Planning & Zoning Board

May 12, 2015 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Schwarze called the May 12, 2015 Wheaton Planning and Zoning Board meeting to order at 7:00 p.m. in the Council Chambers of the Wheaton City Hall, 303 W. Wesley Street. Upon roll call, the following were: Roll Call Vote Present: Chris Derrick Bob Gudmundson Linda Johnson Bob McDonough Mark Plunkett Patricia Schwarze Scott Weller Absent: None City Staff Present: Tracy Jones, Staff Planner Paul Redman, Director of Engineering II. APPROVAL OF MINUTES - APRIL 28, 2015 The minutes were approved as presented. III. PUBLIC COMMENT Chair Schwarze welcomed new board member Bob McDonough. IV. NEW BUSINESS ZA #15-05/ SPECIAL USE PERMIT/ 2225 WARRENVILLE AVENUE/ JANECEK BUILDERS Pursuant to notice duly published on April 23, 2015, Chair Schwarze called to order the May 12, 2015 public hearing requesting a special use permit to allow the construction and use of a pool house at 2225 Warrenville Avenue. The subject property is zoned R-3 Residential and is improved with an existing two-story residence and in-ground pool. The foundation of the pool house was installed without a permit and the project has been on hold until both a special use permit and a building permit are issued. Bill Janecek, 38W710 Bonnie Court, St. Charles was sworn in. Mr. Janecek stated that he was the new contractor working on the project. He stated that the architecture of the pool house would match that of the existing residence and the pool house would feature a kitchenette, bathroom, washer/ dryer and lounge space. Mr. Janecek stated that the pool house would be 238 square feet and would measure approximately 17.0 feet wide by 14.0 feet deep. The structure would be approximately 14.5 feet tall from grade to roof peak when measured at the front elevation and would have a walkout basement to house the pool equipment. No interior connection from the main level of the pool house to the basement level is proposed. The pool house would be located to the north of the existing in-ground pool and would have an interior side yard setback of 11.28 feet. The proposed pool house meets all of the height, setback, floor area ratio and lot coverage requirements of the R-3 Single-Family Residential District. Mr. Janecek addressed the special use standards as required by the Wheaton Zoning Ordinance. He stated that the proposed special use would not be detrimental to the public health, safety, morals, comfort, convenience or  Wheaton Planning and Zoning Board May 12, 2015 Page - 2 - of 5 general welfare of the neighboring property owners. He added that the proposed pool house would be an improvement over the existing exposed foundation. Mr. Gudmundson stated his concern with the murphy bed component included on the proposed floor plan and the rest of the Board agreed. Mr. Janecek stated that the murphy bed component was just an idea included on the floor plan and that it could be removed. He added that an adjacent neighbor had requested an additional window on the northern building elevation and if that window is added, there would not be enough wall space for the murphy bed anyway. He added that his client had no intention of using the structure as a guest house. Mr. Weller moved and then Mr. Derrick seconded the motion to close the public hearing. On a voice vote, all voted aye. The Board decided to vote this evening. Mr. Weller moved and then Ms. Johnson seconded the motion to approve a special use permit to allow the construction and use of a pool house at 2225 Warrenville Avenue, subject to the following condition: 1. The structure shall be used solely as a pool house and not a guest house, so the murphy bed shown on the proposed floor plan shall be omitted from the design. Roll Call Vote Ayes: Chris Derrick Bob Gudmundson Linda Johnson Bob McDonough Mark Plunkett Patricia Schwarze Scott Weller Nays: None Absent: None Motion Passed Unanimously ZA #15-06/ PUD/ Southeast Corner of Harrison & Irving Avenues/ Wheaton College Pursuant to notice duly published on April 25, 2015, Chair Schwarze called to order the May 12, 2015 public hearing requesting a special use permit for a planned unit development to allow the construction and use of four single family style homes for dormitory occupancy. Bruce Koenigsberg, 501 College Avenue, Wheaton was sworn in. Mr. Koenigsberg stated that he was representing Wheaton College and that the college is requesting a special use permit for a planned unit development to allow the construction and use of four single family style homes for dormitory occupancy (with a maximum of twelve occupants per residence) at 719, 729, 733 and 741 North Irving Avenue. The existing house at 729 North Irving Avenue would be demolished. Each home is proposed to have one student designated as the house coordinator who will be supervised by student development staff members who live on campus. Though not required, one of the structures is proposed to be compliant with ADA regulations. Mr. Koenigsberg stated that a special use permit for a planned unit development was previously granted for dormitory occupancy at 725 and 739 North Irving Avenue and 510 and 520 Sears Lane. He added that the  Wheaton Planning and Zoning Board May 12, 2015 Page - 3 - of 5 application was further requesting an amendment to these previous approvals by demolishing the existing driveways and garages at 739 North Irving Avenue, 510 and 520 Sears Lane. He added that the application further includes the removal of Sears Lane and Grammar School Drive and the expansion of the adjacent parking lot to a total of 63 parking spaces for student occupants and their guests. A common trash and recycling area with a dumpster enclosure is proposed at the south end of the expanded parking lot. Mr. Koenigsberg stated that the application further includes the renovation of the former Grammar School at 530 East Harrison Avenue, now named North Harrison Hall, for various administrative uses including Counseling, Student Health Services and Academic Information and Technology, and three classrooms, in addition to the already approved athletic wresting program in the large gym. A new parking lot is proposed to be constructed north of North Harrison Hall with 40 parking spaces for faculty and other staff members. Mark Richards, 207 South Naperville Road, Wheaton was sworn in. Mr. Richards stated that he was the engineer working on the project and that a preliminary engineering plan and stormwater management report had been completed depicting the redevelopment of the entire property. The plan proposes that adequate storage of stormwater runoff exists in the previously expanded stormwater detention facility located north of North Harrison Hall for the proposed student housing units and expanded parking lots. As city street lighting system does not exist nor is one contemplated for this area at this time, a variance to the street lighting requirement is requested. Jim Koziol, 1621 Ogden Avenue, Lisle was sworn in. Mr. Koziol stated that he was the architect working on the four single family style homes for dormitory occupancy and that the building elevations show all four single family style homes for dormitory occupancy as two-story frame structures with similar facades, roof lines, covered entries, cement board siding and asphalt shingles similar to the existing single family style homes for dormitory occupancy at the southeast corner of Harrison and Irving Avenues. There are two different floor plans but both designs include a common living space, common kitchen and six bedrooms. Rupa Kundu, 960 Ridgeway Avenue, Aurora was sworn in. Ms. Kundu stated that she was the architect working on the North Harrison Hall renovation. She stated that the northern one-story portion of the existing building would be demolished with the rest of the building being remodeled. Ken Polach, 1761 South Naperville Road, Wheaton was sworn in. Mr. Polach stated that he was the appraiser working on the project and had completed an appraisal report to determine whether the project would have an impact on surrounding property values. He stated that based on his findings, he had determined that the project would not have a negative impact on surrounding property values. He added that there was new construction and reinvestment in existing homes currently taking place within the general area. Mark Sargis, 129 West Wesley Street, Wheaton was sworn in. Mr. Sargis stated that he was the attorney working on the project and he addressed the standards applicable to a planned unit development. Mr. Sargis stated that the development would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. He added that the project would not have a negative impact on surrounding property values per the appraisal completed by Mr. Polach. Mr. Koenigsberg stated that staff had included several conditions on their recommendation of approval. He added that Wheaton College was agreeable to all of the conditions except for the condition that the raised basement portion of each of the four single family style homes for dormitory occupancy shall be clad with brick or stone veneer instead of siding to add architectural interest. The Board discussed the condition that the raised basement portion of each of the four single family style homes for dormitory occupancy shall be clad with brick or stone veneer instead of siding to add architectural interest. The majority of the Board agreed that this condition should be included in the recommendation of approval and that the applicant should work with staff to determine the best way to address this condition.  Wheaton Planning and Zoning Board May 12, 2015 Page - 4 - of 5 Jan Jones, 425 East Jefferson Avenue, Wheaton was sworn in. Ms. Jones stated that lives at the northwest corner of Jefferson and Irving Avenues. She complimented Wheaton College staff on improved transparency of this project with the neighbors. She questioned the required parking ratio. Mr. Koenigsberg stated that the required parking ratio is one parking space for every seven students but they try to maintain one parking space for every two students. Ms. Johnson moved and then Mr. Plunkett seconded the motion to close the public hearing. On a voice vote, all voted aye. The Board decided to vote this evening. Mr. Weller moved and then Mr. Derrick seconded the motion to approve a special use permit for a planned unit development to allow the construction and use of four single family style homes for dormitory occupancy (with a maximum of twelve occupants per residence) at 719, 729, 733 and 741 North Irving Avenue, subject to the following conditions: 1. A more detailed landscape plan shall be submitted that is consistent in type, quantity and character to the landscape plan that was completed for the single family style homes for dormitory occupancy at the southeast corner of Harrison and Irving Avenues; and 2. Parkway trees shall be installed along Irving Avenue in conformance with the requirements of the Zoning Ordinance; and 3. The raised basement portion of each of the four single family style homes for dormitory occupancy shall be clad with brick or stone veneer instead of siding to add architectural interest; and 4. The applicant shall remove and replace any and all defective public sidewalk squares along North Irving Avenue adjacent to the subject properties as directed by City staff, as part of the building permit for each housing unit; and 5. As city street lighting system does not exist nor is one contemplated for this area at this time, a variance to the street lighting requirement shall be granted. Roll Call Vote Ayes: Chris Derrick Bob Gudmundson Linda Johnson Bob McDonough Mark Plunkett Patricia Schwarze Scott Weller Nays: None Absent: None Motion Passed Unanimously V. MISCELLANEOUS There was none. VI. ADJOURNMENT Mr. Weller moved and then Mr. Derrick seconded the motion to adjourn the meeting at 8:58 p.m. On a voice vote, all voted aye.  Wheaton Planning and Zoning Board May 12, 2015 Page - 5 - of 5 Respectfully submitted, Tracy L. Jones, Staff Planner