Planning & Zoning Board

February 25, 2025 Wheaton Planning and Zoning Board I. Call To Order and Roll Call Vote Chair Aranas called the Tuesday, February 25, 2025, 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 Joe Tebrugge, Director of Engineering II. Approval of Minutes - December 10, 2024 The minutes were approved as presented. III. Public Comment There was none. IV. New Business ZA #25-03/ Subdivision & Variations/ 1106 North Path/ Mc Master Pursuant to notice duly published on February 6, 2025, and letters mailed to neighboring property owners on February 4, 2025, Chair Aranas called to order the February 25, 2025, public hearing requesting the subdivision of the property located at 1106 North Path into two single-family lots. The property is zoned R-4 Residential. Emails from David/ Tess Bradley and Matt/ Rosemarie Freeman were received and incorporated into the record. Tracy Kasson was sworn in. Mr. Kasson stated that he was the attorney working on the project. He stated that the subject property is located on the south side of North Path between President Street and Stoddard Avenue. The existing lot is 26,135.0 square feet in area, 200.0 feet wide, and 130.77 feet deep. The lot is zoned R-4 Residential and is improved with an existing house on the eastern portion of the property that would remain. Mr. Kasson stated that the zoning requirements for an R-4 zoned lot are as follows: Minimum lot size of 7,260.0 square feet, minimum lot width of 60.0 feet, and minimum lot depth of 132.0 feet. Excluding the subject property, the existing lots fronting on the south side of North Path (between President Street and Stoddard Avenue) have lot widths ranging between 51.0 and 96.0 feet. All these lots are improved with single- family homes. Rich Steinbrecher was sworn in. Mr. Steinbrecher stated that he was the engineer/ surveyor working on the project. He stated that his client is requesting the subdivision of the property located at 1106 North Path into two single-family lots. Proposed Lot 1 would be 85.0 feet wide, 130.77 feet deep, and 11,107.0 square feet in lot area. Building plans for a one-story residence were submitted for Lot 1. However, a two-story residence could be constructed as well. Proposed Lot 2 would be 115.0 feet wide, 130.77 feet deep, and 15,028 square feet in lot area. The existing residence would remain on Lot 2 and would be fully complaint with the bulk regulations contained in Article 10.2 of the Wheaton Zoning Ordinance. Mr. Steinbrecher stated that his client is further requesting variations to Article 10.2.8 of the Wheaton Zoning Ordinance to allow lot depths for both proposed Lot 1 and 2 of 130.77 feet in lieu of the required 132.0 feet. This is an existing condition and the alley behind the property has already been vacated, so there is no way of making the lots deeper. Glen McMaster was sworn in. Mr. McMaster stated that he was the builder working on the project. He stated that he understands the existing drainage issues on the property, and he will meet all the code requirements when constructing the new house. Matt and Rosemary Freeman, 1022 North Path, Wheaton were sworn in. Mr. and Mrs. Freeman stated that they are the neighbors to the west and they are concerned about drainage. Tess Bradley, 714 Stoddard Avenue, Wheaton was sworn in. Ms. Bradley stated that she is the neighbor to the east and she is concerned about drainage and standing water. Thad Kielch, 1016 North Path, Wheaton was sworn in. Mr. Kielch stated that he is the neighbor to the north and he is concerned about drainage. Mr. Dabovich moved and then Mr. Gudmundson seconded the motion to close the public hearing. On a voice vote, all voted aye. Mr. Wanzung moved and then Ms. Horejs seconded the motion to waive their regular rules and vote tonight. Mr. Wanzung moved and then Mr. Derrick seconded the motion to recommend approval of ZA # 25-03 requesting a subdivision and variation request, all on property commonly known as 1106 North Path, subject to the following seven conditions: 1. The required surface water statement shall be added to the Plat of Subdivision before the request goes to the City Council; 2. The subdivision requirement to install street lighting shall be waived as a single controller with one or two lights is not efficient for maintenance and would not fit into the surrounding neighborhood improvements; 3. The subdivision requirement to install a sidewalk shall be waived in favor of a sidewalk donation from the new property; 4. The subdivision requirement to install the water connection and buffalo box as a part of the subdivision shall be waived, with the water service constructed as part of the new home construction; 5. The subdivision requirement to install the sanitary connection and service stub as a part of the subdivision shall be waived, with the sanitary service constructed as part of the new home construction; 6. The maximum private storm sewer service allowed shall be 4” and a sewer service to the existing home must be shown on the proposed subdivision plan to meet City Code Sec 62-262; and 7. A drywell shall be installed on Lot 1 per the requirements of the DuPage County Stormwater Ordinance. Roll Call Vote Ayes: Nicole Aranas Chris Dabovich Chris Derrick Bob Gudmundson Cecilia Horejs Mark Plunkett Dan Wanzung Nays: None Absent: None Motion Passed Unanimously ZA #25-04 / Special Use and Variation/ 1815 N. Main Street/ Popeyes Pursuant to notice duly published on February 6, 2025, and letters mailed to neighboring property owners on February 4, 2025, Chair Aranas called to order the February 25, 2025 public hearing requesting a special use permit pursuant to Article 18.3 of the Wheaton Zoning Ordinance to allow the construction and use of a 1,580 square foot commercial building for a fast food and drive-through restaurant at 1815 N. Main Street. The restaurant would offer drive-through and delivery pickup only; no indoor seating is planned. The property is currently vacant and zoned C-3 General Commercial District. Don Dixon was sworn in. Mr. Dixon stated that he was the engineer working on the project. He stated that his client is requesting approval to allow the construction and use of a 1,580-square-foot commercial building for a fast food and drive-through restaurant at 1815 N. Main Street, with 6 on-site parking spaces. The restaurant would offer drive-through and delivery pickup only; no indoor seating is planned. The drive-through would operate in a counterclockwise direction around the perimeter of the building with stacking for seven vehicles. The proposed site plan and building is fully compliant with the setback and bulk regulations contained in Article 18.5 of the Wheaton Zoning Ordinance. Mr. Dixon stated that since the Zoning Ordinance does not have a parking requirement for this type of restaurant use. It should be noted, however, that the project does meet the “All Business and Commercial Establishments Except Those Heretofore Specified” requirement of 2.75 spaces per 1,000 square feet. Chair Aranas questioned the adequacy of parking during shift change. Akeel Ramzanali was sworn in. Mr. Ramzanali stated that he was the owner/ operator for the project. He stated that the number of parking spaces would be adequate during shift change since many of his employees walk or get rides to work. Mr. Plunkett questioned whether an ADA parking space would be required. Mr. Dixon stated that he wasn’t sure but that he would check with the state. Thomas Scesniak was sworn in. Mr. Scesniak stated that he was the architect working on the project. He stated that the 1,580 square foot commercial building is proposed with an orange fluted EIFS band (Benjamin Moore, Tangerine Melt) at the top of the building, which is larger than just the cornice. Article 18.4D of the Wheaton Zoning Ordinance requires all exterior walls of non-residential buildings constructed in this zoning district to be constructed of one hundred percent masonry materials, exclusive of windows, doors, roofs, cornices, or awnings. Mr. Scesniak stated that the remainder of the building is proposed with an orange masonry veneer (also Benjamin Moore, Tangerine Melt) on the body of the building, black anodized aluminum storefront system, and a green open body aluminum canopy. He added that the proposed parapet wall is designed to screen the rooftop mechanical units as required by Article 3.4C.2 of the Wheaton Zoning Ordinance. Mr. Scesniak stated that white internally illuminated wall signage is proposed on the west building elevation facing Main Street. In addition, white wall graphics are proposed on the north and south building elevations, which exceed the wall signage limit of 1.5 square feet per linear foot of frontage. The applicant is further requesting an 8-foot-tall monument sign at the northwest corner of the site. Per Article 23 of the Zoning Ordinance, monument signs are limited to 7 feet in height. The Board questioned whether the size of the wall signage and the height of the monument sign can be reduced to meet code. Mr. Scesniak stated that both the size of the wall signage and the height of the monument sign can be reduced to meet code. The Board questioned whether the EIFS Band could be omitted from the building to meet code. Mr. Scesniak stated that the EIFS band could be omitted from the plan. Mike Kipp, 2015 N. Main Street, Wheaton was sworn in. Mr. Kipp stated that he was representing the Wheaton Eye Clinic. He questioned the proposed elevation of the subject property compared to their existing parking lot to the north. Mr. Dixon stated that it would be 3-4 higher than the existing grade. The Board discussed the application in detail and requested revised plans/ additional information on the following seven items: EIFS, Parking/ ADA, Wall Signage, Monument Signage, Lighting, Finish on Exposed Concrete Wall, and Snow Removal. Mr. Gudmunson moved and then Mr. Derrick seconded the motion to continue the public hearing until Tuesday, March 11, 2025. On a voice vote, all voted aye. V. Miscellaneous There was none. VI. Adjournment Mr. Wanzung moved and then Mr. Plunkett seconded the motion to adjourn the meeting at 10:44 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, AICP Staff Planner Approved by, Nicole Aranas Chair