Planning & Zoning Board

September 22, 2015 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Schwarze called the September 22, 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 Robert McDonough Patricia Schwarze Scott Weller Absent: Linda Johnson Mark Plunkett City Staff Present: Tracy Jones, Staff Planner II. APPROVAL OF MINUTES - SEPTEMBER 9, 2015 The minutes were approved as presented. III. PUBLIC COMMENT There was none. IV. NEW BUSINESS ZA #15-14/ PUD/ 1830 EAST ROOSEVELT ROAD/ ROC 1830 ROOSEVELT LLC Chair Schwarze reconvened discussion of this item on September 22, 2015. Chair Schwarze stated that the applicant had submitted additional information regarding the redevelopment of the eastern portion of the property, which is currently improved with a small parking lot for the adjacent Fresh Market development, since the previous meeting. Michael Siurek, 1804 North Naper Boulevard, Suite 460, Naperville was sworn in. Mr. Siurek stated that he was the developer. He stated that he is requesting a special use permit for a planned unit development (PUD) to allow the construction and use of a 130,579 square foot self storage facility located at 1830 East Roosevelt Road, following the demolition of the former car dealership building. The primary building will be a combination of one and two stories in height and located on the main parcel with frontage on both Roosevelt Road and Taft Avenue. The primary building will house luxury/ high-end automobile storage units in the one- story portion of the building along Roosevelt Road and traditional indoor, self-storage units in the two-story portion of the building along Taft Avenue. Parking will be provided in a small parking lot situated in front of the building. Mr. Siurek stated that the secondary buildings on the auxiliary parcel with frontage on the south side of Taft Avenue will be one-story and will house traditional outdoor, self-storage units. No separate parking for these buildings will be provided. Mr. Siurek stated that the Wheaton Zoning Ordinance does not have a minimum lot width, lot depth or lot area requirement (except for Automobile Sales) in the C-3 General Commercial District, therefore, the proposed lot  Wheaton Planning and Zoning Board September 22, 2015 Page - 2 - of 4 complies with all of the bulk requirements of the C-3 General Commercial District. Both the primary building on the main parcel and the secondary buildings on the auxiliary parcel meet all of the setback and height requirements of the C-3 General Commercial District. Staff Planner Jones stated that the proposed development will include a portion of a parking lot utilized by the Fresh Market development in Glen Ellyn. Both the City of Wheaton and Village of Glen Ellyn approved Ordinances for this parking lot as it exists today. The Glen Ellyn Ordinance requires the applicant to maintain 31 parking spaces in the lot. The site plan reconfigures the existing parking lot to accommodate the proposed self- storage development while maintaining 32 parking spaces in the lot and providing landscape setbacks equal to or greater than what were previously required. Chair Schwarze questioned whether the site plan had been shared with the Village of Glen Ellyn. Staff Planner Jones stated that the site plan had been shared with the Village of Glen Ellyn but no comments had been received. Mr. Siurek stated that the exterior walls of the primary building on the main parcel are proposed to be a combination of precast tan concrete and precast red face brick panels with large windows along Roosevelt Road to give it a more retail appearance. While the elevations meet the masonry requirements of the Zoning Ordinance, staff has recommended that the elevations include more precast red brick panels to be more compatible with the other commercial buildings to the area. Mr. Siurek stated that he would prefer not to add more red brick to the facade since it may look too institutional and detract from the modern feel of the building. He added that he was agreeable to the rest of the conditions included in the staff report. Mr. Siurek addressed the special use permit standards as required by the Zoning Ordinance. He stated that the proposed special use permit would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. The Board discussed the proposed elevations for the building. While the Board didn’t necessarily want to see more red brick as proposed by staff, they encouraged the developer to make changes to the proposed elevations that would soften the look of the building. The Board also requested a perspective view of the proposed building showing how the adjacent buildings would impact its visibility. The Board continued the public hearing until their next regular meeting on Tuesday, October 13, 2015 to give the applicant time to submit the revised elevations. ZA #15-17/ SPECIAL USE PERMIT & VARIATIONS/ 525 WEST LINCOLN AVENUE/ ENSING Pursuant to notice duly published on September 4, 2015 and letters mailed to neighboring property owners on September 2, 2015, Chair Schwarze called to order the September 22, 2015 public hearing requesting approval of a special use permit to allow the expansion of an existing detached garage to a floor area of 953.4 square feet on the property located at 525 West Lincoln Avenue. The application is further requesting a height variation to allow a two-story detached garage instead of the maximum one and one-half story detached garage. The application is further requesting a side yard setback variation of 3.6 feet in lieu of the required 15.0 feet and a rear yard setback variation of 5.25 feet in lieu of the required 15.0 feet. Don Ensing, 525 West Lincoln Avenue, Wheaton was sworn in. Mr. Ensing stated that he was the property owner. He added that the subject property is located on the northeast corner of Lincoln and Ellis Avenues. The property is zoned R-3 Single-Family Residential and is also located in the Northside Residential Overlay District. The lot is 18,384 square feet in size with a width of 125.82 feet and a depth of 138.50 feet on the eastern edge of the parcel and 148.74 feet on the western edge of the parcel. Mr. Ensing stated that the property is improved with an existing two-story historic home and a two-story detached garage. While the house and garage were built at the same time, the garage was moved to its current location at  Wheaton Planning and Zoning Board September 22, 2015 Page - 3 - of 4 the northeast corner of the lot approximately 25 years ago. He added that he purchased the property earlier this year. Mr. Ensing addressed the special use permit and variation standards as required by the Zoning Ordinance. He stated that the proposed special use permit and variations would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. Ronald Haas, 809 Delles Road, Wheaton was sworn in. Mr. Haas stated that he was the architect working on the project. He added that his client is proposing a six foot wide addition on the west side of the existing garage to accommodate the width of a new, relocated staircase for the second floor area of the garage and a four foot deep addition across the front of the existing garage to accommodate interior parking for three standard depth vehicles. Mr. Haas stated that as part of the project, the exterior of the garage will be improved with new windows, doors, siding and roofing to match the exterior of the existing house. The existing deck off the rear of the second floor area of the garage will be removed. A covered walkway between the garage and house will also be added and the existing driveway will be expanded to accommodate the wider garage. Staff Planner Jones stated that the second floor area of the garage has an existing bathroom and kitchenette. The second floor space was previously rented out as a separate dwelling unit and was considered a legal, non- conforming structure. However, since the structure has been vacant for more than six months, it has lost its legal, non-conforming status and can no longer function as a guest room or separate dwelling unit. According to the proposed floor plans, the applicant plans to utilize the second floor area as a home office. Bob and Tracy Gates, 520 West Jefferson Avenue, Wheaton were sworn in. Mr. and Mrs. Gates stated that they were an adjacent property owner to the north. Mr. and Mrs. Gates stated that they were opposed to the existing garage being expanded to the west but indifferent to it being expanded to the south. They provided a letter of opposition and pictures to the Board. Brigitte Konrad, 528 West Jefferson Avenue, Wheaton was sworn in. Ms. Konrad stated that she was an adjacent property owner to the north. Ms. Konrad stated that she was opposed to the existing garage being expanded to the west but indifferent to it being expanded to the south. She provided a letter of opposition and pictures to the Board. Chair Schwarz stated that the second floor of the garage could not be used as a guest room or separate dwelling unit. She asked the homeowners to confirm for the record that they understood this requirement. Shannon Ensing, 525 West Lincoln Avenue, Wheaton was sworn in. Mr. and Mrs. Ensing stated that they understood that the second floor of the garage could not be used as a guest room or separate dwelling unit. 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 Mr. Derrick seconded the motion to approve ZA #15-17, subject to the following conditions: 1. The second floor area of the detached garage shall not be used as a guest room or separate dwelling unit; and 2. The existing second floor garage balcony shall be removed.  Wheaton Planning and Zoning Board September 22, 2015 Page - 4 - of 4 Roll Call Vote Ayes: Chris Derrick Bob Gudmundson Patricia Schwarze Scott Weller Nays: Robert McDonough Absent: Linda Johnson Mark Plunkett Motion Passed V. MISCELLANEOUS There was none. VI. ADJOURNMENT Mr. Gudmundson moved and then Mr. Derrick seconded the motion to adjourn the meeting at 8:45 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner