING STALLS REQUIRED: 41 STAFF MEMBERS
X 1.0 STALLS PER EMPLOYEE (SECTION 7.2 OF THE VILLA PARK MUNICIPAL CODE)
41 REQUIRED STALLS
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
LANDSCAPE
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
TO EDGE OF WALL
SIDE SETBACK
NOT FOR
17' - 0 1/2"
BOL LINE OF 15' - 0"
BOL
CANOPY ABOVE
CONSTRUCTION
BOL BOL BOL
DN
UP
PROPOSED
FOR REVIEW ONLY
REFUSE ADDITION LINE OF
CANOPY ABOVE Not for regulatory approval, permit or
1 C.O. DN
construction.
DS
UP SINGLE FAMILY
The information on this document is
2 RESIDENTIAL
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
3
4
ISSUANCE
NO DATE DESCRIPTION
5
09/04/2024 ISSUED FOR ZONING
REVIEW
6
UP
15' Storm Sewer
7
Easement Per Doc
8
.
R66-38439
BOL
9
10
11
BOL
BOL
BOL
BOL
DS BOL
12 M
G BOL
C.O.
COMED And IBT Eas
13
59
ement
14
58
C.O.
Per Doc. R99-081
18 PARKING SPACES 15
010
57
ALBRIGHT MIDDLE SCHOOL
16
BOL
56
17 WW
55
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
18 DS
54
12 PARKING
C.O. 53
SPACES
M
G
DS
9/4/2024 4:31:57 PM
52
BOL
51
PROPOSED
BOL
ADDITION
50
C.O. C.O.
49
SALT CREEK SCHOOL DISTRICT 48
48
SIDE SETBACK
BOL
BOL
15' - 0" 15' - 9 1/2"
BOL
18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 19' - 0" BOL
BOL
BOL
BOL BOL
BOL BOL BOL BOL BOL BOL BOL BOL BOL BOL BOL BOL BOL
37 38 39
RENOVATIONS ISSUED FOR ZONING REVIEW
17 PARKING SPACES 9' - 0" 9' - 0"
EXTENT OF NEW PARKING 40 41 42 43 44 45 46 47
8 PARKING SPACES
1110 S Villa Ave, Villa Park, IL 60181
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/24-4013.01_SaltCreekSD48_AlbrightMS_CD_2024.rvt
T
PARKING LAYOUT PLAN
1 1" = 20'-0"
PARKING LAYOUT PLAN
N
Copyright 2024 FGM ARCHITECTS INC.
PARKING STALLS PROVIDED: 58
PARKING STALLS REQUIRED: 41 STAFF MEMBERS
X 1.0 STALLS PER EMPLOYEE (SECTION 7.2 OF THE VILLA PARK MUNICIPAL CODE) SHEET NO.
41 REQUIRED STALLS
Z1.01
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 35 of 70
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
LANDSCAPE
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
NOT FOR
CONSTRUCTION
FOR REVIEW ONLY
Not for regulatory approval, permit or
construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
09/04/2024 ISSUED FOR ZONING
REVIEW
677 C.O.
678
GAG - 3"
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
CKF - 1 GAL.
9/4/2024 4:31:57 PM
JHP
HHR - 1 GAL.
SALT CREEK SCHOOL DISTRICT 48
RENOVATIONS ISSUED FOR ZONING REVIEW
67
8
1110 S Villa Ave, Villa Park, IL 60181
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/24-4013.01_SaltCreekSD48_AlbrightMS_CD_2024.rvt
KEY QUANTITY BOTANIC NAME COMMON NAME SIZE REMARKS
CKF 3 CALAMAGROSITIS A. 'KARL FOERSTER' KARL FOERSTER FEATHER REED GRASS 1 GAL
GAG 1 GINGKO B. 'AUTUMN GOLD' AUTUMN GOLD MAIDENHAIR TREE 3"
ENLARGED LANDSCAPE PLAN
1 1/4" = 1'-0"
HHR 5 HEMEROCALLIS 'HAPPY RETURNS' HAPPY RETURNS DAYLILY 1 GAL 18" O.C. ENLARGED SITE PLAN
Copyright 2024 FGM ARCHITECTS INC.
JHP 3 JUNIPERUS H. 'PLUMOSA COMPACTA YOUNGSTOWN ANDORRA COMPACT #5 CONTAINER
YOUNGSTOWN' JUNIPER SHEET NO.
Z1.02
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 36 of 70
A B B1 C D E F G H I J AREA 'C'
AREA 'B'
Z2.00
AREA 'C'
2 AREA 'B'
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
0.5 UP ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
DN
LANDSCAPE
DN 1
STORAGE STRUCTURAL
B.8 103C D.3 MCCLUSKEY ENGINEERING CORPORATION
UP 1887 HIGH GROVE LN, SUITE 200
STAIR OFFICE NAPERVILLE, ILLINOIS 60540
STR-1 103B
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
UP
FREEZER
103D TOILET MEPF
TLT-9 AMSCO ENGINEERING, INC.
UP 5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
KITCHEN
103
2
CAFETERIA
104
NOT FOR
UP
CONSTRUCTION
FOR REVIEW ONLY
3
Not for regulatory approval, permit or
construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
STORAGE implementation.
102J
CORRIDOR
AREA 'B' AREA 'B' COR3A ISSUANCE
AREA 'A' AREA 'A' NO DATE DESCRIPTION
09/04/2024 ISSUED FOR ZONING
REVIEW
4
DN
BAND
STORAGE
113D TRANSFORMER
VAULT
Z2.00 3 131
STAIR
STR-4
P.E. UP
STORAGE
STAIR
115B STAIR
LIBRARY STR-6
UP B STAGE
107
BAND 127A STAIR UP 5
UP
OFFICE BAND UP A
MUSIC BOILER
113A 113 CLASSROOM STORAGE MUSIC ROOM STORAGE ROOM
UP
117 119A 119 123 125
CUSTODIAN UP
CUSTODIAN
OFFICE
105
115A
5.1
CORRIDOR
COR5
CUSTODIAN 6
FACULTY 6.1
JC-2
TOILET
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
STORAGE TLT-4 CUSTODIAN
112 FACULTY JC-1
TOILET STORAGE
STEM LAB/ TLT-7 UP 130A
BOYS TOILET ART BOYS TOILET 1 Z2.00
GIRLS CONFERENCE GIRLS
TLT-3 TOILET CLASSROOM CLASSROOM TLT-8 FITNESS LAB
A/V EQUIP. ROOM TOILET
TLT-5 116 118 127
109 114 TLT-6
9/4/2024 4:32:00 PM
STAIR
STR-5
UP
7
NURSE NURSE CORRIDOR ENTRY VEST.
DEAN OFFICE TOILET COR1 130
OFFICE 108H 108J
108E WORK ROOM
SALT CREEK SCHOOL DISTRICT 48
CALMING 108G
NOOK
108F
ELEVATOR H.1 K L L.5 M
---
N O P Q R
RENOVATIONS
SOCIAL
ISSUED FOR ZONING REVIEW
RECEPTION WAITING STAIR UP
WORKER PRINCIPAL 108B AREA STR-3
OFFICE OFFICE
108D 108A
108C
8
AREA 'C'
1110 S Villa Ave, Villa Park, IL 60181
A2 AREA 'A'
MAIN ENTRY DN
VESTIBULE
---
A1 AREA 'C'
AREA 'A' 1
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/24-4013.01_SaltCreekSD48_AlbrightMS_CD_2024.rvt
Z2.01
FIRST FLOOR PLAN - OVERALL
1 3/32" = 1'-0"
OVERALL FIRST FLOOR PLAN
N
Copyright 2024 FGM ARCHITECTS INC.
SHEET NO.
Z1.10
AA AB AC AD
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 37 of 70
A B B1 C D E F G H I J AREA 'C'
AREA 'B'
Z2.00
AREA 'C'
2 AREA 'B'
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
0.5 ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
LANDSCAPE
1
STRUCTURAL
STAIR B.8 D.3 MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
STR-1 NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
OPEN TO BELOW
7TH / 8TH SPANISH
SCIENCE CLASSROOM
MEPF
AMSCO ENGINEERING, INC.
202 201 5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
2
PREP/STORAGE
202A
STORAGE
TLT-35
MECHANICAL
NOT FOR
203
CONSTRUCTION
FOR REVIEW ONLY
3
Not for regulatory approval, permit or
RECORDS construction.
STORAGE
7TH/8TH
SCIENCE LAB 205A OPEN TO BELOW The information on this document is
GRADE SPED
206 MECHANICAL preliminary or incomplete, not for
205
110 construction, recording purposes, or
implementation.
AREA 'B' AREA 'B' STORAGE STORAGE ISSUANCE
207A 215A
AREA 'A' AREA 'A' NO DATE DESCRIPTION
09/04/2024 ISSUED FOR ZONING
CORRIDOR REVIEW
COR-6 4
5TH/6TH
GRADE SPED
207
TEAM
VISION MEETING
OFFICE ROOM
CLASSROOM 215B 216A
208
A2.00A
Z2.00 43
A/V TECH
VISION ROOM
215 218 STORAGE
226E
5
TEACHER
LOUNGE CLASSROOM
216 CLASSROOM CLASSROOM CLASSROOM
220 222 224 226
STAIR
CLASSROOM
ST-4
209 STAIR
STR-6
CORRIDOR
5.1
COR7 CORRIDOR
COR-8
CUSTODIAN 6
DIRECTOR VESTIBULE FACULTY VESTIBULE 6.1
OF JC4
TLT-10-A TOILET TLT-11-A
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
OPERATIONS FACULTY CUSTODIAN
TLT-12 STAIR STORAGE
AND TOILET JC-3
BUSINESS STR-5 227
GIRLS TLT-14
CONFERENCE SERVICES
ROOM BOYS TOILET TOILET 1 Z2.00
212F CLASSROOM CLASSROOM CLASSROOM CLASSROOM
210 TLT-10 TLT-11 GIRLS BOYS TOILET OPEN TO BELOW
217 219 221 223 TOILET TLT-15
ACCOUNTING TLT-13
OFFICE
9/4/2024 4:32:03 PM
212D
STORAGE VAULT 7
STUDENT 212E 212C MECH
SERVICES 212B CORRIDOR
STORAGE WORK ROOM COR-7A
ADMIN. STAIR
211F 211
ASST. STR-3
211E
SALT CREEK SCHOOL DISTRICT 48
MECH
211D
ELEVATOR H.1 K L L.5 M
DISTRICT ---
OFFICE
DIRECTOR DIRECTOR RECEPTION N O P Q R
OF OF STUDENT 212
CURRICULUM SERVICES SUPERINTENDENT
RENOVATIONS ISSUED FOR ZONING REVIEW
211C AND HUMAN 211A
RESOURCES
211B
8 OPEN TO BELOW
AREA 'C'
1110 S Villa Ave, Villa Park, IL 60181
A2 AREA 'A'
A1 AREA 'C'
AREA 'A' 1
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/24-4013.01_SaltCreekSD48_AlbrightMS_CD_2024.rvt
A2.00A
Z2.01
SECOND FLOOR PLAN - OVERALL
1 3/32" = 1'-0"
OVERALL SECOND FLOOR
N PLAN
Copyright 2024 FGM ARCHITECTS INC.
SHEET NO.
Z1.20
AA AB AC AD
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 38 of 70
60' - 0" ALLOWABLE BUILDING HEIGHT
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
B/ GYM ADDITION DECK NO. XXXXXXXXXX
125' - 4"
LANDSCAPE
TOP OF EXISTING GYM
22' - 1 1/2"
19' - 7 1/2"
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
5' - 2 1/2"
NO. XXXXXXXXXX
LEVEL 1 MEPF
100' - 0" AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
* ALLOWABLE BUILDING HEIGHT MEASURED FROM THE FINISHED LOT ILLINOIS STATE CERTIFICATE OF AUTHORITY
GRADE AT HORIZONTAL MIDPOINT OF THE FRONT OF THE BUILDING NO. XXXXXXXXXX
OVERALL EXTERIOR ELEVATION - SOUTH
3 3/32" = 1'-0"
NOT FOR
CONSTRUCTION
FOR REVIEW ONLY
Not for regulatory approval, permit or
construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
09/04/2024 ISSUED FOR ZONING
REVIEW
60' - 0" ALLOWABLE BUILDING HEIGHT *
B/ GYM ADDITION DECK
125' - 4"
TOP OF EXISTING GYM
22' - 1 1/2"
19' - 7 1/2"
5' - 2 1/2"
LEVEL 1
100' - 0"
* ALLOWABLE BUILDING HEIGHT MEASURED FROM THE FINISHED LOT
GRADE AT HORIZONTAL MIDPOINT OF THE FRONT OF THE BUILDING
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
OVERALL EXTERIOR ELEVATION - WEST
2 3/32" = 1'-0"
9/4/2024 4:32:06 PM SALT CREEK SCHOOL DISTRICT 48
RENOVATIONS ISSUED FOR ZONING REVIEW
1110 S Villa Ave, Villa Park, IL 60181
60' - 0" ALLOWABLE BUILDING HEIGHT *
B/ GYM ADDITION DECK
125' - 4"
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/24-4013.01_SaltCreekSD48_AlbrightMS_CD_2024.rvt
TOP OF EXISTING GYM
19' - 7 1/2" 22' - 1 1/2"
OVERALL ELEVATIONS
Copyright 2024 FGM ARCHITECTS INC.
5' - 2 1/2"
LEVEL 1 SHEET NO.
100' - 0"
* ALLOWABLE BUILDING HEIGHT MEASURED FROM THE FINISHED LOT
Z2.00
OVERALL EXTERIOR ELEVATION - NORTH
1
GRADE AT HORIZONTAL MIDPOINT OF THE FRONT OF THE BUILDING
JOB NO. 24-4013.01
3/32" = 1'-0" © 2024 FGM Architects Inc.
Page 39 of 70
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
LANDSCAPE
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
30' - 4 1/2" AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
4' - 6 1/2" 1' - 3 1/2" 8' - 7" 6' - 4" 6' - 11" NO. XXXXXXXXXX
1' - 4"
NOT FOR
CONSTRUCTION
DIMENSIONAL LETTER SIGNAGE MOUNTED TO FASCIA
ALLOWABLE AREA OF SIGNAGE = 100 SF
PROVIDED AREA OF SIGNAGE = 37 SF FOR REVIEW ONLY
Not for regulatory approval, permit or
BUILDING SIGNAGE construction.
