Planning & Zoning Board

August 13, 2024 Wheaton Planning and Zoning Board I. Call To Order and Roll Call Vote Chair Aranas called the Tuesday, August 13, 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 Bob Gudmundson Cecilia Horejs Mark Plunkett Dan Wanzung Absent: None City Staff Present: Tracy Jones, Staff Planner Jim Kozik, Director of Planning and Economic Development Consultant Present: Jake Seid, Sightline II. Approval of Minutes - July 23, 2024 The minutes were approved as presented. III. Public Comment There was none. IV. New Business ZA #24-11/ Text Amendment & Rezoning/ Article 31/ Roosevelt Road Pursuant to notice duly published on July 16, 2024, and letters mailed to neighboring property owners on July 14, 2024, Chair Aranas called to order the August 13, 2024 public hearing requesting a text amendment and rezoning public hearing of certain property within the City of Wheaton pertaining to the creation of a Roosevelt Road Zoning District as recommended by Option1 of the Roosevelt Road Corridor Plan. Existing buildings and uses would be grandfathered. The proposed new zoning districts would create new use categories as well as updated bulk, design standards, setback, landscaping and parking requirements. A letter from Cathie and Marty Kolinski, 616 W. Park Avenue, Wheaton was received and incorporated into the record.  Wheaton Planning and Zoning Board August 13, 2024 Page 2 of 5 Director Kozik welcomed everyone to the text amendment and rezoning public hearing to incorporate the zoning objectives contained in the Roosevelt Road Corridor Plan into the Zoning Ordinance. In 2018, Director Kozik stated that the city retained the team of Camiros, Ltd. and Valerie Kretchmer and Associates to study and prepare a Comprehensive Plan/ Market Study/Zoning Ordinance Update for a nearly two-mile-long section of the Roosevelt Road Corridor, extending from the Illinois Prairie Path – Aurora Branch on the west to the Wheaton/Glen Ellyn border on the east. The primary product of this study effort was the Roosevelt Road Corridor Plan, which is intended to guide future land use decisions along the corridor. The Mayor and City Council approved this plan in August 2022, as an amendment to Wheaton’s 1999 Comprehensive Plan. Director Kozik stated that the plan identified two possible implementation strategies, the first being the creation of a Roosevelt Road corridor zoning district (Option 1) and the second being a series of targeted amendments to the current zoning districts along the corridor (Option 2). The City Council decided to pursue the creation of a Roosevelt Road corridor zoning district (Option 1). In the summer of 2023, Director Kozik stated that the city initiated an RFP process seeking qualified firms or individuals to submit written proposals to update the Zoning Ordinance to implement the zoning objectives within the Roosevelt Road Corridor Plan. The anticipated scope of services included the creation of a Roosevelt Road Corridor Zoning District, as recommended by Option 1 within the Roosevelt Road Corridor Plan. Following a staff review of the RFP responses, the city selected Sightline Planning and Zoning, a firm whose recent work included Zoning Ordinance updates for Oswego, Montgomery, Bensenville, Park Forest and Berwyn to prepare the Roosevelt Road Zoning Update. Director Kozik stated that using the Roosevelt Road Corridor Plan and meetings with staff as a guide, Sightline has prepared a Roosevelt Road Zoning Ordinance amendment. The draft amendment proposes a new Article XXXI to the Zoning Ordinance which creates a base district, and four subdistricts as recommended by the plan. Director Kozik stated that the four subdistricts are built off the four sectors outlined in the Corridor Plan with zoning standards tailored to the development intensity of each subdistrict. For example, subdistrict R-R-1, from the western boundary to Hale Street, would include lower intensity uses, such as limited service uses and lower- density residential development. In contrast, subdistrict R-R-4, from the City’s eastern boundary to Blanchard Street, would include higher intensity uses, such as auto-oriented retail and service uses and higher-density residential development. He then introduced Jacob Seid with Sightline to present an overview of the proposed ordinance. Mr. Seid introduced himself and stated that he was the Founding Principal of Sightline Planning and Zoning. Mr. Seid stated that the purpose of his presentation tonight was to provide a summary of the proposed Roosevelt Road Corridor Zoning Ordinance. He added that in his presentation he would summarize the Roosevelt Road Corridor Plan, which is the foundation for this project. Then, he stated that he would provide an overview of the proposed ordinance itself. Mr. Seid stated that the city adopted a plan that sets the vision for the area and this ordinance will help implement that plan. The basis of the Roosevelt Road Ordinance is the future land use plan, which outlines four major zoning objectives. First, reconsider the mix of uses (what uses should be allowed as a permitted use, and what uses should be allowed as a special use). Second, flexibility for shallow and narrow lots (standards for setbacks, building height, and landscape buffers). Third, provide baseline design requirements. Fourth, re-  Wheaton Planning and Zoning Board August 13, 2024 Page 3 of 5 evaluate minimum parking requirements. Finally, accommodate various housing options (explore maintenance and enhancement of housing options for a broad range of residents). Mr. Seid stated that in terms of residential uses, less intense uses tend to be in the western portion of the corridor, the RR1 and RR2 subdistricts. More intense uses tend to be in the eastern portion of the corridor, the RR3 and RR4 subdistricts. In terms of nonresidential uses, again, less intense uses tend to be in the western portion of the corridor, the RR1 and RR2 subdistricts. More intense uses tend to be in the eastern portion of the corridor, the RR3 and RR4 subdistricts. We have included a targeted list of commercial and office uses. Mr. Seid stated that uses that tend to have a smaller footprint