Dupage Policy Journal

City of Warrenville Plan Commission/Zoning Board of Appeals met December 5.

Here are the minutes provided by the board:

A. CALL TO ORDER

Chairman Cosgrove called the meeting to order at 7:03 p.m.

B. ROLL CALL

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

PC Excused: Natalie Clemens

ZBA Present: Tim Cosgrove, Jessica Tullier, Jim Martina, Mark Taylor, Bob Vavra, Andy Johnson

ZBA Excused:Natalie Clemens

Also Present: Senior Civil Engineer Kristine Hocking Planner/GIS Technician Jack Maszka

C. OTHER BUSINESS

      1. Zoning Board of Appeals Nomination (Andrew Johnson)

      2. Plan Commission Nomination (Katharin Ebbesen)

      3. 2S781 Route 59 / Anton Churkin / Located on the east side of Route 59 between Meadow Avenue and Winchester Circle North (Courtesy Review)

Request: Request for review of a special use permit for an open sales lot for used cars at 2S781 Route 59.

Petitioner Presentation:

Mr. Churkin presented a brief overview of the request for feedback on a special use permit for an open sales lot, and emphasized the following:

      - Only passenger vehicles will be sold at the property

      - 19 spaces total will be reserved for E&A Truck Sales and will be located along Route 59

      - The storage of vehicles will not affect internal circulation of the site

      - E&A Truck Sales mainly sells to first time car buyers or those looking for an affordable, reliable car

      - E&A Truck Sales will install stickers with vehicle and business information on those cars for sale

      - There will be no changes to existing signage nor landscaping

      - Currently, all vehicle sales are internet sales.

PC/ZBA Questions and Comments:

      - Lighting – Mr. Churkin clarified that no additional lighting will be installed on site

      - Signage – Mr. Churkin clarified that no additional signage will be installed on site as part of the open sales lot. Chairman Cosgrove suggested that Mr. Churkin review the sign ordinance should E&A Truck Sales wish to install any temporary or permanent signage.

      - Wayfinding – Mayor Brummel asked how customers will know which tenant space is selling vehicles. Mr. Churkin reiterated that their sales are completely online. Stickers in the windshields of the vehicles provide the business’s name.

      - Sales – Chairman Cosgrove asked Mr. Churkin to estimate their monthly revenue. Mr. Churkin stated the average month is about $100,000 in sales

      - Chairman Cosgrove reiterated that there are some follow up items for Mr. Churkin to address prior to formally applying for the special use permit

      - Chairman Cosgrove stated that the commission was generally supportive of the proposal

      4. 27570 MaeCliff Drive / Chris Funkhouser / Located west of the intersection of Ferry Road and Mill Street (Courtesy Review)

Request: Request for review of amendment to the Cantera Development Control Regulations, final planned unit development plans, plat of resubdivision, and various site-specific amendments for a 102-unit townhome proposal.

Petitioner Presentation: Mr. Funkhouser presented an overview of the request for feedback on various zoning requests required for the townhome development. The presentation included:

      - A brief overview of D.R. Horton’s involvement in the Chicagoland area

      - An example of a similar project in Lombard, which is currently under construction

      - Overview of the proposed site plan including the townhomes, guest parking, and open spaces

      - A summary of a letter submitted by Matthew Ishikawa of CBRE requesting that the commission consider a residential only project

      - Site challenges such as working with various associations and fill soils that were found on the property

      - A summary of the requested site-specific amendments which include site size, density, and flat roofs

PC/ZBA Questions and Comments:

      - Chairman Cosgrove requested an explanation of the requested setback relief. Mr. Funkhouser walked through each setback relief request required for the project.

      - Chairman Cosgrove asked about sustainability features including solar, heat pumps, induction cooking, etc. Mr. Funkhouser indicated that D.R. Horton has not historically installed solar on their project.

      - Chairman Cosgrove asked about the existing grading of the site as it sits higher than the adjacent hotel developments.

      - Commissioner Martina asked if a berm will be installed along Warrenville Road and Ferry Road. Mr. Funkhouser stated that the existing berm will largely remain with some minor alterations.

      - Commissioner Fawell requested information on pricing of the units. Mr. Funkhouser stated that pricing will likely start at $400,000.

      - Commissioner Fawell suggested the installation of a playground. Mr. Funkhouser stated that the target demographic for these developments is single professionals and young families with children ages 0-5 years old. Mr. Funkhouser reiterated that park district and school impact fees will be paid as part of the development.

      - Commissioner Fawell requested inclusion of native plantings in the site’s landscaping.

      - Commissioner Johnson questioned whether there would be a common area or building. Mr. Funkhouser clarified that there would not be a clubhouse or other common building.

      - Commissioner Johnson asked the townhome construction type. Mr. Funkhouser clarified they will be wood construction.

      - Commissioner Taylor questioned the density of townhomes on the site and if this density was achieved in other cities. Mr. Funkhouser stated that the proposed density was typical of what D.R. Horton has completed in other cities. Mr. Funkhouser stated that the City approved the Torch Parkway Townhome development with a similar density to what D.R. Horton is proposing.

      - Commissioner Vavra questioned the viability of the project if fewer units were built

      - Commissioner Vavra stated that he believes the project in Lombard and what is proposed in Warrenville are not similar as one is a greenfield site and another once stood as underutilized parking.

      - Commissioner Vavra questioned whether the developer would return to the City for amended planned unit development plans should there be retail interest in the remainder of the site. Mr. Funkhouser stated that D.R. Horton has not done this in the past as they are strictly residential developers.

      - Mayor Brummel questioned how much masonry would be on the building. Mr. Funkhouser stated that masonry would be located on the front of the townhome buildings with a 2’ wrap on the end units. Mr. Funkhouser stated there would be no masonry on the rear façade of the buildings.

      - Commissioner Tullier asked if the project would be constructed in phases. Mr. Funkhouser responded that the project was likely too small to construct in phases.

      - Commissioner Tullier asked for an estimation of how long it will take for the Lombard location to completely sell. Mr. Funkhouser estimated 2-3 years.

      - Chairman Cosgrove questioned whether the area currently proposed to be buildings 18-20 was marketed as commercial in conjunction with the proposed residential project. 

      - Chairman Cosgrove commented that he believes the proposed product is no different than what already exists in the City.

      - Chairman Cosgrove requested that smaller units be included in the development to include more affordable options.

      - Patrick Cook of D.R. Horton stated that D.R. Horton is open to including smaller units on site. They are not proposed here as affordability and smaller units is usually not supported by municipalities.

      - Mr. Cook stated that one of the main reasons for lack of commercial interest in the property is the low traffic counts on Ferry Road and Warrenville Road.

      - Commissioner Vavra echoed the Chairmans request for more affordable units and commented that smaller, single-story units are not available in the City.

      - Chairman Cosgrove requested that Senior Civil Engineer Kristine Hocking provide a brief summary of the sanitary sewer capacity concerns of this property specifically and Cantera generally.

      - Commissioner Ebbesen stated that she believes the elevations are too “industrial” and “commercial” to fit the proposed context.

      - Commissioner Ebbesen stated that the development seemed too dense with no “breathing room.” She questioned where dumpsters would be located.

      - Commissioner Ebbesen stated that many of the approved townhome and multifamily developments in the City have direct access to natural amenities. She stated that this development felt isolated. Mr. Funkhouser and Ms. Hocking clarified that there are trails throughout Cantera that tie into the Illinois Prairie Path.

      - Chairman Cosgrove suggested adding a grill station as an amenity for residents. Mr. Funkhouser stated that D.R. Horton has included this in past developments.

      - Chairman Cosgrove recommended a variety of garage door styles, so the design is not repetitive.

D. APPROVAL OF MINUTES

      1. Regular Meeting of November 21, 2024

CHAIRMAN COSGROVE MADE A MOTION TO APPROVE THE MINUTES. SECONDED BY COMMISSIONER XXX. CHAIRMAN COSGROVE ASKED FOR A VOICE VOTE. MOTION PASSED. MOTION CARRIED.

E. PUBLIC COMMENTS

F. CHAIRMAN’S REPORT

G. COMMUNITY AND ECONOMIC DEVELOPMENT DIRECTOR’S REPORT

H. PLANNER’S REPORT

I. MAYOR’S REPORT

J. ADJOURN

COMMISSIONER EBBESEN MADE A MOTION TO ADJOURN, SECONDED BY CHAIRMAN COSGROVE TO ADJOURN THE MEETING AT 8:32 P.M. CHAIRMAN COSGROVE ASKED FOR A VOICE VOTE. MOTION PASSED. MOTION CARRIED.

https://www.warrenville.il.us/DocumentCenter/View/28397/12-05-2024-PC-ZBA-Minutes-DRAFT?bidId=