Planning & Zoning Board

July 14, 2015 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Schwarze called the July 14, 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 Mark Plunkett Patricia Schwarze Scott Weller Absent: None City Staff Present: Paul Redman, Director of Engineering Tracy Jones, Staff Planner II. APPROVAL OF MINUTES - JUNE 23, 2015 The minutes were approved as presented. III. PUBLIC COMMENT There was none. IV. OLD BUSINESS ZA #15-11/ SUBDIVISION & VARIATIONS/ 303 EAST PRAIRIE AVENUE/ PATRICK J. MURPHY BUILDERS, INC Chair Schwarze reconvened discussion of this item on July 14, 2015. Chair Schwarze stated that additional lot width information for the rest of the lots on the north side of the block was submitted since the previous meeting. A letter from H. Bruce Bond at 233 East Prairie Avenue was incorporated into the record. Mr. Green reminded the Board that his client is requesting the subdivision of the subject property located at 303 East Prairie Avenue into three single-family lots with front yard setback variations for each lot. He added 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. 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. He added that his client was agreeable to staff’s recommendation of a 57.25 foot setback for proposed Lot 1.  Wheaton Planning and Zoning Board July 14, 2015 Page - 2 - of 4 Katherine Stelletello, 1124 North Scott Street, Wheaton was sworn in. Ms. Stelletello 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 Mr. Weller moved and then Mr. Derrick seconded the motion to close the public hearing. On a voice vote, all voted aye. While the proposed subdivision is complaint with the lot width requirements of the R-3 zoning district, the majority of the Board felt the proposed lot widths were inconsistent with the adjacent development pattern of the larger estate lots on the north side of Prairie Avenue. The Board decided to vote this evening. Mr. Weller moved and then Mr. Derrick seconded the motion to approve ZA #15-11, subject to the following conditions: 1. The front yard setback for proposed Lot 1 shall be no less than 57.25 feet; and 2. The applicant shall remove and replace any and all defective public sidewalk squares along Scott Street adjacent to the subject properties. Roll Call Vote Ayes: Scott Weller Nays: Chris Derrick Bob Gudmundson Linda Johnson Robert McDonough Mark Plunkett Patricia Schwarze Absent: None Motion Failed V. NEW BUSINESS ZA #15-12/ REZONING/ 422 NORTH PROSPECT AVENUE/ THE GREENHOUSE Pursuant to notice duly published on June 23, 2015 and letters mailed to neighboring property owners on June 22, 2015, Chair Schwarze called to order the July 14, 2015 public hearing requesting the rezoning of the property located at 422 North Prospect Street from the C-1 Local Business District to the I-1 Institutional District which allows elementary and high schools as a permitted use. No exterior changes are proposed to the existing office building or the footprint of the parking areas located on the subject property. The subject property is currently owned by the DuPage County Health Department and until April 2015 it was used to provide transitional services to daytime clientele. Tom Spacek, 602 East Geneva Road, Wheaton was sworn in. Mr. Spacek stated that he was representing the Greenhouse. He added that the subject property located at 422 North Prospect Street is improved with an existing office building and parking area. The subject property is currently owned by the DuPage County Health Department and until April 2015 it was used to provide transitional services to daytime clientele. Most  Wheaton Planning and Zoning Board July 14, 2015 Page - 3 - of 4 of the Health Department’s clients arrived by vehicle (van, bus, taxi or car) around 8:30 am and departed around 4:00 pm daily. Mr. Spacek stated that the Greenhouse has been in operation in Wheaton at the Christ Community Church at 602 East Geneva Road since 2001 and serves families within a thirty mile radius. Although functioning like a school, The Greenhouse is itself not a school; as it exists to serve private home schools. The Greenhouse is a 501(c)3 public charity whose mission is “to collaborate with parents to raise up a new generation of servant leaders who serve the common good and bring glory to God”. The students, spanning first through twelfth grade, are predominately home educated and typically utilize the services of The Greenhouse one or two days a week. In addition to coursework, The Greenhouse produces art shows, science fairs and theatrical productions. Mr. Spacek stated that the Greenhouse expects to maintain a pattern of use similar to the Health Department, with most students arriving by vehicle around 8:45 am and departing around 3:15 pm. Most of the staff will arrive around 8:15 am and depart shortly after the students leave. When operating at capacity, The Greenhouse anticipates that the student body may increase from the current 70 - 80 students per day to an eventual maximum of 165 students per day. Mr. Spacek stated that the Greenhouse expects to make interior modifications to the building to make the existing structure more conducive for a school type use. A preliminary floor plan has been submitted with the application that includes the following components: kitchen, lounge space, lunch room, class rooms, offices, conference rooms and a gymnasium. No exterior changes are proposed to the existing office building or the footprint of the parking areas. Mr. Spacek provided testimony at the public hearing that the proposed number of parking/ loading spaces and the proposed drop-off/ pick-up operations will be adequate during their peak usage times. He also provided testimony at the public hearing stating what measures could be taken as enrollment increases to mitigate any potential parking and vehicular circulation issues. He agreed to construct a trash enclosure for the refuse containers that will be stored outside. Nick Virgilio, 11230 Plattner Drive, Mokena was sworn in. Mr. Virgilio stated that he was an adjacent property owner and he was supportive of the rezoning request. Alice Teisan, 1333 College Avenue, Wheaton was sworn in. Ms. Teisan stated that she was an adjacent property owner and she was supportive of the rezoning request. 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. Gudmundson seconded the motion to approve ZA #15-12, subject to the following condition: 1. The applicant shall construct a trash enclosure for the refuse containers that will be stored outside. Roll Call Vote Ayes: Chris Derrick Bob Gudmundson Linda Johnson Robert McDonough Mark Plunkett Patricia Schwarze  Wheaton Planning and Zoning Board July 14, 2015 Page - 4 - of 4 Scott Weller Nays: None Absent: None Motion Passed Unanimously VI. MISCELLANEOUS There was none. VII. ADJOURNMENT Mr. Weller moved and then Mr. Gudmundson seconded the motion to adjourn the meeting at 8:15 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner