Planning & Zoning Board

September 25, 2018 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Weller called the September 25, 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 Dan Wanzung Scott Weller Absent: Mark Plunkett City Staff Present: Tracy Jones, Staff Planner II. APPROVAL OF MINUTES – SEPTEMBER 11, 2018 The minutes were approved as presented. III. PUBLIC COMMENT There was none. IV. NEW BUSINESS ZA #18-16/ SPECIAL USE PERMIT/ ST. FRANCIS HIGH SCHOOL – 2130 W. ROOSEVELT ROAD/ PARVIN-CLAUSS SIGN COMPANY Pursuant to notice duly published on September 7, 2018 and letters mailed to neighboring property owners on September 5, 2018, Chair Weller called to order the September 25, 2018 public hearing requesting a special use permit to allow a new electronic message board sign to be constructed at St. Francis High School located at 2130 W. Roosevelt Road. Article 23.7.1f of the Wheaton Zoning Ordinance requires a special use permit to allow the construction of an electronic message board sign. The existing electronic message board sign would be removed. Betsy Ackerson, 2130 W. Roosevelt Road, Wheaton was sworn in. Ms. Ackerson stated that she worked for St. Francis High School. She added that St. Francis High School would like to replace their existing electronic message board sign with newer technology. She added that they are also adjusting the location of the sign slightly to make it more visible from Roosevelt Road. Lisa Staszak, 165 Tubeway Drive, Carol Stream was sworn in. Ms. Staszak stated that she worked for Parvin- Clauss Sign Company. She stated that the proposed sign is nine (9) feet tall and 61 square feet per sign face and is in full compliance with the size requirements of the Wheaton Zoning Ordinance. The setback of the sign off Roosevelt Road is also in full compliance with the setback requirements of the Wheaton Zoning Ordinance. Ms. Staszak stated that the proposed electronic message board sign comprises 27 square feet or 44% of the sign face; Article 23.7.1f of the Wheaton Zoning Ordinance allows the electronic message board to comprise up to  Wheaton Planning and Zoning Board September 25, 2018 Page 2 of 4 50% of the sign face. Article 23.7.1f further requires that the message on the electronic message board is constant and not variable, the prior message disappears simultaneously with the appearance of a new message and the sign does not exceed .05 foot candles at any property line in or adjoining a residential use. Ms. Staszak confirmed that the sign would be in full compliance with these requirements. Ms. Staszak addressed the special use standards as required by the Zoning Ordinance. She stated that the proposed special use would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. Mr. Gudmundson moved and then Mr. Wanzung the motion to close the public hearing. On a voice vote, all voted aye. The Board decided to vote this evening. Mr. Wanzung moved and then Mr. Gudmundson seconded the motion to approve ZA #18-16 as submitted. Roll Call Vote Ayes: Nicole Aranas Christopher Dabovich Bob Gudmundson Cecilia Horejs Dan Wanzung Scott Weller Nays: None Absent: Mark Plunkett Motion Passed Unanimously ZA #18-17/ PUD/ 1401 HILL AVENUE/ WESTFIELD PROPERTIES INC. Pursuant to notice duly published on September 7, 2018 and letters mailed to neighboring property owners on September 5, 2018, Chair Weller called to order the September 25, 2018 public hearing requesting a special use permit for a planned unit development to allow interior remodeling and parking lot improvements for the two existing buildings located at 1401 Hill Avenue. The application is further requesting the following exceptions: 1. An exception to Article 22.5 of the Wheaton Zoning Ordinance to allow 1.25 parking spaces per residential unit in lieu of the required 2.25 parking spaces per residential unit. 2. An exception to Article 22.4.1 of the Wheaton Zoning Ordinance to allow a drive aisle width of 22.25 feet in lieu of the required 24.0 feet. 3. An exception to Article 6.6.2b(2) of the Wheaton Zoning Ordinance to allow a west interior side yard landscaping setback of 0.0 feet in lieu of the required 10.0 feet. Ron LaPage, 951 W. Liberty Drive, Wheaton was sworn in. Mr. LaPage stated that he was one of the architects working on the project. He stated that the subject property is located on the north side of Hill Avenue between Crescent and Prospect Streets. The property is improved with two existing buildings and a gravel parking lot. The property has had some ongoing compliance issues over the years for work done without a  Wheaton Planning and Zoning Board September 25, 2018 Page 3 of 4 permit. The current owner is now trying to rectify this situation by obtaining PUD approval and then any necessary building permits. Mr. LaPage stated that the front building consists of 960 square feet of commercial space with a dog grooming business on the first floor and one apartment on the second floor. The rear building consists of 2,015 square feet of commercial space with a furniture refinishing business, an electrical business and vacant space on the first floor and two apartments on the second floor. In the C-1 District, contractor or construction offices and shops are not a permitted use. The applicant stated that the existing electrical business meets the definition of a business and professional office, which is a permitted use. Tracy Templin, 951 W. Liberty Drive, Wheaton was sworn in. Ms. Templin stated that she was one of the architects working on the project. She stated that the applicant is requesting a special use permit for a planned unit development to allow interior remodeling and parking lot improvements for the two existing buildings located at 1401 Hill Avenue. Ms. Templin stated that the applicant is requesting three exceptions to the requirements of the Wheaton Zoning Ordinance as part of the PUD request. First, the applicant is proposing a total of 14 parking spaces; 10 parking spaces for the commercial space which meets code and 4 parking spaces (1.25 spaces per unit) for the apartments in lieu of the required 7 parking spaces (2.25 spaces per unit) for the apartments. Second, the applicant is proposing to install the fourteen parking spaces along the west property line with a drive aisle width of 22.25 feet in lieu of the required 24.0 feet. Third, the applicant is proposing a west interior side yard landscaping setback of 0.0 feet in lieu of the required 10.0 feet. Mr. LaPage addressed the special use standards as required by the Zoning Ordinance. He stated that the proposed special use would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. Mr. LaPage also addressed the public benefit standards. He stated that the development would provide affordable housing opportunities near the college and improve the existing conditions of the property. Chair Weller questioned whether the property had any parking issues to date. William Rosignal, 1926 N. Stoddard Avenue, Wheaton was sworn in. Mr. Rosignal stated that he was the property owner. He stated that there were no existing parking issues on the property and he did not foresee any with the approval of the PUD request. Chair Weller questioned whether the applicant was comfortable with the conditions listed in the staff report. Mr. Rosignal stated that he was comfortable with these conditions. Mr. Wanzung moved and then Ms. Horejs the motion to close the public hearing. On a voice vote, all voted aye. The Board decided to vote this evening. Ms. Aranas moved and then Mr. Wanzung seconded the motion to approve ZA #18-17 granting a special use permit for a planned unit development (with the three exceptions noted) to allow interior remodeling and parking lot improvements for the two existing buildings located at 1401 Hill Avenue, subject to the following conditions: 1. A trash enclosure shall be installed to screen the trash bin area; and  Wheaton Planning and Zoning Board September 25, 2018 Page 4 of 4 2. A 6-foot-tall solid wood fence shall be installed along the west property line to provide screening in lieu of landscaping. Roll Call Vote Ayes: Nicole Aranas Christopher Dabovich Bob Gudmundson Cecilia Horejs Dan Wanzung Scott Weller Nays: None Absent: Mark Plunkett Motion Passed Unanimously V. MISCELLANEOUS There was none. VI. ADJOURNMENT Mr. Wanzung moved and then Mr. Gudmundson seconded the motion to adjourn the meeting at 8:10 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner