Planning & Zoning Board

April 25, 2017 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Weller called the April 25, 2017 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: Ron Almiron Nicole Aranas Bob Gudmundson 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 - FEBRUARY 14, 2017, FEBRUARY 28, 2017 AND APRIL 11, 2017 The minutes were approved as submitted. III. PUBLIC COMMENT There was none. IV. OLD BUSINESS ZA # 17-10/ TEXT AMENDMENT AND SPECIAL USE PERMIT/ 1607 TAFT AVENUE/ CARRIERS OF LIGHT Chair Weller reconvened discussion of this item on Tuesday, April 25, 2017. He stated that since the last meeting two emails of support were received and have been incorporated into the record. Mr. Daniel presented a revised site plan and landscape plan with the existing drive approach on Taft Avenue widened to 22 feet. Mr. Almiron stated that he was still concerned with the width of the existing drive approach on Taft Avenue and on-site vehicle circulation. He questioned whether a second drive approach further east on Taft Avenue could be added. Director Kozik questioned whether the existing drive approach on Taft Avenue could be eliminated altogether. Mr. Millan stated that the width of the drive approach on Taft Avenue met minimum standards. He added that the addition of a second drive approach further east on Taft Avenue would be difficult due to changes in grade and that his client needs to maintain the existing drive approach on Taft Avenue to make the site functional. Ms. Aranas questioned whether the floor plan included administrative office space. Mr. LaPage stated that there is a small office space shown on the floor plan. He added that the building has an existing basement and it was proposed to house a storage area and utilities.  Wheaton Planning and Zoning Board April 25, 2017 Page - 2 - of 3 The Board discussed the application in detail and felt that at only .6 acres in lot area the subject property, as well as most of the C-3 General Business District properties, are insufficient in size to accommodate a school use. The Board further felt that a school offering education to pre-kindergarten through eighth grade students is of a general character that is significantly different than the current permitted and special uses in the C-3 General Business District, and that sufficient properties already zoned for school uses exist (90.64%) throughout the City. The Board further felt that on-site vehicle circulation was difficult for a school use on the subject property with the existing cross access easement with the adjacent property to the north at 1600 E. Roosevelt Road. Mr. Daniel questioned whether the elimination of the outdoor play area would sway the Board’s recommendation. The Board stated that the eliminate of the play area would not sway their recommendation. Mr. Daniel argued that the Wheaton Montessori School is an existing nursery school in town that serves children above nursery school age. He added that while it was an existing school when it was annexed to the City, it has been allowed to expand twice since then. Chair Weller stated that the Wheaton Montessori School has never come before the Planning and Zoning Board because the property is subject to an annexation agreement, so he suggested that Mr. Daniel take up these concerns with the City Council. Mr. Plunkett moved and then Mr. Almiron seconded the motion to close the public hearing. On a voice vote, all voted aye. Mr. Wanzung moved and then Mr. Plunkett seconded the motion to approve the text amendment component of ZA #17-11 as presented. Roll Call Vote Ayes: None Nays: Ron Almiron Nicole Aranas Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Absent: None Motion Failed Mr. Wanzung moved and then Mr. Gudmundson seconded the motion to approve the special use component of ZA #17-11 as presented. Roll Call Vote Ayes: None Nays: Ron Almiron Nicole Aranas Bob Gudmundson Mark Plunkett Dan Wanzung  Wheaton Planning and Zoning Board April 25, 2017 Page - 3 - of 3 Scott Weller Absent: None Motion Failed V. NEW BUSINESS ZA #17-11/ TEXT AMENDMENT/ ARTICLE 14/ I-1 INSTITUTIONAL DISTRICT Pursuant to notice duly published on April 7, 2017 and letters mailed to neighboring property owners on April 6, 2017, Chair Weller called to order the April 25, 2017 public hearing requesting a text amendment initiated by City Staff to the Wheaton Zoning Ordinance, I-1 Institutional District (Article 14). Notices were mailed to all current I-1 property owners to make them aware of the proposed text amendment. Director Kozik stated that the proposed text amendment maintains the current I-1 zoning classification for the Loretto Convent property and the College Master Plan area and creates a new institutional zoning district classification (the I-2 Institutional zoning district) for the other properties in the City that are presently zoned I- 1, but contain no single-family residential uses. A map of these properties was provided to the Board. Director Kozik stated that this proposal would not create any nonconformities with any existing single-family uses. The proposal would also necessitate a future rezoning if an existing nonresidential I-1 property wishes to redevelop with a use other than an institutional use so the character of what is being proposed would be reviewed during the rezoning process. Robert Schlaf, 335 Ventura Club Drive, Roselle was sworn in. Mr. Schlaf stated that he owns a vacant property on the east side of Creekside Drive just south of Spring Green Drive. He questioned what potential development options he would have for this property if the text amendment was approved and his property was rezoned to the I-2 Institutional District. Director Kozik stated that he was not familiar with Mr. Schlaf’s property and that he would research it for the next meeting. Mr. Almiron stated that he would have preferred to see this text amendment proposal before the Pulte subdivision application. Mr. Plunkett commended staff on drafting the text amendment so quickly after the Pulte subdivision application. Mr. Plunkett moved and then Mr. Gudmundson seconded the motion to continue the public hearing until May 9, 2017 to provide additional time for public comment and to give Staff time to clarify the potential development options for Mr. Schlaf’s vacant property on the east side of Creekside Drive just south of Spring Green Drive. VI. MISCELLANEOUS There was none. VII. ADJOURNMENT Mr. Plunkett moved and then Mr. Gudmundson seconded the motion to adjourn the meeting at 9:15 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner