Planning & Zoning Board

January 23, 2018 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Weller called the January 23, 2018 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: Nicole Aranas Christopher Dabovich Bob Gudmundson Cecilia Horejs Mark Plunkett Dan Wanzung Scott Weller Absent: None City Staff Present: Tracy Jones, Staff Planner Jim Kozik, Director of Planning and Economic Development II. APPROVAL OF MINUTES - JANUARY 9, 2018 The minutes were approved as presented. III. PUBLIC COMMENT There was none. IV. OLD BUSINESS ZA #17-26/ TEXT AMENDMENT AND SPECIAL USE PERMIT/ 140 E. LOOP ROAD/ MC DERMOTT CENTER D/B/A HAYMARKET CENTER Chair Weller reconvened discussion of the application on Tuesday, January 23, 2018. Chair Weller stated that this application was a continued item from January 9, 2018. Since the public hearing was closed on January 9, 2018, Chair Weller stated that the Board would not be taking any additional public comment and that the Board would solely be discussing the application amongst themselves and then making a recommendation to the City Council. He added that additional public comment would be allowed when the City Council discussed the application. Chair Weller stated that a letter from Ms. Dickson dated January 18, 2018 was received by the Board after the public hearing was closed. He added that since the public hearing was already closed when the letter was received, and the public was not able to respond to the contents of this letter, the letter would not be part of the Board’s discussion or recommendation to the City Council. Chair Weller stated that he did not feel the proposed text amendment was consistent with the intent of the C-5 District. Ms. Aranas stated that she had reviewed all the public comment that was received by the Board and that she had also reviewed all the uses allowed in each of Wheaton’s commercial districts. Ms. Aranas stated that the C-5 District was the only commercial district that did not allow a residential use and she did not feel it was appropriate to add such a use.  Wheaton Planning and Zoning Board January 23, 2018 Page 2 of 4 Ms. Dabovich stated that he agreed with all the comments made by Ms. Aranas. Mr. Gudmundson summarized the responsibilities of the Planning and Zoning Board that were covered in the training that was offered to the Board in September 2017. Mr. Gudmundson stated that he was concerned with the fundamental change the text amendment would have on the C-5 District and he did not believe it was warranted. Ms. Horejs stated that she agreed with all the comments made by Ms. Aranas. Ms. Horejs stated that the C-5 District was the only commercial district that did not allow a residential use and she did not feel it was appropriate to add such a use. Mr. Plunkett stated that he had visited Haymarket’s location in Chicago. Mr. Plunkett stated that he thought Haymarket was doing good work and there was a tremendous need in DuPage County for substance abuse treatment facilities. However, he stated that the text amendment could jeopardize the integrity of the C-5 District. Mr. Wanzung stated he had also visited Haymarket’s location in Chicago and he agreed with all the positive comments that Mr. Plunkett had made about Haymarket. Mr. Wanzung further stated that the C-5 District was not intended for residential uses and approval of the proposed text amendment could open it up to other non- commercial uses in the future. Mr. Dabovich moved and then Mr. Plunkett seconded the motion to close the public hearing. On a voice vote, all voted aye. Ms. Aranas moved and then Ms. Horejs seconded the motion to approve the text amendment component of ZA #17-26 to add Residential (in-patient) Treatment Facilities as a special use in the C-5 Planned Commercial District. Roll Call Vote Ayes: None Nays: Nicole Aranas Christopher Dabovich Bob Gudmundson Cecilia Horejs Mark Plunkett Dan Wanzung Scott Weller Absent: None Motion Failed Unanimously Since the Board did not recommend approval of the text amendment component of ZA #17-26, the Board did not make a further recommendation on the special use component of the application. V. NEW BUSINESS ZA #18-01/ CORNER SIDE YARD SETBACK VARIATION/ 1521 WAKEMAN AVENUE/ SORENSEN Pursuant to notice duly published on December 27, 2017 and letters mailed to neighboring property owners on December 22, 2017, Chair Weller called to order the January 26, 2018 public hearing requesting a variation to  Wheaton Planning and Zoning Board January 23, 2018 Page 3 of 4 Article 9.2.5 of the Wheaton Zoning Ordinance to allow the construction of a new second-floor addition and covered porch on the property located at 1521 Wakeman Avenue with a corner side yard setback of 10.92 feet in lieu of the required 27.25 feet for the second-floor addition and 19.25 feet for the covered porch. Anders Sorensen, 1521 Wakeman Avenue, Wheaton was sworn in. Mr. Sorensen stated that his property is located on the northwest corner of the Wakeman Avenue and Wilmette Street. The site is improved with an existing split-level style house with a two-car attached garage. He added that they are proposing to renovate the existing house and construct a new second-floor addition and covered porch. Dwayne MacEwen, 831 Chicago Avenue, Evanston was sworn in. Mr. MacEwen stated that he was the architect working on the project and that his client is requesting a corner side yard setback variation to allow the construction of a new second-floor addition with a corner side yard setback of 10.92 feet in lieu of the required 27.25 feet. The second-floor addition would match the existing footprint of the house. He added that his client is further requesting a corner side yard setback variation to allow the construction of a new covered porch with a corner side yard setback of 10.92 feet in lieu of the required 19.25 feet. The new porch would be approximately 15.0 feet wide by 7.5 feet deep and would replace an existing covered concrete porch. Mr. MacEwen stated that the standard corner side yard setback is 20.0 feet and the setback of the adjacent residence to the north is 34.5 feet. These setbacks are averaged to determine the required corner side yard setback of 27.25 feet for the second-floor addition. Per a text amendment that was recently approved by the City Council, covered porches are permitted to encroach up to eight feet into the required corner side yard setback resulting in a reduced setback of 19.25 feet for the covered porch. In this scenario, the averaging method still creates an abnormally large corner side yard setback requirement for the subject property compared to the standard corner side yard setback of either 12.0 or 20.0 feet (depending on block configuration) in the R-3 Residential District. Mr. Sorensen addressed the variation standards as required by the Zoning Ordinance. He stated that the proposed variation would not be detrimental to the public health, safety, morals, comfort, convenience, or general welfare of the neighboring property owners. Theresa Sorensen, 1521 Wakeman Avenue, Wheaton was sworn in. Ms. Sorensen stated that the house had been in her family for nearly 64 years. She added that her grandparents purchased the home in 1964 and it had been owned by various members of her extended family ever since. Mr. Dabovich moved and then Mr. Plunkett seconded the motion to close the public hearing. On a voice vote, all voted aye. The Board decided to waive their rules and vote on this item tonight. On a voice vote, all voted aye. Mr. Wanzung moved and then Ms. Aranas seconded the motion to approve ZA 18-01 as presented. Roll Call Vote Ayes: Nicole Aranas Christopher Dabovich Bob Gudmundson Cecilia Horejs Mark Plunkett Dan Wanzung Scott Weller Nays: None  Wheaton Planning and Zoning Board January 23, 2018 Page 4 of 4 Absent: None Motion Passed Unanimously VI. MISCELLANEOUS There was none. VII. ADJOURNMENT Mr. Plunkett moved and then Mr. Wanzung seconded the motion to adjourn the meeting at 7:43 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner