City of Wheaton Planning and Zoning Board met Sept. 10.
Here is the minutes provided by the board:
I. CALL TO ORDER AND ROLL CALL VOTE
Chair Weller called the September 10, 2019 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
Cecilia Horejs
Mark Plunkett
Dan Wanzung
Scott Weller
Absent: Bob Gudmundson
City Staff Present: Tracy Jones, Staff Planner
Joseph E. Tebrugge, Senior Project Engineer
II. APPROVAL OF MINUTES - AUGUST 27, 2019
The minutes were approved as presented.
III. PUBLIC COMMENT
There was none.
IV. NEW BUSINESS
ZA #19-15/ Rezoning/ 1408 Hill Avenue/ Good News Publishers
Roll Call Vote
Present: Nicole Aranas
Christopher Dabovich
Cecilia Horejs
Mark Plunkett
Dan Wanzung
Scott Weller
Absent: Bob Gudmundson
City Staff Present: Tracy Jones, Staff Planner
Joseph E. Tebrugge, Senior Project Engineer
Pursuant to notice duly published on August 23, 2019 and letters mailed to neighboring property owners on August 21, 2019, Chair Weller called to order the September 10, 2019 public hearing requesting rezoning of the property located at 1408 Hill Avenue from the R-4 Residential District to the O-R Office Research District. The existing single-family dwelling located on the subject property would be demolished and the site would be restored to a vegetative state.
A letter of support from the property owner at 1414 Hill Avenue was incorporated into the record.
David Bea, 225 W. Washington, Suite 1010, Chicago was sworn in. Mr. Bea stated that he was the attorney representing Good News Publishers. Mr. Bea stated that the subject property is located on the south side of Hill Avenue between Crescent and Prospect Streets. The property is currently improved with a single-family residence constructed in the early 1930’s. The applicant is proposing to rezone the property from the R-4 Residential District to the O-R Office Research District. This is similar to the Good News Publishers 2018 rezoning application for 1402 Hill Avenue.
Mr. Bea stated that if the rezoning request is approved, the applicant is planning to demolish the existing residence and restore the site to a vegetative state. After the demolition of the existing residence is complete, the applicant would install 20 dark green arborvitae evergreens along the east property line of the 1408 Hill Avenue property to screen the alley and the existing residence at 1414 Hill Avenue.
Mr. Bea stated that a parking lot expansion for Good News Publishers may be constructed on the subject property in the future. Business and Professional Offices as well as associated parking areas are a permitted use in the O-R Office Research District. If the applicant is able to construct the future parking lot expansion with no setback variations, no additional zoning approval would be required.
Mr. Bea addressed the LaSalle Factors. Illinois courts examine and attempt to balance these factors to determine whether the zoning in question is fair to the owner of the subject property, owners of surrounding properties, and the public. No single factor is controlling, and each case must be decided on its own facts, although Illinois courts place substantial importance on the first factor.
Mr. Dabovich moved and then Mr. Wanzung seconded the motion to close the public hearing. On a voice vote, all voted aye.
The Board decided to waive their rules and vote this evening.
Mr. Plunkett moved and then Ms. Horejs seconded the motion to approve ZA #19-15 rezoning the property located at 1408 Hill Avenue from the R-4 Residential District to the O-R Office Research District, subject to the following condition:
1. A plat of consolidation shall be submitted for the existing Good News Publishers property at 1300 Crescent Street and the subject property at 1408 Hill Avenue.
Roll Call Vote
Ayes: Nicole Aranas
Christopher Dabovich
Cecilia Horejs
Mark Plunkett
Dan Wanzung
Scott Weller
Nays: None
Absent: Bob Gudmundson
Motion Passed Unanimously
ZA #19-16/ Subdivision and Variations/ Summit Street Subdivision/ Henninger Homes
Pursuant to notice duly published on August 23, 2019 and letters mailed to neighboring property owners on August 21, 2019, Chair Weller called to order the September 10, 2019 public hearing requesting approval of a preliminary plat of subdivision of the property located at 209 N. Summit Street, 213 N. Summit Street, 217 N. Summit Street, 231 N. Summit Street and 1403 Harwarden Street. Access to the subdivision will be provided via new pavement in the Summit Street right-of-way. The property is.86 acres in size and will remain zoned R- 4 Residential.
An email from the property owner at 1412 Avery Avenue was incorporated into the record.
Craig Henninger, 222 E. Roosevelt Road, Wheaton was sworn in. Mr. Henninger stated that the subject property is located on the northeast corner of Summit and Harwarden Streets consisting of 209 N. Summit Street, 213 N. Summit Street, 217 N. Summit Street, 231 N. Summit Street and 1403 Harwarden Street. Except for an existing residence at 1403 Harwarden Street, the property is currently unimproved. The preliminary plat of subdivision proposes subdividing the subject property into five (5) single-family lots following the demolition of the existing residence at 1403 Harwarden Street. Access to the subdivision will be provided via new pavement in the Summit Street right-of-way. The property is.86 acres in size and will remain zoned R-4 Residential.
Mr. Henninger stated that he is requesting to construct five (5) single-family lots on the subject property with 60.0 foot lot widths, 125.0 foot lot depths and lot sizes ranging from 7,497 to 7,546 square feet. The proposed lot widths and lot sizes meet the requirements of the R-4 Residential District. The applicant is requesting a variation to Article 10.2.8 of the Wheaton Zoning Ordinance to allow lot depths of 125.0 feet in lieu of the required 132.0 feet for all five lots. There is a twelve foot wide unimproved alley located to the east of the subject property.
Mr. Henninger 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.
Staff Planner Jones stated to minimize or eliminate the lot depth variation request, staff recommends that the applicant submit a street vacation petition for the unimproved alley located to the east of the subject property for consideration by the City Council.
Mr. Henninger stated that he was not opposed to the condition of submitting a street vacation petition. However, he stated that he had a reservation about the condition that required Summit Street to be redesigned as a traditional T intersection between Summit and Harwarden Streets.
Margaret Diddams, 1400 Avery Avenue, Wheaton was sworn in. Ms. Diddams stated that she was concerned with the location of the proposed sidewalk, drainage, property values and the impact on her driveway.
Evan Kile, 202 N. Summit Street, Wheaton was sworn in. Mr. Kile stated that he was concerned with drainage, traffic and utility pole location. He added that he would prefer a curved street.
Elenor McNear, 203 N. Blanchard Street, Wheaton was sworn in. Ms. McNear stated that she was supportive of the subdivision and the new sidewalk, but she was concerned with drainage and traffic. She added that she would prefer a curved street.
Chris Horn, 108 S. Summit Street, Wheaton was sworn in. Mr. Horn stated that he was concerned with drainage and traffic. He added that he would prefer a curved street.
Scott Roney, 214 N. Prospect Street, Wheaton was sworn in. Mr. Roney stated that he was supportive of the subdivision and sidewalk. He added that he was interested in buying one of the homes if the subdivision is approved. He added that he would prefer a curved street.
Tres Finely, 1522 Pembroke, Wheaton was sworn in. Mr. Finley stated that his mother owns the property at 105 S. Summit Street and they are concerned with drainage.
Tim Duncan, 133 S. Summit Street, Wheaton was sworn in. Mr. Duncan stated that he was concerned with drainage. He added that he would prefer a curved street and additional street lighting.
Sarah Roney, 214 N. Prospect Street, Wheaton was sworn in. Ms. Roney stated that the redevelopment of the area would improve the unincorporated feel of the area and reduce the amount of illegal dumping in the area.
Following a presentation by the petitioner and questions and comments from the Board and public, the Board discussed the request and decided that additional information was needed.
Mr. Plunkett moved and then Mr. Dabovich seconded the motion continue the public hearing until September 24, 2019 for staff to provide additional information to the Board. On a voice vote, all voted aye.
Specifically, the Board requested answers to the following questions/ statements:
1. What is the size of the lots on Prospect Avenue that back-up to the proposed subdivision?
2. Question about utility poles on Summit.
3. The Planning and Zoning Board is in favor of the existing Y intersection layout and would like staff to revisit the configuration.
4. Is the traffic control reasonable?
5. What lighting is required?
6. What can be developed on the existing lots as of right?
V. MISCELLANEOUS
There was none.
VI. ADJOURNMENT
Mr. Dabovich moved and then Mr. Plunkett seconded the motion to adjourn the meeting at 8:45 p.m. On a voice vote, all voted aye.
https://www.wheaton.il.us/AgendaCenter/ViewFile/Minutes/_09102019-1248
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