Planning & Zoning Board

June 23, 2015 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Schwarze called the June 23, 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 Robert McDonough Patricia Schwarze Scott Weller Absent: Mark Plunkett City Staff Present: Paul Redman, Director of Engineering Tracy Jones, Staff Planner II. APPROVAL OF MINUTES - JUNE 9, 2015 The minutes were approved as presented. III. PUBLIC COMMENT There was none. IV. NEW BUSINESS ZA #15-10/ REAR YARD SETBACK VARIATION/ 2097 WEXFORD CIRCLE/ SHEREN Pursuant to notice duly published on June 4, 2015 and letters mailed to neighboring property owners on June 3, 2015, Chair Schwarze called to order the June 23, 2015 public hearing requesting a variation to Article 3.4A.6 of the Wheaton Zoning Ordinance to allow the construction of a patio on the property located at 2097 Wexford Circle with a rear yard setback of 10.0 feet in lieu of the required 25.0 feet. Patrick Sheren, 2097 Wexford Circle, Wheaton was sworn in. Mr. Sheren stated that he was the homeowner. He stated that the subject property is located on the northwest corner of Wexford Circle and Creekside Drive. The property is 11,250 square feet in size with a lot width of 90.0 feet and a substandard lot depth of 125.0 feet. The current minimum lot depth is 132.0 feet. The property is improved with an existing two-story house that was built in 1982 with a rear yard setback of 27.93 feet. Mr. Sheren stated that the property has a small existing rectangular brick patio that appears to have been constructed without a permit by a previous owner. The existing patio has an area of 100 square feet and a rear yard setback of approximately 16.0 feet. He is proposing to replace the existing rectangular brick patio with a larger curvilinear paver patio. The new patio would have an area of 388 square feet and a rear yard setback of 10.0 feet in lieu of the required 25.0 feet. A partial seat wall along the eastern edge of the patio and a new stoop and stairs leading to the back door of the house is also proposed with the new patio. Mr. Sheren addressed the variation evidence standards. He stated that the development would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring  Wheaton Planning and Zoning Board June 23, 2015 Page - 2 - of 4 property owners. He added that the patio would be a nice improvement to his property and would make his backyard much more functional. Mr. Gudmundson questioned whether any grading work would be required to install the new patio. Mr. Sheren stated that his backyard is relatively flat, so little grading work would be required to install the new patio. Sue Travis, 1812 Courtenay Drive, Wheaton was sworn in. Ms. Travis stated that she was on the board of the adjacent townhome association. She questioned whether the existing privacy fence would be preserved on the subject property. Mr. Sheren stated that the existing privacy fence would be preserved on the subject property. Mr. Weller moved and then Mr. Gudmundson 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. McDonough seconded the motion to approve ZA #15-10 as presented. Roll Call Vote Ayes: Chris Derrick Bob Gudmundson Linda Johnson Robert McDonough Patricia Schwarze Scott Weller Nays: None Absent: Mark Plunkett Motion Passed Unanimously ZA #15-11/ SUBDIVISION & VARIATIONS/ 303 EAST PRAIRIE AVENUE/ PATRICK J. MURPHY BUILDERS, INC Pursuant to notice duly published on June 4, 2015 and letters mailed to neighboring property owners on June 3, 2015, Chair Schwarze called to order the June 23, 2015 public hearing requesting the subdivision of the property located at 303 East Prairie Avenue into three single-family lots with front yard setback variations. Jon Green, 3S701 West Avenue, Warrenville was sworn in. Mr. Green stated that he was the civil engineer working on the project. He stated that his client, PJ Murphy, is requesting the subdivision of the subject property located at 303 East Prairie Avenue into three single-family lots with front yard setback variations on behalf of the current property owner. The proposed subdivision also contemplates the demolition of the existing house. Mr. Green stated that the property is in the R-3 District and this District requires a minimum lot width of 70.0 feet, a minimum lot depth of 132.0 feet and a minimum lot size of 10,000 square feet. The proposed development complies with all of these requirements. Proposed Lot 1 would be 70.0 feet wide and 14,557 square feet in size; proposed lot 2 would be 74.15 feet wide and 28,705 square feet in size; and proposed Lot 3 would be 74.15 feet wide and 28,022 square feet in size.  Wheaton Planning and Zoning Board June 23, 2015 Page - 3 - of 4 Mr. Green stated that his client is requesting front yard setback variations to Article 9.2.5 of the Wheaton Zoning Ordinance to allow staggered front yard setbacks of 40.0 feet for proposed Lot 1, 80.0 feet for proposed Lot 2 and 120.0 feet for proposed Lot 3. Based on the City’s averaging method, the order of how the three lots develop would dramatically alter the front yard setback requirement for each lot. The front yard setback variation request would allow the three lots to develop in a uniform manner gradually increasing in front yard setback to the east. Staff Planner Jones stated that the front yard setback of the home across Scott Street to the west at 233 East Prairie Avenue is 57.25 feet and the front yard setback of the adjacent home to the east at 321 East Prairie Avenue is 144.43 feet. At 40.0 feet, the front yard setback for proposed Lot 1 would be significantly less than the other houses on the north side of Prairie Avenue. She stated that it is staff’s opinion that the setback of proposed Lot 1 should be no less than 57.25 feet. Mr. Green addressed the variation evidence standards. Mr. Green 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 proposed improvements would not negatively impact property values within the area. Mike La Fido, 1560 Waldorth Court, Wheaton was sworn in. Mr. La Fido stated that he was the realtor representing Mr. Braun in the pending sale of his home at 321 East Prairie Avenue. He added that construction of three homes on the subject property would negatively impact property values of the existing estate lots in the area. He added that two homes instead of three would be a much better fit for the neighborhood. Mr. La Fido questioned the price range of the proposed homes. Mr. Green stated that he did not know the price range of the proposed homes. Barb Gora-Bull, 1303 North Scott Street, Wheaton was sworn in. Ms. Gora-Bull stated that she was the adjacent property owner to the north of the subject property. She added that she is concerned that construction on the subject property would worsen the drainage issues she is already experiencing on her property. She submitted pictures of her recently flooded home for the record. Mr. Weller questioned whether the proposed grading of the subject property would improve the drainage situation for Ms. Gora-Bull. Director Redman stated that the proposed grading would reduce the amount of overland drainage that goes to her property but would not eliminate her flooding issues entirely. Peter D’Attomo, 1302 North Scott Street, Wheaton was sworn in. Mr. D’Attomo stated that he was a neighboring property owner. He added that while PJ Murphy typically builds nice homes, he would prefer to see two homes instead of three on the subject property to maintain the existing character of the neighborhood. Stephanie Ganch, 215 East Prairie Avenue, Wheaton was sworn in. Ms. Ganch stated that she was a neighboring property owner. She added that due to the existing flooding issues in the area and the larger sizes of the existing estate lots on the street, she would prefer two homes instead of three on the subject property Mark Braun, 321 East Prairie Avenue, Wheaton was sworn in. Mr. Braun stated that he was the adjacent property owner to the east of the subject property. He added that he is opposed to three homes on the subject property. He added that the development of either one or two homes instead of three homes on the subject property would help maintain the existing character of the neighborhood. Ms. Johnson requested lot width information for the rest of the lots on the block and the rest of the Board agreed with this request.  Wheaton Planning and Zoning Board June 23, 2015 Page - 4 - of 4 The Board decided to continue the item until the Board’s next regular meeting to give staff time to provide the lot width information. Mr. Weller moved and then Mr. Gudmundson seconded the motion to continue the public hearing until the Board’s next regular meeting on Tuesday, July 14, 2015. On a voice vote, all voted aye. V. MISCELLANEOUS There was none. VI. ADJOURNMENT Mr. Weller moved and then Mr. Gudmundson seconded the motion to adjourn the meeting at 8:30 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner