Dupage Policy Journal

City of Warrenville Plan Commission/Zoning Board of Appeals met Nov. 21

Here are the minutes provided by the commission:

A. CALL TO ORDER

Chairman Cosgrove called the meeting to order at 7:00 P.M.

B. ROLL CALL

PC Present: Tim Cosgrove, Jessica Tullier, Jim Martina, Natalie Clemens, Mark Taylor, Bob Vavra, Rachael Fawell, Andy Johnson

ZBA Present: Tim Cosgrove, Jessica Tullier, Jim Martina, Natalie Clemens, Mark Taylor, Bob Vavra

Also Present: Community & Economic Development Director Amy Emery Planner/GIS Technician Jack Maszka Senior Civil Engineer/Economic Development Specialist Kristine Hocking

C. NEW BUSINESS

1. 28W244 Warrenville Road, 28W224 Warrenville Road, and 3S523 Batavia Road / City of Warrenville / Located at the northeast corner of Warrenville Road and Batavia Road (Public Hearing)

CHAIRMAN COSGROVE MADE A MOTION TO OPEN THE PUBLIC HEARING.

SECONDED BY COMMISSIONER FAWELL. CHAIRMAN COSGROVE ASKED FOR A VOICE VOTE. MOTION PASSED. MOTION CARRIED.

Petitioner Presentation:

Kristine Hocking and Jack Maszka presented the request on behalf of the City. Ms. Hocking reviewed requirements of agreement between City of Warrenville and Voegtle approved by the City Council in February. She overviewed the site plan noting the access easement for along driveway for use of employees and customers and city easements for utilities and public access along walkways.

Mr. Maszka reviewed the zoning entitlements requested to accommodate the existing improvements, in alignment with the approved agreement, and facilitate future redevelopment of the site without any outstanding zoning encumbrances. New development is expected to follow the Warrenville by Design Overlay.

PC/ZBA Questions and Comments:

• Chairman Cosgrove asked for clarification of the property line changes.

• Confirmed that the existing parking spaces are striped.

• Commissioner Vavra asked if there was a plan for the garage structure. Director Emery stated that some developers expressed interest in reusing the structure but there was no specific development proposal currently being considered.

• Commissioner Tullier – Asked about variances that may not be needed in the future why develop now. Planner Maszka responded that it is responsible planning for required relief to be addressed once it is identified by staff. Chairman Cosgrove added that the relief is also required since the improvements span two lots.

Public Testimony:

Katie Hoppenrath, Owner, Al’s Pizza – clarified the notice was specific only to these changes and any additional changes would require a future public hearing.

PC/ZBA Deliberation: None

COMMISSIONER MARTINA MADE A MOTION FOR THE ZONING BOARD OF APPEALS TO RECOMMEND CITY COUNCIL APPROVAL OF THE REQUESTED VARIANCES OUTLINED IN THE NOVEMBER 21, 2024, COMMUNITY DEVELOPMENT STAFF

REPORT TO:

1) INCREASE THE MAXIMUM DRIVE AISLE WIDTH FROM 22’ TO APPROXIMATELY 26’

2) PERMIT LIMITED SIDE YARD PARKING WITH A CONFIGURATION PARALLEL TO THE STREET; AND

3) PERMIT PARKING ACROSS INTERIOR SIDE YARD PROPERTY LINES SECOND: VAVRA

MOTION UNANIMOUSLY APPROVED 8-0

COMMISSIONER MARTINA MADE A MOTION FOR THE ZONING BOARD OF APPEALS TO APPROVE THE REQUESTED LANDSCAPE RELIEF AS OUTLINED IN THE NOVEMBER 21, 2024, STAFF REPORT TO DECREASE THE AMOUNT OF REQUIRED INTERIOR PARKING LOT LANDSCAPING FROM 10% TO APPROXIMATELY 6.14%

SECOND: VAVRA

MOTION UNANIMOUSLY APPROVED 6-0

COMMISSIONER MARTINA MADE A MOTION FOR THE PLAN COMMISSION TO RECOMMEND CITY COUNCIL APPROVAL OF THE FINAL PLAT OF SUBDIVISION OLD TOWN REDEVELOPMENT SITE #2, PREPARED BY ENGINEERING RESOURCES ASSOCIATES, AND DATED OCTOBER 14, 2024

SECOND: FAWELL

MOTION UNANIMOUSLY APPROVED 8-0

CHAIRMAN COSGROVE MADE A MOTION to CLOSE THE PUBLIC HEARING

SECOND: TULLIER

MOTION UNANIMOUSLY APPROVED 8-0 

2. 3S532 Haylett Avenue / Vivian Lund / Located on the west side of Haylett Avenue, south of Galusha Avenue

Petitioner Presentation:

Vivian Lund presented the request to consolidate four lots into two lots to limit development in the area to only one additional home. Ms. Lund provided some history about the development and her desire to see development of one home on the vacant land.

PC/ZBA Questions and Comments:

• Can ask to defer impact fees until development of the proposed lot.

CHAIRMAN COSGROVE MADE A MOTION TO RECOMMEND CITY COUNCIL APPROVAL OF THE LUND SUBDIVISION AS PREPARED BY STEINBRECHER LAND SURVEYORS, INC.

SECOND: TULLIER

MOTION UNANIMOUSLY APPROVED 8-0

3. 28244 Diehl Road / Aravinth C.K. / Located on the west side of Winfield Road, south of Interstate-88 and north of Diehl Road.

Petitioner Presentation:

Jack Maszka explained A2B restaurant is request a minor planned unit development amendment to construct a building addition to address storage needs for takeout and catering items. The proposed improvements include a building addition and a new dumpster enclosure. Previously, storage containers were being used, but that is not permitted under the City Code and had been identified as a code violation.

PC/ZBA Questions and Comments:

• Confirmed no parking spaces would be impacted, and that the dumpster will be screened.

• Confirmed that architecture will match the existing building

CHAIRMAN FAWELL MADE A MOTION FOR THE PLAN COMMISSION TO APPROVE THE MINOR PLANNED UNIT DEVELOPMENT AMENDMENT FOR STORAGE ROOM AND DUMPSTER ENCLOSURE AS OUTLINED IN THE NOVEMBER 21, 2024, STAFF REPORT.

SECOND: JOHNSON

MOTION UNANIMOUSLY APPROVED 8-0

D. OTHER BUSINESS

1. 29W719 Butterfield Road / Mohammed Ahmed / Located east of the intersection of Butterfield Road and Route 59 (Courtesy Review)

Petitioner Presentation:

Mr. Ahmed shared his request to open a paint protection film (clear protectant) and window tinting business within the former firehouse building located at 29W719 Butterfield Road. To accomplish this rezoning and a special use permit are required. The site shares a single driveway with the adjacent property owner. A shared access agreement is in place. The main improvements include additional parking at the rear of the building and windows at the customer entrance.

PC/ZBA Questions and Comments:

• Confirmed if vehicles are parked overnight, they will be likely stored indoors.

• Noted that an environmental report will be prepared to identify wetland and floodplain areas on the site and plan modifications needed to protect these areas.

• Staff complimented the interior parking lot landscaping.

• Be cognizant of building lighting placement.

• Recommended address placement on the front façade, possibly on front façade windows.

• Confirmed all signs will comply with the code and include only a sign on the building.

• Confirmed the wall owned by Speedway encroaches onto this site and an agreement exists between the property owners to address maintenance of the wall.

• Noted the city enforces 2021 IBCC not 2018.

• Recommended all new plantings be native plantings for landscaping.

• Confirmed any signs will be located on the building; No plan for any monument sign.

E. APPROVAL OF MINUTES

1. Regular Meeting of November 7, 2024

Commissioner Clemens requested the minutes be amended to state that the pond path minor planned unit development applicant will work with City engineering staff on demolition and reinstallation requirements for the proposed path.

Commissioner Clemens also requested the applicant to provide more investigation into site circulation for the Dream Clean / Starbucks proposal.

CHAIRMAN COSGROVE MADE A MOTION TO APPROVE THE MINUTES with two amendments as recommended by Commissioner Clemens. SECONDED BY

COMMISSIONER VAVRA. CHAIRMAN COSGROVE ASKED FOR A VOICE VOTE.

MOTION PASSED. MOTION CARRIED. NOTE: 7-0

ABSTAIN MARK TAYLOR

F. PUBLIC COMMENTS - None

G. CHAIRMAN’S REPORT – Happy Thanksgiving

H. COMMUNITY AND ECONOMIC DEVELOPMENT DIRECTOR’S REPORT – Community and Economic Development Director Emery mentioned that a candidate for the Plan Commission vacancy has been identified and will likely be nominated prior to the 12/5 Plan Commission / Zoning Board of Appeals meeting.

I. PLANNER’S REPORT

Planner/GIS Technician Maszka reviewed the schedule for upcoming agenda items scheduled for December.

J. MAYOR’S REPORT - None

K. ADJOURN

COMMISSIONER FAWELL MOVED, SECONDED BY COMMISSIONER TAYLOR TO ADJOURN THE MEETING AT 7:45 P.M. CHAIRMAN COSGROVE ASKED FOR A VOICE VOTE. MOTION PASSED. MOTION CARRIED.

https://www.warrenville.il.us/AgendaCenter/ViewFile/Minutes/_11212024-1435