Planning & Zoning Board

November 10, 2015 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Schwarze called the November 10, 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 Mark Plunkett Patricia Schwarze Scott Weller Absent: Robert McDonough City Staff Present: Paul Redman, Director of Engineering Tracy Jones, Staff Planner II. APPROVAL OF MINUTES - OCTOBER 13, 2015 The minutes were approved as presented. III. PUBLIC COMMENT There was none. IV. NEW BUSINESS ZA #15-22/ REZONING & PUD/ 208 NORTH WEST STREET/ AIRHART CONSTRUCTION Pursuant to notice duly published on October 24, 2015 and letters mailed to neighboring property owners on October 22, 2015, Chair Schwarze called to order the November 10, 2015 public hearing requesting rezoning from the R-7 Residential District to the R-6 Residential District and approval of a Planned Unit Development (PUD) to allow the construction and use of five single-family residences, following the demolition of the existing office building on the property located at 208 North West Street. The proposed residences would be three-stories in height, 2,400 to 3,000 square feet in size and have two-car detached garages. Several letters were received and incorporated into the record. Court Airhart, 500 East Roosevelt Road, West Chicago was sworn in. Mr. Airhart stated that the proposed development contemplates the demolition of the existing office building and the construction of five single- family residences with an east/ west orientation facing West Street. A covered breezeway links each residence to a two-car detached garage accessed from a private drive aisle connected to the public alley on the north side of the property. A small backyard/ courtyard is provided between each residence and garage. Mr. Airhart stated that each residence would be located on an individual 30.5 foot wide by 132.0 foot deep lot. The front of the buildings would have a 10.0 feet setback from West Street. The side of the northernmost building would have a setback of 3.86 feet from the public alley and the side of the southernmost building would have a setback of 5.25 feet from Wesley Street. Individual dwellings would be separated by 6.0 feet.  Wheaton Planning and Zoning Board November 10, 2015 Page - 2 - of 3 Mr. Airhart stated that the proposed 16.0 foot drive aisle width would be adequate for the five single-family residences. He stated that the proposed east/ west orientation of the homes facing West Street was consistent with most of the homes between Harrison Avenue and Wesley Street. He stated that guest parking would be provided on-street or on individual driveways for overnight guests. He submitted several color scheme options for the five single-family residences but explained that these are custom homes and the exact finishes would be selected by the individual homeowners. He stated that he was willing to provide an alternate type of landscaping and a privacy fence along the west property line. Mr. Airhart addressed the special use standards for a PUD as required by the Wheaton Zoning Ordinance. He stated that the proposed PUD 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 single-family residences would be an improvement over the existing structure, which is in poor condition. Matt Caruso, 411 West Wesley Street, Wheaton was sworn in. Mr. Caruso stated that he was the adjacent property owner to the east. He expressed concern with the proposed garages facing his property and none of the existing trees being preserved. He also had concerns with garbage collection, snow removal, drainage, traffic and parking. He submitted a letter that was incorporated into the record. Maureen Fogerty, 416 North Main Street, Wheaton was sworn in. Ms. Fogerty stated that she was a member of the Wheaton Historic Commission and that the existing structure, which is proposed to be demolished as part of the project, was the former home of Thomas Drummond who served as a United States Federal Judge for several decades. She submitted a letter that was incorporated into the record. Ralph Marbach, 455 West Front Street #306, Wheaton was sworn in. Mr. Marbach stated that he was an adjacent property owner. He stated that he was concerned with adequate drainage given the amount of impervious surface proposed. Susan Lonnett, 2025 Somerset Lane, Wheaton was sworn in. Ms. Lonnett stated that she was a local architect. She stated that a north/ south orientation would be preferred, the motor court was too narrow, guest parking was inconvenient and snow removal would be problematic. Sheri Billing, 303 North Gary, Wheaton was sworn in. Ms. Billing stated that she was an adjacent property owner. She stated that the motor court was too narrow and she was concerned with adequate drainage given the amount of impervious surface proposed. She added that she was also concerned that none of the existing trees or the historic house was being preserved. Andrea Quinn, 415 West Seminary Avenue, Wheaton was sworn in. Ms. Quinn stated that she was an adjacent property owner. She questioned the demand for such a housing product given that Davidson Homes is still not sold out. She stated that if the development goes forward, she would prefer a north/ south orientation. Karen Grottke, 448 West Seminary Avenue, Wheaton was sworn in. Ms. Grottke stated that she was an adjacent property owner. She stated that she was concerned with adequate drainage given the amount of impervious surface proposed. She stated that traffic and parking on West Street was also a concern. She submitted a letter that was incorporated into the record. The Board discussed the request and their only significant reservation with the application was the construction of the single-family residences with an east/ west orientation facing West Street. The majority of the Board agreed with City Staff that a north/ south orientation of the units facing Wesley Street was preferable as it would allow for access to the public alley without a separate drive aisle or "motor court" (with less impermeable area), larger front yards off of Wesley Street, larger rear yards and preservation of some of the trees along Wesley Street. A north/ south orientation is also consistent with the existing development pattern of the block and would allow the development to continue to the west along Wesley Street if additional property became available in the future.  Wheaton Planning and Zoning Board November 10, 2015 Page - 3 - of 3 Mr. Derrick questioned whether the applicant was willing to alter the orientation of the residences from a east/ west orientation to a north/ south orientation or if he wanted to proceed as is. Mr. Airhart opted to proceed as is. 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. Derrick seconded the motion to approve ZA #15-22, subject to the following conditions: 1. The applicant shall provide an alternate type of landscaping along the west property line (that would provide more year round coverage) and a privacy fence; and 2. The applicant shall submit a plat of subdivision of the subject property including stormwater management and utility easement provisions per City Code. Roll Call Vote Ayes: Chris Derrick Nays: Bob Gudmundson Linda Johnson Mark Plunkett Patricia Schwarze Scott Weller Absent: Robert McDonough Motion Failed V. MISCELLANEOUS There was none. VI. ADJOURNMENT Mr. Gudmundson moved and then Mr. Derrick seconded the motion to adjourn the meeting at 9:02 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner