Planning & Zoning Board

October 22, 2024 Wheaton Planning and Zoning Board I. Call To Order and Roll Call Vote Chair Aranas called the Tuesday, October 22, 2024, Wheaton Planning and Zoning Board meeting to order at 7:00 p.m. in-person and via zoom. Upon roll call, the following were: Roll Call Vote Present: Nicole Aranas Chris Dabovich Bob Gudmundson Dan Wanzung Absent: Chris Derrick Cecilia Horejs Mark Plunkett City Staff Present: Tracy Jones, Staff Planner Joe Tebrugge, Director of Engineering II. Approval of Minutes - September 24, 2024 The minutes were approved as presented. III. Public Comment There was none. IV. New Business ZA #24-13/ Rezoning & PUD/ 100 W. Roosevelt Road/ Islander LLC Pursuant to notice duly published on October 3, 2024, and letters mailed to neighboring property owners on October 2, 2024, Chair Aranas called to order the October 22, 2024 public hearing requesting a rezoning of the property located at 100 W. Roosevelt Road to the R-5 Residential District with a special use permit for a planned unit development to allow the two existing office buildings to be converted into rental apartments. The development is proposed to contain twelve, 1 bed/ 1 bath units and ten, 2 bed/ 2 bath units, totaling 22 units, and 38 surface parking spaces. In consequence of the special use permit for a planned unit development, the following exceptions to the Wheaton Zoning Ordinance are being requested: 1. Per Article 11.2.2c - A lot size of 2,915 square feet per unit in lieu of the permitted 3,000 square feet per unit (i.e. 22 units in lieu of the permitted 21 units). 2. Per Article 2, Usable Open Space Definition - Open space (contiguous to and provided for private usage of the individual dwelling units) of 0.0 square feet in lieu of the required 70.0 square feet.  Wheaton Planning and Zoning Board October 22, 2024 Page 2 of 4 3. Per Article 6.6.2b.1a - A western parking lot perimeter landscape setback of 10.0 feet in lieu of the required 15.0 feet. 4. Per Article 22.5.13 - Parking of 38 spaces in lieu of the required 50 spaces. Mike Mallon, 105 Christina Circle, Wheaton was sworn in. Mr. Mallon stated that he was the planning consultant working on the project. He stated that the subject property is located at the southwest corner of Roosevelt Road and Main Street. The property is 64,143 square feet (1.47 acres) in size and is currently zoned O-R Office Research District. The property is improved with two office buildings and 80 on-site parking spaces. While both office buildings are located outside of the floodplain, most of the existing on-site parking spaces are in the floodplain. Mr. Mallon stated that a similar zoning request was submitted for the subject property in 2023. However, the previous zoning request was ultimately denied by the City Council in part due to the use of non-traditional floor plans (with four bedrooms and limited living space) and a surplus of on-site parking spaces that the developer was unwilling to eliminate. Mr. Mallon stated that the existing office buildings are two stories with a red brick facade. Each building would be converted into a mix of 1 bed/1 bath and 2 bed/ 2 bath apartments. The applicant has provided floor plans for each floor of the two buildings. There is a total of twelve, 1 bed/ 1 bath apartments proposed that would range between 630 and 723 square feet. There is also a total of ten, 2 bed/2 bath apartments proposed that would range between 1,258 and 1,362 square feet. The applicant had a market study completed, which is attached, that supports the size, and the number of units proposed. Mr. Mallon stated that his client is requesting a small density exception as part of the zoning request. The R-5 District requires 3,000 square feet of lot size per one- or two-bedroom dwelling unit. With a lot size of 64,143 square feet and twenty-two units, the applicant is proposing a lot size of 2,915 square feet per dwelling unit in lieu of the required 3,000 square feet per dwelling unit (i.e. 22 units in lieu of the permitted 21 units). Mr. Mallon stated that his client is further requesting two landscape exceptions as part of the zoning request. To accommodate the footprint of the existing parking lot, a western parking lot perimeter landscape setback of 10.0 feet in lieu of the required 15.0 feet is proposed. To accommodate the footprint of the existing buildings, an open space of 0.0 square feet in lieu of the required 70.0 square feet is also proposed. While the design of the existing building is not conducive to the addition of open space adjacent to the individual dwelling units such as a balcony, the applicant is planning to make better use of the raised walkway on the west side of the existing buildings. The applicant is further proposing to install a dumpster enclosure, patio/ grilling area, and a bike rack along the west property line. Mr. Mallon stated that his client is further requesting a parking variation exception as part of the zoning request. The development is proposed to contain a total of 22 units with 38 parking spaces, which results in a parking ratio of 1.73 parking spaces per dwelling unit. The Zoning Ordinance requires 2.25 parking spaces per dwelling unit or 61 parking spaces. However, as part of the draft Roosevelt Road text amendment language, a zoning amendment is proposed to reduce the parking ratio to 1.75 parking spaces per dwelling unit which would only require 39 parking spaces for the development. The applicant had a traffic/ parking study completed, which is attached, that supports the number of parking spaces. Mr. Mallon addressed the special use and the public benefit standards as required by the Wheaton Zoning Ordinance. He stated that the zoning request would not be detrimental to the public health, safety, morals, comfort, convenience, or general welfare of the neighboring property owners.  Wheaton Planning and Zoning Board October 22, 2024 Page 3 of 4 Mr. Gudmunson questioned whether there were plans to mill and overlay the parking lot. Mr. Wanzung questioned whether a fence was planned for the detention basin. Bill Perry, 1316 Bond Street, Suite 108, Naperville was sworn in. Mr. Perry stated that he was the engineer working on the project. Mr. Perry stated that they plan to mill and overlay the parking lot. He added that they would add a fence to the detention basin if needed for safety. Trung Vu, 119 W. Park Avenue, Wheaton was sworn in. Mr. Vu stated that he owns the adjacent single-family home on Park Avenue. He questioned where they would pile snow. He requested that a taller fence be installed along the west property line and that the dumpster enclosure and patio/ grilling area be moved further north to give him more of a buffer. Mr. Mallon stated that the snow would be piled in the proposed landscape area to the south, and not along the west property line. The Board discussed requiring a taller fence along the west property line adjacent to the existing residence at 119 W. Park. The Board further discussed requiring the dumpster enclosure and patio/ grilling area be moved further north to create a buffer from the adjacent single-family use at 119 W. Park Avenue. Claudia Freed, 100 W. Roosevelt Road, Wheaton was sworn in. Ms. Freed stated that she was an existing tenant and that she would have to relocate if the development is approved. However, she further stated that she supports the rezoning of the property to the R-5 Residential District with a special use permit for a planned unit development to allow the two existing office buildings to be converted into rental apartments. Mr. Dabovich moved and then Mr. Wanzung seconded the motion to close the public hearing. On a voice vote, all voted aye. Mr. Wanzung moved and then Mr. Gudmundson seconded the motion to waive their regular rules and vote tonight. Mr. Dabovich moved and then Mr. Gudmundson seconded the motion to recommend approval of ZA # 24-13, requesting a rezoning of the property located at 100 W. Roosevelt Road to the R-5 Residential District with a special use permit for a planned unit development to allow the two existing office buildings to be converted into rental apartments, subject to the following conditions: 1. The applicant shall install HVAC screening, subject to the approval of the Director of Planning and Economic Development. 2. The preliminary engineering plan shall be subject to further staff review prior to the issuance of a site development permit. 3. The proposed privacy fence along the west property line adjacent to the existing residence at 119 W. Park Avenue shall be 8 feet tall; the remainder of the privacy fence adjacent to the existing office use at 106 W. Roosvelt Road shall be six feet tall. 4. The proposed dumpster enclosure and patio/ grilling area along the west property line shall be moved further north to create a buffer from the adjacent single-family use at 119 W. Park Avenue.  Wheaton Planning and Zoning Board October 22, 2024 Page 4 of 4 Roll Call Vote Ayes: Nicole Aranas Chris Dabovich Bob Gudmundson Dan Wanzung Nays: None Absent: Chris Derrick Cecilia Horejs Mark Plunkett Motion Passed Unanimously V. Miscellaneous There was none. VI. Adjournment Mr. Wanzung moved and then Mr. Dabovich seconded the motion to adjourn the meeting at 8:09 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, AICP Staff Planner