Planning & Zoning Board

December 10, 2024 Wheaton Planning and Zoning Board I. Call To Order and Roll Call Vote Chair Aranas called the Tuesday, December 10, 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 Chris Derrick Cecilia Horejs Mark Plunkett Absent: Bob Gudmundson Dan Wanzung City Staff Present: Tracy Jones, Staff Planner Joe Tebrugge, Director of Engineering II. Approval of Minutes – October 22, 2024 The minutes were approved as presented. III. Public Comment There was none. IV. New Business ZA #24-14/ Special Use Permit Amendment/ 900 E. Geneva Road/ Islamic Center of Wheaton Pursuant to notice duly published on November 21, 2024, and letters mailed to neighboring property owners on November 19, 2024, Chair Aranas called to order the December 10, 2024, public hearing requesting a special use permit amendment to allow the construction and use of a row of additional parking spaces on the east side of the existing parking lot, a right-in right-out drive connection to Geneva Road, and a driveway interconnection with the property to the west, all on property commonly known as 900 E. Geneva Road. Lisa Cassaidy, 7325 Janes Avenue, Woodridge was sworn in. Ms. Cassaidy stated that she was the engineer working on the project. She added that the special use permit amendment proposes the construction and use of a row of additional parking spaces on the east side of the existing parking lot. The row of new parking spaces would be 90-degree spaces and would replace an existing row of parallel parking spaces. The additional parking spaces are needed primarily on religious holidays. The site currently has 225 parking spaces. With the expansion, the site would have 240 parking spaces. This would result in a net increase of 15 parking spaces. A parking lot landscaping setback of 29.8 feet is proposed off President Street, which meets code.  Wheaton Planning and Zoning Board December 10, 2024 Page 2 of 4 Ms. Cassaidy stated that the right-in right-out drive connection to Geneva Road is proposed at the northwest corner of the property to improve traffic flow and reduce traffic congestion on President Street. This location is as far away from the Geneva Road and President Street intersection as possible. Approval of this drive connection is required from DuPage County since Geneva Road is under their jurisdiction. Ms. Cassaidy stated that the driveway interconnection with the property to the west is proposed at the southwest corner of the existing parking lot to provide overflow parking options for both properties on religious holidays. The driveway interconnection would only be used during special events. When not needed, it would be gated off. Ms. Cassaidy stated that the landscape plan proposes to use a mix of evergreen trees, deciduous trees, and shrubs along the eastern edge of the parking lot to screen the new parking spaces and along the southern edge of the existing detention area to replace a portion of the existing Arborite hedge that would need to be removed. An expansion of the existing detention basin is required to compensate for the additional site improvements. The applicant plans to minimize the removal of the existing Arborite hedge as much as possible. Mr. Derrick questioned the existence of a cross-access agreement for maintenance. He further questioned whether the existing detached garage would be removed. Mohammad Hassan, 900 E. Geneva Road, Wheaton was sworn in. Mr. Hassan stated that he was representing the Islamic Center. He confirmed that there would be a cross-access agreement for maintenance and that the detached garage would be removed. Mr. Dabovich moved and then Mr. Derrick seconded the motion to close the public hearing. On a voice vote, all voted aye. Mr. Plunkett moved and then Mr. Derrick seconded the motion to waive their regular rules and vote tonight. Mr. Plunkett moved and then Mr. Derrick seconded the motion to recommend approval of ZA # 24-14 requesting a special use permit amendment to allow the construction and use of a row of additional parking spaces on the east side of the existing parking lot, a right-in right-out drive connection to Geneva Road, and a driveway interconnection with the property to the west, all on property commonly known as 900 E. Geneva Road, subject to the following conditions: 1. A watermain easement shall be provided (the City has already generated the Plat of Easement and has provided it to the Islamic Center). 2. The preliminary engineering plan shall be subject to further staff review prior to the issuance of a site development permit. Roll Call Vote Ayes: Nicole Aranas Chris Dabovich Chris Derrick Cecilia Horejs Mark Plunkett Nays: None  Wheaton Planning and Zoning Board December 10, 2024 Page 3 of 4 Absent: Bob Gudmundson Dan Wanzung Motion Passed Unanimously ZA #24-16/ FAR Variation/ 521 E. Oak Avenue/ Design First Builders LLC Pursuant to notice duly published on November 21, 2024, and letters mailed to neighboring property owners on November 19, 2024, Chair Aranas called to order the December 10, 2024 public hearing requesting a Floor Area Ratio (FAR) Variation to Article 5.7.B(3).7 of the Wheaton Zoning Ordinance to allow the construction and use of a second-floor addition above an existing attached garage which would increase the homes FAR to 44.1% in lieu of the 40% limit, all on property commonly known as 521 E. Oak Avenue. Gianna Campo, 120 W. Prairie Avenue, Wheaton was sworn in. Ms. Campo stated that she was the architect working on this project. She stated that the subject property is located on the north side of Oak Avenue between Irving and Santa Rosa Avenues. The property is 52.0 feet wide, 165.0 feet deep, and 8,596 square feet in lot size and is improved with an existing two-story residence and an attached garage. The existing residence is 3,176 square feet with an FAR of 36.9%. Ms. Campo stated that Article 9.2.7 of the Wheaton Zoning Ordinance limits the FAR to 40%. However, Article 5.7.B(3).7 of the Wheaton Zoning Ordinance allows FAR Variations to 45% for additions to single-family residences constructed prior to October 1989. The subject property received its certificate of occupancy in February 1989. Ms. Campo stated that in the past 18 years, the city has approved three FAR Variations for the following single- family residences: 1116 N. West Street (approved an FAR of 44.4%); 213 E. Wakeman Avenue (approved an FAR of 41.9%); and 324 W. Prairie Avenue (approved an FAR of 42.2%). Ms. Campo stated that her client is requesting a variation to Article 5.7.B(3).7 of the Wheaton Zoning Ordinance to allow the construction and use of a second-floor addition above an existing attached garage which would increase the homes FAR to 44.1% in lieu of the 40% limit. The variation would allow the construction of an additional bedroom and bathroom, totaling 619 square feet, and would provide much needed space for the family of six. The proposed addition meets the required west side yard setback of 7.28 feet and the required rear yard setback of 25.0 feet. Ms. Campo addressed the ten variation evidence questions as required by the Wheaton Zoning Ordinance. She stated that the proposed variation would not negatively impact the neighboring property owners. Mr. Plunkett moved and then Ms. Horejs seconded the motion to close the public hearing. On a voice vote, all voted aye. Ms. Horejs moved and then Mr. Derrick seconded the motion to waive their regular rules and vote tonight. Ms. Horejs moved and then Mr. Dabovich seconded the motion to recommend approval of ZA # 24-16 requesting a FAR Variation to Article 5.7.B(3).7 of the Wheaton Zoning Ordinance to allow the construction and use of a second-floor addition above an existing attached garage which would increase the homes FAR to 44.1% in lieu of the 40% limit as presented.  Wheaton Planning and Zoning Board December 10, 2024 Page 4 of 4 Roll Call Vote Ayes: Nicole Aranas Chris Dabovich Chris Derrick Cecilia Horejs Mark Plunkett Nays: None Absent: Bob Gudmundson Dan Wanzung Motion Passed Unanimously V. Miscellaneous There was none. VI. Adjournment Ms. Horejs moved and then Mr. Dabovich seconded the motion to adjourn the meeting at 7:30p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, AICP Staff Planner