Planning and Zoning Commission

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 July 10, 2025 7:30 PM Chairman Jason Jarrett Commissioners: Larry Calvert, Alan Hasler, Edward Hofstra, Kenneth Jackson, Louis LeMieux, Eric Luedtke, Dominick Romano, Justin Shlensky 1. Call to Order - Roll Call 2. Approval of Minutes a. Minutes of June 12, 2025 Planning and Zoning Commission 3. Public Hearing - New Business a. PZ-25-09 - 10 S. Charles Ave. - Zoning Map Amendment 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 9  Village of Villa Park Planning and Zoning Commission June 12, 2025 I. CALL TO ORDER BY THE CHAIRMAN Chairman Jarrett called the meeting of the Planning and Zoning Commission to order at 7:34 p.m. II. ROLL CALL AND DECLARATION OF A QUORUM Commissioners Present: LeMieux, Luedtke, Hasler, Shlensky and Chairman Jarrett Commissioners Absent: Hofstra, Jackson, Romano, Calvert Staff/Liaison Present: Community & Economic Development Deputy Director Michelle House, Planner Rachel Leedom A Quorum was present. III. APPROVAL OF MINUTES Commissioner Shlensky moved to approve the minutes from May 8, 2025, as presented. The Motion was seconded by Commissioner Hasler. On roll call: AYES: Commissioners LeMieux, Luedtke, Hasler, Shlensky and Chairman Jarrett (5) NAYS: None (0) The motion carried. IV. New Business a. PZ-25-06-734 S. Villa - Variation - Petitioner: Basil Weaver. Michelle House summarized that the Petitioner is requesting a variation for the size of the gazebo on the property. Section 6.10.2 permits gazebos with a maximum size of 200 square feet. The Petitioner proposes a gazebo with a size of 248.2 sq ft. The Petitioner received a permit for a patio in March 2022. After a rough inspection of the patio in April 2022, it was discovered that footings for a gazebo had been installed in the patio. The permit was then updated to reflect these changes to the patio, but no gazebo permit was applied for. A Stop Work violation was given at this time. In July of 2023 a gazebo permit still had not been obtained so a violation notice was sent. This continued until a citation was issued in January 2025. The Petitioner applied for a gazebo permit in February Page 2 of 9 2025. The permit application was denied due to the size of the gazebo, the Petitioner applied for a Variation. The gazebo exceeds the maximum permitted gazebo size by 48.2 sq. ft., but is in compliance for setback distance and lot coverage. Basil Weaver stated that he had a deep lot and wanted to put in something that his family could use and enjoy. He purchased a kit but was not aware of the size requirement. During the construction of the patio an inspector made note that they thought the placement of the footings would make the gazebo bigger than allowed. He thinks that the measurements should be from the exterior of the posts and not the exterior measurement of the roof. He values Village code and says they exist for a good reason however asking to approve this variation does not violate the theme why the codes exist. Phyllis Cooper spoke and said she has lived there for twenty years and has no complaints as she can hardly see it from her house and they should not be made to take it down. Commissioner Luedtke asked about the discrepancy in the size. Michelle House said that the 240.2 number was from the outer edges of the roof. Staff would prefer to error on the larger side. Commissioner Luedtke asked if a permit was ever applied for the gazebo. Rachel Leedom said it was, with the first submission we got the first dimensions with the second submission we received a document showing the sizes. Commissioner Luedtke said that article 6 was recently redone with updated size allowances within the year. Michelle House said that a portion was done but she does not think that this portion was changed. Commissioner Luedtke asked if there was any language that defines where the parameters were. Would the columns be the be the controlling dimensions. Michelle House said that the foundation is usually what we measure to. Commissioner Luedtke said if the columns are used, we would only be over by 5. Commissioner Shlensky asked if there was anything in the staff notes that reflect any conversation in 2022 about having additional inspections. Michelle House said that the invoice noted footings, but it did not show dimensions in the plans. If it showed dimensions, it would have been caught in the pre-pour and noted that it was too big. Chairman Jarrett thinks that it may have been smaller at the time. Page 3 of 9  Commissioner Shlensky said that the patio was not a concern. Chairman Jarrett asked with kits that come in various sizes could there be wiggle room for variations and kit designs. Commissioner LeMieux said if we were to approve would we recommend 200 sq ft. Chairman Jarrett said staff would want to approve 250 sq ft. to make sure. The code was made for a smaller lot size and did not envision that space. MOTION Commissioner Shlensky recommends approval of PZ-25-06 for a Variation from Section 6.10.2, Table 6-2, for the maximum size of a gazebo to be expanded from 200 sq. ft. to 250 sq. ft. as depicted in Exhibit A for 734 S. Villa Avenue. Commissioner Luedtke seconds the motion On roll call: AYES: : Commissioners LeMieux, Luedtke, Hasler, Shlensky and Chairman Jarrett (5) NAYS: None (0) The motion carried. V. PUBLIC COMMENTS ON NON-AGENDA ITEMS Joe Amore informed the board about the bike path. He was concerned that keeping the path on the wet side of the street would be a hazard to bikers. They should have a public meeting and change the plans so we can do it right the first time. VI. ADJOURNMENT Motion Motion to Adjourn made by Commissioner Luedtke. Seconded by Commissioner Hasler. Voice vote: AYES have it. Meeting Adjourned at 8:15 p.m. Page 4 of 9  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: July 10, 2025 RE: Petition PZ-25-09 | 10 S. Charles Avenue | Zoning Map Amendment PETITIONER OWNER Jesus and Estela Unzueta Jesus and Estela Unzueta 115 W. Main St. 115 W. Main St. Bensenville, IL 60106 Bensenville, IL 60106 Request Summary The Petitioner is requesting a Zoning Map Amendment to change the zoning district from the Mixed Use Transitional (MX-T) District to Residential Single-Dwelling (RS-7.5) District. Background The lot is currently zoned Mixed Use Transitional (MX-T) and is used as a single dwelling home. The Petitioners would like to change the zoning to the Residential Single-Dwelling (RS-7.5) district to allow for the building of a garage on the property. If the zoning district were to change to RS-7.5, the existing house with modifications completed in 2023 would still be compliant with all building regulations for RS-7.5. Site Information Present Zoning: Mixed Use Transitional MX-T Present Land Use: Residential Property Size: 9,004.2 sq. ft. / 0.21 acres PIN: 06-10-101-016 Surrounding Zoning Surrounding Land Use North: Mixed Use Transitional MX-T Commercial West: Mixed Use Transitional MX-T Commercial East: Mixed Use Transitional MX-T Commercial South: Residential Single Dwelling- RS-7.5 Residential Comprehensive Plan Designation Mixed Use- Mixed-use areas combine distinct functions, such as offices, shops, and homes, within the same building or development. These developments often have retail stores and restaurants on the ground floor to create an active and engaging pedestrian environment, with residential or other service-based activities above. Mixed-use developments should be targeted near the Uptown District, along the St. Charles Road Corridor, and the Old Town District to increase density. Mixed-use areas provide more amenities and higher residential density than single-use areas while creating a vibrant, safe, and attractive pedestrian environment. Single Dwelling- Single-dwelling residential areas are neighborhoods where each lot contains one dwelling unit, which can be a standalone house or attached units like townhomes and duplexes. These areas encompass carefully planned subdivisions and older, established neighborhoods exhibiting classic neighborhood layouts. Single-dwelling homes are the most common form of residential property in the Village and most likely will remain so. Page 5 of 9 Zoning Request The Petitioner is requesting a Zoning Map Amendment to change from Mixed Use Transitional (MX-T) to Residential Single-Dwelling (RS-7.5) Internal Staff Review Zoning Map Amendment The Zoning Ordinance specifically allows for the Village Board, the Community Development Director, or the owner of the subject property to request a Zoning Map Amendment. MX-T The MX-T district is intended to accommodate low- to mid-scaled office and/or residential buildings transitioning between mixed-use shopping nodes and residential uses. The building form defines compact buildings with entrances, windows, and interior uses facing the primary corridor. Parking is intended to be internal to the building; located in the rear of the lot, screened from the primary street with the building; or located in the side yard, limited in width and orientation. RS-7.5 The RS-7.5 district is primarily intended to accommodate detached houses on lots with an area of at least 7,500 square feet. Site Plan Review The existing home would still meet all the required building standards if the zoning district were to change to RS- 7.5 • Lot Coverage o Required: 60% o Existing: 42.21%, including the proposed garage • Front Setback o Required: 30.0 ft. o Existing: 30.5 ft. • Interior Side Setback o Required: 6.0 ft. o Existing: 10.5 ft. • Rear Setback o Required: 40.0 ft. o Existing: 58.0 ft. • Building Height o Required: 28.0 ft. o Existing: 26.8 ft. Notification Legal Notice was published in the Daily Herald on June 23, 2025, 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. 2 Page 6 of 9 Staff Recommendation Village staff have reviewed the petition and are in support of the request. Sample Motion To recommend approval of PZ-25-09 for a Zoning Map Amendment from the MX-T zoning district to the RS-7.5 zoning district. Exhibit List Exhibit A - Plat of Survey 3 Page 7 of 9  128 MX-3 S CHARLES AV N CHARLES AV 108 110 112 124 E ST CHARLES RD E ST CHARLES RD MX-T 107 109 123 10 16 S CHARLES AV 20 21 RS-7.5 24 28 25 50 25 0 50 Feet ¯ Page 8 of 9  PROPERTY 1: PARCEL 1: LOTS 100, 101 AND 102 (EXCEPT THE SOUTH 60 FEET OF EACH SAID LOT) IN CHARLES R. LANDON'S ADDITION TO VILLA PARK, BEING A SUBDIVISION IN THE NORTHWEST QUARTER OF SECTION 10, TOWNSHIP 39 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED APRIL 8, 1922 AS DOCUMENT NO. 155002, IN DUPAGE COUNTY, ILLINOIS. PROPERTY 2: PARCEL 2: THE SOUTH 60 FEET OF LOTS 100, 101 AND 102 IN CHARLES R. LANDON'S ADDITION TO VILLA PARK, BEING A SUBDIVISION IN THE NORTHWEST QUARTER OF SECTION 10, TOWNSHIP 39 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED APRIL 8, 1922 AS DOCUMENT NO. 155002, IN DUPAGE COUNTY, ILLINOIS. STORM MANHOLE (66' R.O.W.) E. ST. CHARLES ROAD AERIAL EASEMENT TO DEPRESSED CURB COM ED PER DOC R97-143142 WATER MANHOLE INLET B-BOX ELECTRIC N 90°00'00" E (A) CONTROL BOX CONCRETE WALK WATER MANHOLE B-BOX B-BOX 150.06' (R/M) INLET IN GUTTER 50.0' 50.0' 50.0' 5.0' STORM MANHOLE SIGN WATER MANHOLE 16' (TYP) 23.0' WALK 9' (TYP) 32.63' 32.45' 3 PARKING SPOTS LIGHT LIGHT 3 PARKING SPOTS CONTROL BOX 10.7' 10' 5' 0 10' 14' (TYP) DOWNSPOUT HANDICAP SIGN DOWNSPOUT 8.1' 8.1' DOWNSPOUT BASIS OF BEARING: SOUTH LINE OF E. SAINT CHARLES ROAD AS FOUND MONUMENTED AND OCCUPIED PER DEPRESSED CURB 8.11' RECORD SUBDIVISION PLAT. 9' (TYP) 41.1' 27.0' N 90°00'00" E (ASSUMED) GENERAL NOTES: 1. UTILITIES ARE LOCATED USING VISIBLE SURFACE FEATURES PURSUANT TO 60.0' SECTION 5.E.iv OF STANDARDS. FOR ACTUAL LOCATION OF UTILITIES SHOWN SANITARY SEWER OR NOT SHOWN, PLEASE CONTACT J.U.L.I.E. AT 1-800-892-0123. 2. PROPERTY INDEX NUMBER FOR THE LAND DESCRIBED HEREON IS: 06-10-101-014, 06-10-101-015 & 06-10-101-016. 3. PROPERTY ADDRESS: 123 E. ST. CHARLES ROAD & VILLA PARK, ILLINOIS. SPOTS INLET 4. PROPERTY IS NOT SHOWN IN A FLOOD HAZARD AREA PER A MAP PREPARED SPOTS BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY AND KNOWN AS PANEL LIGHT 17043C 0088J, WITH AN EFFECTIVE DATE OF 08/01/2019. PARKING 5. NEITHER SURFACE NOR SUB-SURFACE (UNDERGROUND) UTILITY PARKING 1 STORY SANITARY SEWER STUCCO INFORMATION WAS TRACED OR LOCATED AS A PART OF THIS SURVEY. 55.7' BUILDING 55.6' METAL PIPE 6. TOTAL AREA AS DESCRIBED IN THE BOUNDARY DESCRIPTION OF THIS 9 SURVEY IS 22,505 SQUARE FEET OR 0.51 ACRES. 02 SIAMESE 6 7. UTILIZING FOUND BOUNDARY MONUMENTS IN, ON AND AROUND SITE 1 0 1 0 0 RESULTED IN A RELATIVE POSITIONAL PRECISION THAT EXCEEDS THE T 1 1 LO MAXIMUM ALLOWED PURSUANT TO SECTION 3.E.IV. T T WATER VALVE LO LO 8. THIS SURVEY WAS PREPARED IN PART WITH INFORMATION FROM A TITLE FIRE DEPARTMENT COMMITMENT FROM FIDELITY NATIONAL TITLE INSURANCE COMPANY, HOOKUP KNOWN AS ORDER NUMBER JT-22-2249 WITH AN EFFECTIVE DATE OF MARCH CHARLES AVENUE CENTER OF WOOD 3, 2022. FENCE 0.8' E 120.00' (R/M) 9. NEITHER ROOF ACCESS NOR INTERIOR ACCESS WAS GRANTED TO SURVEY S 01°07'03" W (R) ELECTRIC METER CREWS DURING THE PREPARATION OF THIS SURVEY. LIGHT 10. THERE ARE 21 MARKED PARKING SPACES VISIBLE ON SITE, AND 1 HANDICAP SPACE. 3 GAS 10 METER 120.00' (R/M) T N 01°07'07" E (R) LO 6.94' (60' R.O.W.) 78.8' SIGN DOWNSPOUT DOWNSPOUT DOWNSPOUT 22.2' 80.81' CENTER OF WOOD FENCE 0.8' E CENTER OF WOOD 18.6' 18.5' FRAME Civil Engineering • Consulting Morris Engineering, Inc. 515 Warrenville Road, Lisle, IL 60532 FENCE 2.4; E GARAGE DEPRESSED CURB 19 Website: www.ecivil.com T LO Phone: (630) 271-0770 CONCRETE 22.3' GAS METER DRIVE PHONE B6-12 Survey: (630) 271-0599 Land Surveying 7.2' 44.3' 60.0' 10.5' FAX: (630) 271-0774 CONCRETE CURB & GUTTER FRAME 17.1' ADDITION 2 STORY 7.8' 30.42' URE BRICK & FRAME ASTRUCT BUILDING 39.51' 7.2' ! INFR 13.6' WOOD STATE OF ILLINOIS L I FE B-BOX NVIRONMENTS 7.0' COUNTY OF DUPAGE SANITARY BETTER E WATER TER MANHOLE CONCRETE 52.1' VALVE PREPARED FOR: SVEN PER AHLSTROM, XIV BET TE R 30.49' FIDELITY NATIONAL TITLE INSURANCE COMPANY T ALLIED FIRST BANK E CABLE BOX OTTOSEN, BRITZ, KELLY, ATAL. 11.83' B UTILITY POLE ELECTRIC METER 10.54' UTILITY POLE INLET THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY 150.07' (R/M) ESTABLISHED AND ADOPTED BY ALTA AND NSPS AND INCLUDES ITEMS 1, 2, 3, 4, N 90°00'00" W (R) 7a, 8, AND 9 OF TABLE A THEREOF. CENTER OF CHAIN LINK FENCE 0.9' S & 5.1' W CENTER OF WOOD CONCRETE 1.2' S CENTER OF CHAIN FENCE 0.7' S & 1.4' E LINK FENCE 0.6' S THE FIELD WORK WAS COMPLETED ON APRIL 21ST, 2022. CENTER OF CHAIN LINK CONCRETE 1.0' S FENCE 0.7' S & 0.5' W FOUND CROSS DATED, THIS DAY OF APRIL 25TH , A.D., 2022, AT LISLE, ILLINOIS. 1 8 CENTER OF CHAIN ON LINE & 2.00' E O T LINK FENCE 1.0' S L _______________________________________ ILLINOIS PROFESSIONAL LAND SURVEYOR NO. 035-2205 P . MAI MY LICENSE EXPIRES NOVEMBER 30, 2022. H K J OS E P 3253 I SCH 1 ILLINOIS PROFESSIONAL DESIGN FIRM PROFESSIONAL PROFESSIONAL LAND ENGINEERING CORPORATION NO. 184-001245 SURVEYOR STATE OF CLIENT: OTTOSEN BRITZ KELLY ATAL ILLINOIS S IS 0I L LE , IL L I N PROJ # 22-03-0550 Page 9 of 9