and fewer impacts on surrounding properties are usually allowed as permitted uses. For example, barber shops, hair stylists, dentists, interior decorators, and opticians. These types of uses would be appropriate in all the subdistricts. Uses that tend to have a larger footprint and greater impacts on surrounding properties are usually allowed on larger lots and/or as special uses. For example, auto parts stores, convenience stores, drug stores, and restaurants. These types of uses would be more appropriate in the RR3 or RR4 subdistricts. Mr. Seid stated that the Corridor Plan specified requirements for building height, front yard, and rear yard. The other bulk and yard regulations were developed based on the characteristics of the existing zoning designations using GIS on a parcel-by-parcel basis. The bulk requirements provide standards for minimum lot area, minimum lot width, maximum building height, and maximum impervious coverage. The yard requirements pertain to the distance between the lot line and a principal structure for front, corner side, interior side, and rear yards. Mr. Seid stated that the RR1 and RR4 have a minimum front yard of 15 ft and 25 ft respectively, as discussed in the Corridor Plan. The RR2 and RR3 have a build to zone from 0 to 20 ft, as discussed in the Plan. The goal of a build to zone is to ensure that all new development comes to a consistent location from the front lot line. This will give new development more visual consistency as new development is constructed in the years to come. Mr. Seid stated that each subdistrict also has two different side yards, and two different rear yards depending on whether it abuts residential or non-residential property. For example, in the RR1 District, the side yard abutting non-residential property is 10 ft. But it’s 15 ft abutting residential property. Similarly, in the RR1 District, the rear yard abutting non-residential property is 20 ft. But it’s 30 ft abutting residential property. This provides extra room for landscape buffering that is proposed to be added to Section 6.8.3 of the Landscape regulations. For Article VI - Landscape Requirements, Mr. Seid stated that new regulations pertaining to parking lot perimeter landscaping and buffer yards have been added in the Roosevelt Road Corridor. These standards were based on recommendations in the Corridor Plan. They will help to soften the impact of new development along Roosevelt Road that might be adjacent to residential development. For Article XXIII - Off-Street Parking and Loading, Mr. Seid stated that the minimum parking requirements for specific uses have been reduced in the Roosevelt Road Corridor. The goal is to find a balance between land for the building and the parking that serves the building. Our anchor point from the Corridor Plan was a 15 percent reduction from the minimum parking requirements in the existing Zoning Ordinance. Carlene Hamrin, 708 S. Wheaton Avenue, Wheaton was sworn in. Ms. Hamrin stated that she owns a single- family residence at 708 S. Wheaton Avenue in the proposed R-R-1 sector. She questioned whether here property would be considered a permitted use. She further questioned what other uses could be permitted adjacent to her property.  Wheaton Planning and Zoning Board August 13, 2024 Page 4 of 5 Director Kozik stated that her single-family residence would be considered a permitted use in the R-R-1 sector. He further stated that the other permitted and special uses listed for this sector could be permitted adjacent to her home. He recommended that she review this list. Mary Vance, 124 E. Elm Street, Wheaton was sworn in. Ms. Vance stated that she was generally supportive of the proposed text amendment and rezoning but she felt the proposed landscape screening requirements for the district were lacking. Jim Crispin, 604 E. Evergreen Street, Wheaton was sworn in. Mr. Crispin stated that he was supportive of the of the text amendment and rezoning. He suggested that a map be developed that shows the small vs. large lots in the corridor. He added that he would prefer that no tobacco/ pipe shops or additional fast-food restaurants are allowed in the R-R-2 or R-R-3 sectors. Mike Andrews, 317 S. Hale Street, Wheaton was sworn in. Mr. Andrews stated that he was generally supportive of the text amendment and rezoning. He suggested establishing an Architectural Review Board for the Roosevelt Road Corridor to ensure a unique look for the section of Roosevelt Road. Carol Gallagher, 2017 Hallmark Court, Wheaton was sworn in. Ms. Gallagher stated that her mother owns a property on Roosevelt Road, and they are supportive of the proposed text amendment and rezoning. Elizabeth Hain, 724 Warrenville Road, Wheaton was sworn in. Ms. Hain stated that she participated in the Roosevelt Road corridor study public hearings. She added that the changes that the city made to the original plan were good and she is generally supportive of the text amendment and rezoning. Jennifer Shelan, 911 W. Roosevelt Road, Wheaton was sworn in. Ms. Shelan stated that she would like to see more sidewalks on Roosevelt Road to improve walkability and safety. Director Kozik stated that the city received grant money and has started installing sidewalks on the south side of Roosevelt Road just west of the Roosevelt Road corridor study area. The Board discussed the application in detail and requested that the consultant make changes to the following sections of the proposed language: Multi-family dwellings (permitted vs. special use designation), facade design, window design, landscape requirements, and off-street parking and loading. The Board also requested that a definition of a strip-style shopping center be added to the proposed language. Mr. Gudmunson moved and then Mr. Derrick seconded the motion to continue the public hearing until Tuesday, August 27, 2024. On a voice vote, all voted aye. V. Miscellaneous There was none. VI. Adjournment Mr. Dabovich moved and then Mr. Derrick seconded the motion to adjourn the meeting at 9:16 p.m. On a voice vote, all voted aye.  Wheaton Planning and Zoning Board August 13, 2024 Page 5 of 5 Respectfully submitted, Tracy L. Jones, AICP Staff Planner