2 1/2" = 1'-0"
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
09/04/2024 ISSUED FOR ZONING
REVIEW
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
9/4/2024 4:32:07 PM SALT CREEK SCHOOL DISTRICT 48
RENOVATIONS ISSUED FOR ZONING REVIEW
60' - 0" ALLOWABLE BUILDING HEIGHT *
1110 S Villa Ave, Villa Park, IL 60181
2
____________________________________________________________________________________
Z2.01
B/ GYM ADDITION DECK
125' - 4"
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/24-4013.01_SaltCreekSD48_AlbrightMS_CD_2024.rvt
TOP OF EXISTING
22' - 1 1/2"
19' - 7 1/2"
5' - 2 1/2"
OVERALL ELEVATIONS
Copyright 2024 FGM ARCHITECTS INC.
LEVEL 1
100' - 0"
* ALLOWABLE BUILDING HEIGHT MEASURED FROM THE FINISHED LOT SHEET NO.
GRADE AT HORIZONTAL MIDPOINT OF THE FRONT OF THE BUILDING
OVERALL EXTERIOR ELEVATION - EAST
Z2.01
1 3/32" = 1'-0" JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 40 of 70
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
LANDSCAPE
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
NOT FOR
CONSTRUCTION
FOR REVIEW ONLY
Not for regulatory approval, permit or
construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
09/04/2024 ISSUED FOR ZONING
REVIEW
MAIN ENTRY
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
9/4/2024 4:32:07 PM SALT CREEK SCHOOL DISTRICT 48
RENOVATIONS ISSUED FOR ZONING REVIEW
1110 S Villa Ave, Villa Park, IL 60181
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/24-4013.01_SaltCreekSD48_AlbrightMS_CD_2024.rvt
RENDERINGS
Copyright 2024 FGM ARCHITECTS INC.
SHEET NO.
GYM Z3.00
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 41 of 70
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
RENOVATIONS
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
SALT CREEK SCHOOL DISTRICT 48
1110 S VILLA AVE
NOT FOR
VILLA PARK, IL 60181 CONSTRUCTION
FOR REVIEW ONLY
Not for regulatory approval, permit or
CIVIL SHEET INDEX construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
04/26/2024 ISSUED FOR SCHEMATIC
DESIGN
06/28/2024 ISSUED FOR DESIGN
DEVELOPMENT
08/01/2024 25% CD PROGRESS SET
09/06/2024 ISSUED FOR PRICING
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
6/21/2024 2:26:23 PM
SALT CREEK SCHOOL DISTRICT 48
RENOVATIONS 50% CONSTRUCTION DOCUMENTS
SURVEY PROVIDED BY: J.U.L.I.E.
1110 S Villa Ave, Villa Park, IL 60181
SURVEY BENCHMARKS
DRAINAGE STATEMENT
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/23-3907.01_SaltCreekSD48_AlbrightMS_DD_2024.rvt
CIVIL COVER SHEET
Copyright 2024 FGM ARCHITECTS INC.
SHEET NO.
C0.00A
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 42 of 70
LEGEND
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
NOT FOR
CONSTRUCTION
FOR REVIEW ONLY
Not for regulatory approval, permit or
construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
04/26/2024 ISSUED FOR SCHEMATIC
DESIGN
06/28/2024 ISSUED FOR DESIGN
DEVELOPMENT
08/01/2024 25% CD PROGRESS SET
09/06/2024 ISSUED FOR PRICING
GENERAL NOTES
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
6/21/2024 2:26:23 PM
SALT CREEK SCHOOL DISTRICT 48
DEMOLITION LEGEND DEMOLITION NOTES
RENOVATIONS 50% CONSTRUCTION DOCUMENTS
1110 S Villa Ave, Villa Park, IL 60181
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/23-3907.01_SaltCreekSD48_AlbrightMS_DD_2024.rvt
SITE DEMOLITION PLAN
Copyright 2024 FGM ARCHITECTS INC.
SHEET NO.
Base Bid C1.00A
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 43 of 70
LEGEND
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
NOT FOR
CONSTRUCTION
FOR REVIEW ONLY
Not for regulatory approval, permit or
construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
04/26/2024 ISSUED FOR SCHEMATIC
DESIGN
06/28/2024 ISSUED FOR DESIGN
DEVELOPMENT
08/01/2024 25% CD PROGRESS SET
09/06/2024 ISSUED FOR PRICING
GENERAL NOTES
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
6/21/2024 2:26:23 PM
SALT CREEK SCHOOL DISTRICT 48
RENOVATIONS 50% CONSTRUCTION DOCUMENTS
GEOMETRY NOTES
1110 S Villa Ave, Villa Park, IL 60181
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/23-3907.01_SaltCreekSD48_AlbrightMS_DD_2024.rvt
SITE GEOMETRY PLAN
Copyright 2024 FGM ARCHITECTS INC.
SHEET NO.
Base Bid C2.00A
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 44 of 70
LEGEND
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
NOT FOR
CONSTRUCTION
FOR REVIEW ONLY
Not for regulatory approval, permit or
construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
04/26/2024 ISSUED FOR SCHEMATIC
DESIGN
06/28/2024 ISSUED FOR DESIGN
DEVELOPMENT
08/01/2024 25% CD PROGRESS SET
09/06/2024 ISSUED FOR PRICING
GENERAL NOTES
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
6/21/2024 2:26:23 PM
SALT CREEK SCHOOL DISTRICT 48
UTILITY NOTES STRUCTURE NOTES
RENOVATIONS 50% CONSTRUCTION DOCUMENTS
1110 S Villa Ave, Villa Park, IL 60181
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/23-3907.01_SaltCreekSD48_AlbrightMS_DD_2024.rvt
SITE UTILITY PLAN
Copyright 2024 FGM ARCHITECTS INC.
SHEET NO.
Base Bid C3.00A
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 45 of 70
LEGEND
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
NOT FOR
CONSTRUCTION
FOR REVIEW ONLY
Not for regulatory approval, permit or
construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
04/26/2024 ISSUED FOR SCHEMATIC
DESIGN
06/28/2024 ISSUED FOR DESIGN
DEVELOPMENT
08/01/2024 25% CD PROGRESS SET
09/06/2024 ISSUED FOR PRICING
GENERAL NOTES
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
6/21/2024 2:26:23 PM
SALT CREEK SCHOOL DISTRICT 48
PAVING & SURFACE INTENDED SEQUENCE OF SOIL EROSION & SEDIMENTATION CONTROL NOTES
LEGEND MAJOR SEDIMENT AND GRADING NOTES
50% CONSTRUCTION DOCUMENTS
EROSION CONTROL
RENOVATIONS
MEASURES
1110 S Villa Ave, Villa Park, IL 60181
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/23-3907.01_SaltCreekSD48_AlbrightMS_DD_2024.rvt
SOIL EROSION &
SEDIMENTATION CONTROL GRADING, PAVING, AND
LEGEND
Copyright 2024 FGM ARCHITECTS INC.
SOIL EROSION &
SEDIMENT CONTROL PLAN
SHEET NO.
Base Bid C4.00A
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 46 of 70
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
NOT FOR
CONSTRUCTION
FOR REVIEW ONLY
Not for regulatory approval, permit or
construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
04/26/2024 ISSUED FOR SCHEMATIC
DESIGN
06/28/2024 ISSUED FOR DESIGN
DEVELOPMENT
08/01/2024 25% CD PROGRESS SET
09/06/2024 ISSUED FOR PRICING
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
6/21/2024 2:26:23 PM
SALT CREEK SCHOOL DISTRICT 48
RENOVATIONS 50% CONSTRUCTION DOCUMENTS
1110 S Villa Ave, Villa Park, IL 60181
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/23-3907.01_SaltCreekSD48_AlbrightMS_DD_2024.rvt
SITE WORK DETAILS
Copyright 2024 FGM ARCHITECTS INC.
SHEET NO.
C5.00A
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 47 of 70
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
NOT FOR
CONSTRUCTION
FOR REVIEW ONLY
Not for regulatory approval, permit or
construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
04/26/2024 ISSUED FOR SCHEMATIC
DESIGN
06/28/2024 ISSUED FOR DESIGN
DEVELOPMENT
08/01/2024 25% CD PROGRESS SET
09/06/2024 ISSUED FOR PRICING
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
6/21/2024 2:26:23 PM
SALT CREEK SCHOOL DISTRICT 48
RENOVATIONS 50% CONSTRUCTION DOCUMENTS
1110 S Villa Ave, Villa Park, IL 60181
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/23-3907.01_SaltCreekSD48_AlbrightMS_DD_2024.rvt
SITE WORK DETAILS
Copyright 2024 FGM ARCHITECTS INC.
SHEET NO.
C5.01A
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 48 of 70
CIVIL
ERIKSSON ENGINEERING ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, IL 60030
847.223.4804 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
LANDSCAPE
STRUCTURAL
MCCLUSKEY ENGINEERING CORPORATION
1887 HIGH GROVE LN, SUITE 200
NAPERVILLE, ILLINOIS 60540
630.717.5335 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
MEPF
AMSCO ENGINEERING, INC.
5115 BELMONT RD STE A,
DOWNERS GROVE, IL 60515
630.515.1555 (O)
ILLINOIS STATE CERTIFICATE OF AUTHORITY
NO. XXXXXXXXXX
NOT FOR
CONSTRUCTION
FOR REVIEW ONLY
Not for regulatory approval, permit or
construction.
The information on this document is
preliminary or incomplete, not for
construction, recording purposes, or
implementation.
ISSUANCE
NO DATE DESCRIPTION
09/04/2024 ISSUED FOR ZONING
REVIEW
ALBRIGHT MIDDLE SCHOOL ADDITIONS AND
9/4/2024 4:31:51 PM SALT CREEK SCHOOL DISTRICT 48
RENOVATIONS ISSUED FOR ZONING REVIEW
1110 S Villa Ave, Villa Park, IL 60181
Autodesk Docs://Salt Creek SD48_Albright Middle_2024/24-4013.01_SaltCreekSD48_AlbrightMS_CD_2024.rvt
SITE SURVEY
Copyright 2024 FGM ARCHITECTS INC.
SHEET NO.
Z0.00
JOB NO. 24-4013.01
© 2024 FGM Architects Inc.
Page 49 of 70
Village of Villa Park
Community & Economic Development
11 W Home Avenue, Villa Park, IL 60181
TO: Planning & Zoning Commission
FROM: Community & Economic Development Department
DATE: September 12, 2024
RE: Petition PZ-24-14 | Zoning Ordinance Text Amendments | Nonconformity and Non-Residential
Accessory Structures
PETITIONER
Village of Villa Park
Marc McLaughlin, AICP, GISP - Director of Community & Economic Development
20 S. Ardmore Avenue
Villa Park, IL 60181
Request Summary
The Petitioner is requesting a Public Hearing to consider Text Amendments to Appendix C – Basic Zoning
Ordinance to remove conflicts, clarify certain language, follow best practice, and provide consistent language
throughout.
Zoning Request
The following sections are proposed to be amended:
• Article 6 “Uses”, Section 6.10 “Accessory Uses and Structures” – Amending nonresidential accessory
structures
• Article 13 “Nonconformities” – Changing, clarifying, and adding requirements for nonconformities for
uses, structures, lots, and development features.
• Article 14 “Measurements and Definitions”, Section 14.2 “Definitions”
Notification
Legal Notice was published in the Daily Herald on August 27, 2024 in advance of the public hearing.
Project Summary
As noted in the past, the current Zoning Ordinance has some deficiencies in the text as a result of the process in
which it was drafted and adopted. The Planning and Zoning Commission has recently reviewed several Variation
requests for second story expansions within side yard setbacks and the Village Board directed staff to review
and edit the Zoning Ordinance accordingly. Staff also proposes a change within the Zoning Ordinance to permit
nonresidential accessory structures to be larger than 100.0 square feet. Staff has found the 100.0 square foot
maximum size to be arbitrary and restrictive. This amendment would permit creative solutions to permit outdoor
dining areas, garages, and other accessory structures on nonresidential property.
Article 6 “Uses”, Section 6.10 “Accessory Uses and Structures”
• Correction of staff titles to be consistent with prior changes made.
• Changes to permit nonresidential accessory structures greater than 100 square feet.
• Remove quantity restriction from one (1) to many.
• Addition of requirements to clarify where nonresidential accessory structures can be placed onsite.
Page 50 of 70
Article 13 “Nonconformities”
• Correction of staff titles to be consistent with prior changes made.
• Nonconforming lots
o Clarification that nonconforming lots can be used for Household Living uses to be consistent with
other terms utilized in the Zoning Ordinance.
o Clarification that nonconforming lots may include use(s) that are compliant with the subject zoning
district.
o Removal of compliance with lot requirements for nonconforming lots.
o Conformation that nonconforming uses cannot be expanded, enlarged, or increased in intensity
and removal of other specifications for expansion.
• Renaming of moving to relocation for both structures and uses
• Revision to specify that nonconforming uses cannot be relocated on any portion of the same lot or
another other lot.
• Loss of nonconforming status of uses
o Reduction of time period for loss of nonconforming status
o Elimination of period of discontinuance for acts of God or accidental fire
o Elimination of the Planning and Zoning Commission authorization to approve re-establishment of
nonconforming uses through the Special Use procedures
• Damage and destruction of uses
o Revised to establish replacement is permitted when the damage to the structure is less than 50%
of the replacement value
o Revision of the time frame for receiving a building permit
o Establishment of the replacement value of a legal nonconforming structure
• Damage and destruction of structures
o Established that when damage is greater than 50% of the replacement value that the structure may
not be repaired or replaced and must then meet the requirements of the subject zoning district
o Revised to establish replacement is permitted when the structure has been damaged or destroyed
less than 50% of the replacement value
o Establishes how replacement value is calculated
Findings
Per Sec. 11.2.9 – Review and Approval Criteria: The decision to amend the Zoning Ordinance text is a matter of
legislative discretion that is not controlled by any one standard. In making recommendations and decisions about
Zoning Ordinance text amendments, the Planning and Zoning Commission and Village Board must consider at
least the following factors:
1. Whether the proposed text amendment is in conformity with the policy and intent of the comprehensive
plan; and
2. Whether the proposed Zoning Ordinance text amendment corrects an error or inconsistency in the
Zoning Ordinance, meets the challenge of a changing condition or in necessary to implement
established Village policy.
Staff Recommendation
Village staff has reviewed the petition and is supportive of the request.
Recommended Action
To recommend approval of PZ-24-14 for a Zoning Ordinance Text Amendment as outlined in Exhibit A.
2
Page 51 of 70
Exhibit List
A. Zoning Ordinance Text Amendment – Redline
B. Zoning Ordinance Text Amendment - Clean
3
Page 52 of 70
ARTICLE 6. - USES
6.10.1. - Generally Applicable Regulations
D. Accessory structures may be established in conjunction with or after the
principal building or use. They may not be established before the principal
building or use is in place except where authorized by the Director of
Community & Economic Development Director.
6.10.3. - Nonresidential Accessory Structures
The following regulations govern use and installation of accessory structures in all districts
other than R districts, except as more specifically regulated in this article.
A. A. Rear yard setbacks shall be ten (10) feet. Only one (1) Formatted: Font: (Default) Open Sans, 10.5 pt, Font
accessory structure is allowed per lot. color: Custom Color(RGB(49,51,53)), Expanded by 0.1
B. B. Interior side yard setbacks shall be ten (10) feet. The area of the pt, Ligatures: None
accessory structure may not exceed one hundred (100) square feet or one (1) Formatted: List Paragraph, Numbered + Level: 1 +
percent of the area of the lot, whichever is greater. Numbering Style: A, B, C, … + Start at: 1 + Alignment:
Left + Aligned at: 0.5" + Indent at: 1"
C. Accessory structures related to outdoor seating accessory to an eating or
drinking establishment are permitted in all yards. Formatted: Font: (Default) Open Sans, 10.5 pt, Font
color: Custom Color(RGB(49,51,53)), Expanded by 0.1
D. Other detached accessory structures not related to outdoor seating are not
pt, Ligatures: None
permitted in the front yard or corner side yards.
E. Accessory structures shall be equal to or less than the footprint of the principal Formatted: List Paragraph, Numbered + Level: 1 +
structure. Numbering Style: A, B, C, … + Start at: 1 + Alignment:
Left + Aligned at: 0.5" + Indent at: 1"
Formatted: Font: (Default) Open Sans, 10.5 pt, Font
ARTICLE 13. - NONCONFORMITIES color: Custom Color(RGB(49,51,53)), Expanded by 0.1
pt, Ligatures: None
SEC. 13.1. - GENERAL
13.1.2. - Intent
B. The regulations recognize that buildings and structures have a long useful life
and allowing their continued occupancy and modernization can be more
desirable than requiring them to remain vacant if they cannot be made
conforming. Consequently, this ordinance authorizes the planning and zoning
commission to allow conversion of nonconforming uses and, under limited
circumstances, expansions of nonconforming uses and structures.
13.1.4. - Determination of Nonconformity Status
Page 53 of 70
B. The Director of Ccommunity & Economic dDevelopment director is authorized
to determine whether adequate proof of nonconforming status has been
provided by the property owner.
C. Building permits, lawfully recorded plats, other official government records,
and aerial photography owned by the government and other official
government records that indicate lawful establishment of the nonconformity
constitute conclusive evidence of nonconforming status. If such forms of
conclusive evidence are not available, the Director of cCommunity & Economic
dDevelopment director is authorized to consider whether other forms of
evidence provided by the applicant are reliable and adequate to document
nonconforming status. Common examples of evidence that may be
determined to be reliable and adequate include:
1. Professional registrations or licenses associated with a street address;
2. Utility billing records;
3. Leasing records;
4. Advertisements in dated publications;
5. Listings in telephone or business directories; and
6. Notarized affidavits affirming the date of lawful establishment of the
nonconformity.
D. The Director of cCommunity & Economic dDevelopment’s director's
determination of nonconforming status may be appealed in accordance
with Sec. 11.7.
SEC. 13.2. - LOTS
13.2.2. - Use of and Building on Nonconforming Lots
A. A nonconforming lot in an R district may be used as a building site for a single
detached houseHousehold Living uses.
B. A nonconforming lot in a nonresidential zoning district may be used as a
building site and developed with a use(s) allowed in the subject zoning district.
If the zoning allows a variety of uses or a variety of intensities of uses and one
or more uses or intensities would comply with applicable lot area and lot width
regulations, while others would not, then only the uses or intensities that
comply with applicable regulations are permitted.
Page 54 of 70
C. Development on nonconforming lots must comply with the lot and Bbuilding
Rregulations of the subject zoning district unless otherwise expressly stated.
SEC. 13.3. - USES
13.3.3. - Expansion of Use
A. A legal nonconforming use shall not be expanded, enlarged, or increased in
intensity to include any land area or structure not previously occupied by such
legal nonconforming use.
A nonconforming use of land that does not involve a building or structure or that is
accessory to the nonconforming use of a building may not be expanded or
extended beyond the area the use occupied at the time the use became
nonconforming.
B. Nonconforming uses within a building may not be expanded except as
expressly stated below:
1. A nonconforming use within a building may be expanded into another
part of the same building that was occupied by the subject
nonconforming use at the time the use became nonconforming;
2. Other expansions of a nonconforming use may be approved in
accordance with the special use procedures of Sec. 11.4. In order to
approve such an expansion of a nonconforming use, the planning and
zoning commission must find that all of the following criteria have been
met:
a. In residential districts, the expansion will not result in an
increase in the number of dwelling units;
b. The expansion will comply with all applicable lot and building
regulations of the subject zoning district;
c. The appearance of the expansion will be compatible with the adjacent
property and neighborhood;
d. Off-street parking is provided for the expansion in accordance with this
zoning ordinance;
e. Rezoning the property would result in an inappropriate spot zoning;
Page 55 of 70
f. The expansion will not be detrimental to the existing character of
development in the immediate area or endanger the public health,
safety, or general welfare; and
g. The use is consistent with the comprehensive plan.
13.3.4. - Remodeling and Improvements
A building in which a nonconforming use is located may be remodeled or otherwise
improved as long as the remodeling or improvements do not violate any other regulations
of this Zzoning Oordinance.
13.3.5. - MovingRelocation
A nonconforming use shall not be relocated on the same lot or any other lot unless the
relocation of such use meets the requirements of the zoning district in which the use is
relocated. may be moved in whole or in part to another location on the same lot only if
the movement or relocation does not increase the extent of the nonconformity. A
nonconforming use may be moved to another lot only if the use is allowed under the
zoning regulations that apply to that (relocation) lot.
13.3.6. - Loss of Nonconforming Status
A. Abandonment
2. A nonconforming use is presumed abandoned when the use is
discontinued or ceases for a continuous period of twelve (12)
monthsninety (90) days or more., provided that a nonconforming open-
air use of land is presumed abandoned when the use is discontinued or
ceases for a continuous period of sixty (60) days or more.
3. Any period of discontinuance caused by acts of God or accidental fire
are not counted in calculating the length of discontinuance.
4. The planning and zoning commission is authorized to approve requests
to re-establish an abandoned nonconforming use through the special
use procedures of Sec. 11.4
B. Damage or Destruction
1. When a building structure containing a nonconforming use is destroyed
or damaged by less than 50% of the replacement valueacts of God or
accidental fire, the building structure may be restored or repaired,
provided that no new nonconformities are created and that the existing
Page 56 of 70
extent of nonconformity is not increased. A building permit to
reconstruct a destroyed or damaged structure must be obtained within
eighteen (18) months180 days of the date of occurrence of such
damage and such repairs are completed within the timeframe of validity
of the building permit.
2. When a structure containing a nonconforming use is destroyed or
damaged by equal to 50% or more of the replacement value, the
structure may not be restored or repaired and the use may not be
reestablished except in compliance with all regulations applicable to the
zoning district in which it is located.
3. The replacement value of the legal nonconforming structure shall be
established by:
a. The sale of the structure within the previous year, or if that is not Formatted: Indent: Left: 1.5"
applicable;
b. An appraisal of the structure within the last two years, or if that
is not available;
c. The amount for which the structure was insured prior to the
date of damage or destruction, or if that is not available;
d. An alternative method determined acceptable by the Director
Community & Economic Development.
2. When a building containing a nonconforming use is demolished,
damaged or destroyed by causes within the control of the owner and
the extent of demolition, damage or destruction is more than fifty (50)
percent of the market value of the structure, as determined by the
property owner's certified appraiser, the use may not be reestablished
except in compliance with all regulations applicable to the zoning
district in which it is located.
SEC. 13.4. - STRUCTURES
13.4.3. - Alterations and Expansions
B. A structure with a nonconforming setback may not be expanded horizontally or
vertically within the required setback area. However, if the setback is
nonconforming by 12 inches or less than 10% or 6 inches, whichever is greater,
the nonconforming structure may be expanded horizontally or vertically
Page 57 of 70
provided that the expansion does not extend further into the required setback
area.
13.4.4. - MovingRelocation
A nonconforming structure may not be relocated on the same lot or any other lot unless
the relocation of such structure meets the requirements of the zoning district to which the
structure is relocated. be moved in whole or in part to another location only if the
movement or relocation eliminates or reduces the extent of nonconformity.
13.4.5. - Loss of Nonconforming Status
A. Damage or Destruction
1. In the event that a nonconforming structure is damaged or destroyed to
the extent of equal to 50% or more of its replacement value, the
structure may not be restored or repaired except in compliance with all
regulations applicable to the zoning district in which it is located.
2. In the event that a nonconforming structure is destroyed or damaged
by less than 50% of the replacement value, the structure may be
restored or repaired, provided that no new nonconformities are created
and that the existing extent of nonconformity is not increased. A
building permit to reconstruct a destroyed or damaged structure must
be obtained within 180 days of the date of occurrence of such damage
and such repairs are completed within the timeframe of validity of the
building permit.
3. The replacement value of the nonconforming structure shall be
established by:
a. The sale of the structure within the previous year, or if that is not Formatted: Indent: Left: 1.5"
applicable;
b. An appraisal of the structure within the last two years, or if that
is not available;
c. The amount for which the structure was insured prior to the
date of damage or destruction, or if that is not available;
d. An alternative method determined acceptable by the Director of
Community & Economic Development.
Page 58 of 70
When a nonconforming structure is destroyed or damaged by acts of Formatted: Indent: First line: 0"
God or accidental fire, the structure may be restored or repaired,
provided that no new nonconformities are created and that the existing
extent of nonconformity is not increased. A building permit to
reconstruct a destroyed or damaged structure must be obtained within
eighteen (18) months of the date of occurrence of such damage.
2. When a nonconforming structure is demolished, damaged or destroyed
by causes within the control of the owner and the extent of demolition,
damage or destruction is more than fifty (50) percent of the market
value of the structure, as determined by the property owner's certified
appraiser, the structure may not be reestablished except in compliance
with all regulations applicable to the zoning district in which it is
located.
B. Damage or Destruction after Right-of-Way Acquisition
If a structure is rendered nonconforming or made more nonconforming by a
public agency's acquisition of right-of-way and the structure is subsequently
damaged or destroyed by any means, the structure may be reestablished,
provided that no new nonconformities are created and that the existing extent
of nonconformity is not increased. A building permit to reconstruct a destroyed
or damaged structure must be obtained within eighteen (18) months of the
date of occurrence of such damage.
SEC. 14.2. - DEFINITIONS
14.2.5. - Words and Terms Beginning with "A"
B. Accessory structure or use: A use or structure that meets the criteria
established in 6.10.1.
BC. Adjacent: Lying near or in the immediate vicinity.
CD. Agent: A person duly authorized to act on behalf of the owner of the subject
property.
DE. Alley: A public or private street that affords only a secondary means of access
to abutting property.
EF. Amateur Radio Facility: Any tower or antenna used for non-commercial radio
communications (transmission and reception) maintained by an FCC-licensed
amateur radio operator.
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FG. Amusement ride: Any mechanized device, or combination of devices,
including electrical equipment that is an integral part of the device or devices,
that carries passengers along, around, or over a fixed or restricted course for
the primary purpose of giving its passengers amusement, pleasure, thrills, or
excitement.
GH. Annual (plant): A plant that completes its life cycle in one year or less.
HI. Apiary: An enclosure used to house bees.
IJ. Applicant: The owner of the subject property or an agent authorized by the
subject property owner to submit an application on the owner's behalf.
14.2.22. - Words and Terms Beginning with "S"
Z. Structure, accessory: A structure located in or on the ground on the same lot Formatted: Font: Bold
as a principal structure, and that is subordinate in size and use to the principal
structure; provided, however, that this definition does not include
underground tanks for the storage of any type of fuel.
AA. Structure, principal: A structure located in or on the ground where the Formatted: Font: Not Bold
primary use of the lot is conductedAnything constructed or erected, the use of
which requires permanent or temporary location on or in the ground or
attached to something having a permanent or temporary location on or in the
ground, including but without limiting the generality of the foregoing; buildings,
advertising signs, backstops for tennis courts, pergolas, and swimming pools;
provided, however, that this definition does not include underground tanks for
the storage of any type of fuel.
AABB. Structural alterations: Any change in the supporting members of a building,
such as bearing walls or partitions, columns, beams or girders, or any
substantial change in the roof or in the exterior walls.
BBCC. Swimming pool: Any temporary or permanent artificial pool or receptacle for
water installed, constructed, or maintained in, on or above the ground (not
including those enclosed and located entirely within a dwelling), having a
perimeter of more than twenty-five (25) feet and a depth of more than two (2)
feet at any point.
CCDD. Swimming pool, private residential: Any swimming pool constructed,
installed, and maintained in or above the ground, outside of a building used as
a dwelling unit.
If any provision or part of this article is declared invalid and of no further force and effect, the
other provisions of this chapter shall remain in full force and effect.
Page 60 of 70
14.2.24. - Words and Terms Beginning with "U"
B. Use, accessory: A use that meets the criteria established in 6.10.1. Formatted: Font: Bold
C. Use, open-air: storage yards, construction debris sites, used vehicle sales lots, Formatted: Font: Not Bold
vehicle impound yards, auto wrecking, junkyards, and similar open-air uses
when the only buildings on the lot are incidental and accessory to the open-air
use of the lot.
CD. Use, principal: The main use of land or buildings as distinguished from a
subordinate or accessory use.
Formatted: Indent: Left: 0", First line: 0"
Page 61 of 70
ARTICLE 6. - USES
6.10.1. - Generally Applicable Regulations
D. Accessory structures may be established in conjunction with or after the
principal building or use. They may not be established before the principal
building or use is in place except where authorized by the Director of
Community & Economic Development Director.
6.10.3. - Nonresidential Accessory Structures
The following regulations govern use and installation of accessory structures in all districts
other than R districts, except as more specifically regulated in this article.
A. A. Rear yard setbacks shall be ten (10) feet. Only one (1) Formatted: Font: (Default) Open Sans, 10.5 pt, Font
accessory structure is allowed per lot. color: Custom Color(RGB(49,51,53)), Expanded by 0.1
B. B. Interior side yard setbacks shall be ten (10) feet. The area of the pt, Ligatures: None
accessory structure may not exceed one hundred (100) square feet or one (1) Formatted: List Paragraph, Numbered + Level: 1 +
percent of the area of the lot, whichever is greater. Numbering Style: A, B, C, … + Start at: 1 + Alignment:
Left + Aligned at: 0.5" + Indent at: 1"
C. Accessory structures related to outdoor seating accessory to an eating or
drinking establishment are permitted in all yards. Formatted: Font: (Default) Open Sans, 10.5 pt, Font
color: Custom Color(RGB(49,51,53)), Expanded by 0.1
D. Other detached accessory structures not related to outdoor seating are not
pt, Ligatures: None
permitted in the front yard or corner side yards.
E. Accessory structures shall be equal to or less than the footprint of the principal Formatted: List Paragraph, Numbered + Level: 1 +
structure. Numbering Style: A, B, C, … + Start at: 1 + Alignment:
Left + Aligned at: 0.5" + Indent at: 1"
Formatted: Font: (Default) Open Sans, 10.5 pt, Font
ARTICLE 13. - NONCONFORMITIES color: Custom Color(RGB(49,51,53)), Expanded by 0.1
pt, Ligatures: None
SEC. 13.1. - GENERAL
13.1.2. - Intent
B. The regulations recognize that buildings and structures have a long useful life
and allowing their continued occupancy and modernization can be more
desirable than requiring them to remain vacant if they cannot be made
conforming. Consequently, this ordinance authorizes the planning and zoning
commission to allow conversion of nonconforming uses and, under limited
circumstances, expansions of nonconforming uses and structures.
13.1.4. - Determination of Nonconformity Status
Page 62 of 70
B. The Director of Ccommunity & Economic dDevelopment director is authorized
to determine whether adequate proof of nonconforming status has been
provided by the property owner.
C. Building permits, lawfully recorded plats, other official government records,
and aerial photography owned by the government and other official
government records that indicate lawful establishment of the nonconformity
constitute conclusive evidence of nonconforming status. If such forms of
conclusive evidence are not available, the Director of cCommunity & Economic
dDevelopment director is authorized to consider whether other forms of
evidence provided by the applicant are reliable and adequate to document
nonconforming status. Common examples of evidence that may be
determined to be reliable and adequate include:
1. Professional registrations or licenses associated with a street address;
2. Utility billing records;
3. Leasing records;
4. Advertisements in dated publications;
5. Listings in telephone or business directories; and
6. Notarized affidavits affirming the date of lawful establishment of the
nonconformity.
D. The Director of cCommunity & Economic dDevelopment’s director's
determination of nonconforming status may be appealed in accordance
with Sec. 11.7.
SEC. 13.2. - LOTS
13.2.2. - Use of and Building on Nonconforming Lots
A. A nonconforming lot in an R district may be used as a building site for a single
detached houseHousehold Living uses.
B. A nonconforming lot in a nonresidential zoning district may be used as a
building site and developed with a use(s) allowed in the subject zoning district.
If the zoning allows a variety of uses or a variety of intensities of uses and one
or more uses or intensities would comply with applicable lot area and lot width
regulations, while others would not, then only the uses or intensities that
comply with applicable regulations are permitted.
Page 63 of 70
C. Development on nonconforming lots must comply with the lot and Bbuilding
Rregulations of the subject zoning district unless otherwise expressly stated.
SEC. 13.3. - USES
13.3.3. - Expansion of Use
A. A legal nonconforming use shall not be expanded, enlarged, or increased in
intensity to include any land area or structure not previously occupied by such
legal nonconforming use.
A nonconforming use of land that does not involve a building or structure or that is
accessory to the nonconforming use of a building may not be expanded or
extended beyond the area the use occupied at the time the use became
nonconforming.
B. Nonconforming uses within a building may not be expanded except as
expressly stated below:
1. A nonconforming use within a building may be expanded into another
part of the same building that was occupied by the subject
nonconforming use at the time the use became nonconforming;
2. Other expansions of a nonconforming use may be approved in
accordance with the special use procedures of Sec. 11.4. In order to
approve such an expansion of a nonconforming use, the planning and
zoning commission must find that all of the following criteria have been
met:
a. In residential districts, the expansion will not result in an
increase in the number of dwelling units;
b. The expansion will comply with all applicable lot and building
regulations of the subject zoning district;
c. The appearance of the expansion will be compatible with the adjacent
property and neighborhood;
d. Off-street parking is provided for the expansion in accordance with this
zoning ordinance;
e. Rezoning the property would result in an inappropriate spot zoning;
Page 64 of 70
f. The expansion will not be detrimental to the existing character of
development in the immediate area or endanger the public health,
safety, or general welfare; and
g. The use is consistent with the comprehensive plan.
13.3.4. - Remodeling and Improvements
A building in which a nonconforming use is located may be remodeled or otherwise
improved as long as the remodeling or improvements do not violate any other regulations
of this Zzoning Oordinance.
13.3.5. - MovingRelocation
A nonconforming use shall not be relocated on the same lot or any other lot unless the
relocation of such use meets the requirements of the zoning district in which the use is
relocated. may be moved in whole or in part to another location on the same lot only if
the movement or relocation does not increase the extent of the nonconformity. A
nonconforming use may be moved to another lot only if the use is allowed under the
zoning regulations that apply to that (relocation) lot.
13.3.6. - Loss of Nonconforming Status
A. Abandonment
2. A nonconforming use is presumed abandoned when the use is
discontinued or ceases for a continuous period of twelve (12)
monthsninety (90) days or more., provided that a nonconforming open-
air use of land is presumed abandoned when the use is discontinued or
ceases for a continuous period of sixty (60) days or more.
3. Any period of discontinuance caused by acts of God or accidental fire
are not counted in calculating the length of discontinuance.
4. The planning and zoning commission is authorized to approve requests
to re-establish an abandoned nonconforming use through the special
use procedures of Sec. 11.4
B. Damage or Destruction
1. When a building structure containing a nonconforming use is destroyed
or damaged by less than 50% of the replacement valueacts of God or
accidental fire, the building structure may be restored or repaired,
provided that no new nonconformities are created and that the existing
Page 65 of 70
extent of nonconformity is not increased. A building permit to
reconstruct a destroyed or damaged structure must be obtained within
eighteen (18) months180 days of the date of occurrence of such
damage and such repairs are completed within the timeframe of validity
of the building permit.
