Planning & Zoning Board

March 11, 2025 Wheaton Planning and Zoning Board I. Call To Order and Roll Call Vote Chair Aranas called the Tuesday, March 11, 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 Bob Gudmundson Mark Plunkett Dan Wanzung Absent: Chris Derrick Cecilia Horejs City Staff Present: Tracy Jones, Staff Planner Joe Tebrugge, Director of Engineering II. Approval of Minutes - February 25, 2025 The minutes were approved as presented. III. Public Comment There was none. IV. Old Business ZA #25-04 / Special Use and Variation/ 1815 N. Main Street/ Popeyes Chair Aranas reconvened the public hearing on Tuesday, March 11, 2025. She stated that following a presentation by the applicant and questions and comments from the Planning and Zoning Board, the February 25, 2025 public hearing was continued to give the applicant time to provide 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, which the zoning applicant has recently submitted. Mr. Dixon stated that the trash enclosure was relocated to the southeast corner of the property. Then one ADA and one regular parking space were added to the site plan. He stated that double swing gates were added to the east side of the drive aisle to accommodate snow disposal. Mr. Scesniak stated that the EIFS band was removed from the building. He stated that the height of the monument sign and the size of the wall sign were both reduced to meet code. He provided samples of the finish on the exposed concrete wall. Staff Planner Jones stated that a photometrics plan was provided but it does not meet code. Mr. Plunkett expressed concern about the proposed development’s impact on the adjacent property owners to the north. Mr. Gudmundson 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. Plunkett seconded the motion to recommend the approval of ZA # 25-04, 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, subject to the following conditions: 1. The photometrics plan shall be revised to meet code; 2. All floodplain and wetland permitting shall be authorized by DuPage County as the City of Wheaton is a partial waiver community; 3. The underground compensatory storage facility shall be constructed with proper foundations and structural engineering calculations to ensure that the proposed underground structure is able to be built on these soils; and 4. 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 Bob Gudmundson Dan Wanzung Nays: Mark Plunkett Absent: Chris Derrick Cecilia Horejs Motion Passed V. New Business ZA #25-05/ PUD Amendment/ 811 E. Butterfield Road/ Wheaton Retail Wheaton IL LLC Pursuant to notice duly published on February 13, 2025, and letters mailed to neighboring property owners on February 11, 2025, Chair Aranas called to order the March 11, 2025, public hearing requesting a PUD Amendment for a special use permit pursuant to Article 20.3 of the Wheaton Zoning Ordinance to allow the construction and use of a drive-through service lane for a future restaurant user at 811 E. Butterfield Road, Suite 101. The end user has not been identified yet. To accommodate the drive-through, the total number of on-site parking spaces would be reduced from 192 to 166 spaces. Matthew Poindexter was sworn in. Mr. Poindexter stated that he was the engineer working on the project. He stated that the subject property is located on the north side of Butterfield Road between East Loop Road and Briarbrook Drive. The property is approximately 4.13 acres and is improved with two multi-tenant commercial buildings and a total of 192 parking spaces that was approved as a PUD. The first commercial building, located at 801 E. Butterfield Road, is 9,920 square feet and the second commercial building, located at 811 E. Butterfield Road, is 13,438 square feet. Mr. Poindexter stated that his client is requesting a PUD Amendment for a special use permit pursuant to Article 20.3 of the Wheaton Zoning Ordinance to allow the construction and use of a drive-through service lane for a future restaurant user at 811 E. Butterfield Road, Suite 101. The drive-through would operate in a counterclockwise direction around the perimeter of the building with stacking for approximately 5 vehicles. To accommodate the drive-through, the total number of on-site parking spaces would be reduced from 192 to 166 spaces. The ADA spaces would be relocated from the west to the south side of the existing building. Staff Planner Jones stated that the two buildings in the PUD have a proposed unit mix of 3,325 square feet of “Medical and Dental Clinics and Offices”; 4,013 square feet of “Restaurants, Fast Food or Drive-in Restaurants, or Service Establishments Providing Customer Services on Premises”; and 16,020 square feet of “All Business and Commercial Establishments Except Those Heretofore Specified”. Based on this unit mix, 119 parking spaces are required and the applicant is proposing 166 parking spaces. The Board questioned the availability of parking spaces and the usability of the rear parking spaces in conflict with the proposed drive-through striping. Jeff Gerbasi was sworn in. Mr. Gerbasi stated that he was the property manager. He stated that the development has plenty of available parking and the rear parking spaces in conflict with the proposed drive- through striping would not be used for general parking. He added that these parking spaces may be better for employees. Mr. Wanzung moved and then Mr. Dabovich seconded the motion to close the public hearing. On a voice vote, all voted aye. Mr. Plunkett moved and then Mr. Wanzung second the motion to waive their regular rules and vote tonight. On a voice vote, all voted aye. Mr. Plunkett moved and then Mr. Gudmundson seconded the motion to recommend the approval of ZA # 25- 05, requesting a PUD Amendment for a special use permit pursuant to Article 20.3 of the Wheaton Zoning Ordinance to allow the construction and use of a drive-through service lane for a future restaurant user at 811 E. Butterfield Road, Suite 101, subject to the following conditions: 1. The end user shall not exceed the capacity of the drive-through stacking capacity; 2. The final stormwater calculations for the detention shall be determined as a part of final permitting; 3. The rear parking spaces in conflict with the proposed drive-through striping shall not be used for general parking; and 4. 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 Bob Gudmundson Mark Plunkett Dan Wanzung Nays: None Absent: Chris Derrick Cecilia Horejs Motion Passed Unanimously ZA #25-06/ Special Use/ 204 E. Geneva Road/ Fifth Third Bank Pursuant to notice duly published on February 13, 2025, and letters mailed to neighboring property owners on February 11, 2025, Chair Aranas called to order the March 11, 2025, public hearing requesting a special use permit pursuant to Article 20.3 of the Wheaton Zoning Ordinance to allow the construction and use of a 2,800 square-foot bank building with a drive-thru service lane and 16 parking spaces. The existing building would be demolished. Doug Woeste was sworn in. Mr. Woeste stated that he was the engineer working on the project. He stated that the subject property is located in the Main Street Shopping Plaza at the southeast corner of Geneva Road and Main Street. The subject property is an existing out lot, approximately .69 acres in size, and improved with an existing commercial building that would be demolished. Mr. Woeste stated that his client is requesting approval to allow the construction and use of a 2,800 square- foot bank building with a drive-thru service lane and 16 parking spaces. A double drive-through is proposed that would operate in a counterclockwise direction around the perimeter of the building with stacking for 4 vehicles per lane. The parking lot is proposed to the north of the new building. The proposed site plan and building is fully compliant with the setback and bulk regulations contained in the Wheaton Zoning Ordinance. Paul Krivanec was sworn in. Mr. Krivanec stated that he was the architect working on the project. He stated that the exterior of the building is proposed with an antique white EIFS Barrier System (EXT-3), a slate grey Standard Modular Brick (EXT-1), and a clear anodized aluminum storefront system. He stated that his client was agreeable to the proposed antique white EIFS Barrier System (EXT-3) shown on the building elevations being replaced with masonry material as required by code. He further stated that his client was agreeable to the height of the proposed parapet wall being increased to fully screen the rooftop mechanical as required by code. Staff Planner Jones stated that the Zoning Ordinance requires 4.6 parking spaces per 1,000 square feet for “Banks and Financial Institutions”. For a 2,800 square feet bank building, 13 parking spaces are required. The applicant proposes a total of 16 parking spaces (13-standard, 1-ADA, and 2-EV Charging). Staff Planner Jones stated that since the parking lot would have less than 20 parking spaces, no parking lot lighting is required or proposed. However, exterior building lights are shown on the elevations. A photometrics plan was submitted but it does not meet code. 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. Plunkett second the motion to waive their regular rules and vote tonight. On a voice vote, all voted aye. Mr. Gudmundson moved and then Mr. Wanzung seconded the motion to recommend the approval of ZA # 25- 06, requesting, requesting a special use permit pursuant to Article 20.3 of the Wheaton Zoning Ordinance to allow the construction and use of a 2,800 square-foot bank building with a drive-thru service lane and 16 parking spaces, subject to the following conditions: 1. The photometrics plan shall be revised to meet code; 2. The proposed antique white EIFS Barrier System (EXT-3) shown on the building elevations shall be replaced with masonry material; 3. The height of the proposed parapet wall shall be increased to fully screen the rooftop mechanical units as required by Article 3.4C.2 of the Wheaton Zoning Ordinance; 4. The monument sign plans shall be revised to meet code; 5. The dumper enclosure shall be constructed of materials/ colors to match the proposed building; 6. Planting 5 swamp white oaks as proposed, 4 to 5 feet from the back of curb, would create a major sight distance problem with exiting the commercial complex onto Geneva Road and shall be revised; 7. The water service is not allowed to be located in the currently proposed location as it must be relocated at least ten feet away from the sanitary service and the underground detention facility; and 8. 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 Bob Gudmundson Mark Plunkett Dan Wanzung Nays: None Absent: Chris Derrick Cecilia Horejs Motion Passed Unanimously VI. Miscellaneous There was none. VI. Adjournment Mr. Wanzung moved and then Mr. Plunkett seconded the motion to adjourn the meeting at 8:12 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, AICP Staff Planner Approved by, Nicole Aranas Chair