2. When a structure containing a nonconforming use is destroyed or
damaged by equal to 50% or more of the replacement value, the
structure may not be restored or repaired and the use may not be
reestablished except in compliance with all regulations applicable to the
zoning district in which it is located.
3. The replacement value of the legal nonconforming structure shall be
established by:
a. The sale of the structure within the previous year, or if that is not Formatted: Indent: Left: 1.5"
applicable;
b. An appraisal of the structure within the last two years, or if that
is not available;
c. The amount for which the structure was insured prior to the
date of damage or destruction, or if that is not available;
d. An alternative method determined acceptable by the Director
Community & Economic Development.
2. When a building containing a nonconforming use is demolished,
damaged or destroyed by causes within the control of the owner and
the extent of demolition, damage or destruction is more than fifty (50)
percent of the market value of the structure, as determined by the
property owner's certified appraiser, the use may not be reestablished
except in compliance with all regulations applicable to the zoning
district in which it is located.
SEC. 13.4. - STRUCTURES
13.4.3. - Alterations and Expansions
B. A structure with a nonconforming setback may not be expanded horizontally or
vertically within the required setback area. However, if the setback is
nonconforming by 12 inches or less than 10% or 6 inches, whichever is greater,
the nonconforming structure may be expanded horizontally or vertically
Page 66 of 70
provided that the expansion does not extend further into the required setback
area.
13.4.4. - MovingRelocation
A nonconforming structure may not be relocated on the same lot or any other lot unless
the relocation of such structure meets the requirements of the zoning district to which the
structure is relocated. be moved in whole or in part to another location only if the
movement or relocation eliminates or reduces the extent of nonconformity.
13.4.5. - Loss of Nonconforming Status
A. Damage or Destruction
1. In the event that a nonconforming structure is damaged or destroyed to
the extent of equal to 50% or more of its replacement value, the
structure may not be restored or repaired except in compliance with all
regulations applicable to the zoning district in which it is located.
2. In the event that a nonconforming structure is destroyed or damaged
by less than 50% of the replacement value, the structure may be
restored or repaired, provided that no new nonconformities are created
and that the existing extent of nonconformity is not increased. A
building permit to reconstruct a destroyed or damaged structure must
be obtained within 180 days of the date of occurrence of such damage
and such repairs are completed within the timeframe of validity of the
building permit.
3. The replacement value of the nonconforming structure shall be
established by:
a. The sale of the structure within the previous year, or if that is not Formatted: Indent: Left: 1.5"
applicable;
b. An appraisal of the structure within the last two years, or if that
is not available;
c. The amount for which the structure was insured prior to the
date of damage or destruction, or if that is not available;
d. An alternative method determined acceptable by the Director of
Community & Economic Development.
Page 67 of 70
When a nonconforming structure is destroyed or damaged by acts of Formatted: Indent: First line: 0"
God or accidental fire, the structure may be restored or repaired,
provided that no new nonconformities are created and that the existing
extent of nonconformity is not increased. A building permit to
reconstruct a destroyed or damaged structure must be obtained within
eighteen (18) months of the date of occurrence of such damage.
2. When a nonconforming structure is demolished, damaged or destroyed
by causes within the control of the owner and the extent of demolition,
damage or destruction is more than fifty (50) percent of the market
value of the structure, as determined by the property owner's certified
appraiser, the structure may not be reestablished except in compliance
with all regulations applicable to the zoning district in which it is
located.
B. Damage or Destruction after Right-of-Way Acquisition
If a structure is rendered nonconforming or made more nonconforming by a
public agency's acquisition of right-of-way and the structure is subsequently
damaged or destroyed by any means, the structure may be reestablished,
provided that no new nonconformities are created and that the existing extent
of nonconformity is not increased. A building permit to reconstruct a destroyed
or damaged structure must be obtained within eighteen (18) months of the
date of occurrence of such damage.
SEC. 14.2. - DEFINITIONS
14.2.5. - Words and Terms Beginning with "A"
B. Accessory structure or use: A use or structure that meets the criteria
established in 6.10.1.
BC. Adjacent: Lying near or in the immediate vicinity.
CD. Agent: A person duly authorized to act on behalf of the owner of the subject
property.
DE. Alley: A public or private street that affords only a secondary means of access
to abutting property.
EF. Amateur Radio Facility: Any tower or antenna used for non-commercial radio
communications (transmission and reception) maintained by an FCC-licensed
amateur radio operator.
Page 68 of 70
FG. Amusement ride: Any mechanized device, or combination of devices,
including electrical equipment that is an integral part of the device or devices,
that carries passengers along, around, or over a fixed or restricted course for
the primary purpose of giving its passengers amusement, pleasure, thrills, or
excitement.
GH. Annual (plant): A plant that completes its life cycle in one year or less.
HI. Apiary: An enclosure used to house bees.
IJ. Applicant: The owner of the subject property or an agent authorized by the
subject property owner to submit an application on the owner's behalf.
14.2.22. - Words and Terms Beginning with "S"
Z. Structure, accessory: A structure located in or on the ground on the same lot Formatted: Font: Bold
as a principal structure, and that is subordinate in size and use to the principal
structure; provided, however, that this definition does not include
underground tanks for the storage of any type of fuel.
AA. Structure, principal: A structure located in or on the ground where the Formatted: Font: Not Bold
primary use of the lot is conductedAnything constructed or erected, the use of
which requires permanent or temporary location on or in the ground or
attached to something having a permanent or temporary location on or in the
ground, including but without limiting the generality of the foregoing; buildings,
advertising signs, backstops for tennis courts, pergolas, and swimming pools;
provided, however, that this definition does not include underground tanks for
the storage of any type of fuel.
AABB. Structural alterations: Any change in the supporting members of a building,
such as bearing walls or partitions, columns, beams or girders, or any
substantial change in the roof or in the exterior walls.
BBCC. Swimming pool: Any temporary or permanent artificial pool or receptacle for
water installed, constructed, or maintained in, on or above the ground (not
including those enclosed and located entirely within a dwelling), having a
perimeter of more than twenty-five (25) feet and a depth of more than two (2)
feet at any point.
CCDD. Swimming pool, private residential: Any swimming pool constructed,
installed, and maintained in or above the ground, outside of a building used as
a dwelling unit.
If any provision or part of this article is declared invalid and of no further force and effect, the
other provisions of this chapter shall remain in full force and effect.
Page 69 of 70
14.2.24. - Words and Terms Beginning with "U"
B. Use, accessory: A use that meets the criteria established in 6.10.1. Formatted: Font: Bold
C. Use, open-air: storage yards, construction debris sites, used vehicle sales lots, Formatted: Font: Not Bold
vehicle impound yards, auto wrecking, junkyards, and similar open-air uses
when the only buildings on the lot are incidental and accessory to the open-air
use of the lot.
CD. Use, principal: The main use of land or buildings as distinguished from a
subordinate or accessory use.
Formatted: Indent: Left: 0", First line: 0"
Page 70 of 70