Chicago City Wire

City of Wheaton Planning and Zoning Board met Oct. 24.

Here are the minutes provided by the board:

Wheaton Planning and Zoning Board

I. Call To Order and Roll Call Vote 

Chair Aranas called the Tuesday, October 24, 2023, 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

Mark Plunkett

Dan Wanzung

Absent: Cecilia Horejs

City Staff Present: Tracy Jones, Staff Planner

Joe Tebrugge, Director of Engineering

II. Approval of Minutes - October 10, 2023 

The minutes were approved as presented.

III. Public Comment 

There was none.

IV. Old Business 

ZA #23-15/ Rezoning & PUD/ 100 W. Roosevelt Road/ Wise Capital Fund Chicago 1 LLC 

Chair Aranas reconvened the public hearing on Tuesday, October 24, 2023 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 two multi-family dwelling buildings. The multi-family dwelling development would contain eight apartments in each building, totaling sixteen units.

Mike Mallon, 105 Christina Circle, Wheaton was sworn in. Mr. Mallon stated that he is the broker working on this project. He stated that since the initial public hearing they have submitted a revised site plan to add additional green space along the southern property line (to eliminate the need for the previously requested southern parking lot perimeter landscape setback variation) by removing some of the existing on-site parking. He added that the revised site plan reduces the number of on-site parking spaces from 80 to 64 spaces; the Zoning Ordinance only requires 36 parking spaces.

Mr. Mallon stated that since the initial public hearing they have also submitted a marking study prepared by CHE Capital Management to document the need for larger rental apartment units in Wheaton.

Mr. Che stated that since the initial public hearing they have submitted a revised landscape plan. He stated that the revised landscape plan includes new foundation plantings around the perimeter of both buildings. He added that the plan also includes a mix of new evergreen and ornamentals trees, shrubs, and perennials around the perimeter of the site, including the completion of the existing screening hedge along Park Avenue.

Staff Planner Jones stated that the revised landscape plan is code compliant except for a western parking lot perimeter landscape setback variation request. The applicant is proposing a setback ranging between 9.0 - 10.0 feet in lieu of the required 15.0 feet.

Mr. Che stated that since the initial public hearing, they have also submitted revised floor plans. He added that the revised floor plans now show all the units as three bedroom units with an office, instead of four bedroom units. He added that while the common open living space in each of the units is on the smaller size, this is a tread in the market.

Staff Planner Jones added that the revised floor plans are code compliant except for a usable open space (contiguous to and provided for private usage of the individual dwelling units) variation request. The applicant is proposing 0.0 square feet in lieu of the required 70.0 square feet.

Mr. Mallon addressed the special use standards as required by the Wheaton Zoning Ordinance. He stated that the special use would not be detrimental to the public health, safety, morals, comfort, convenience, or general welfare of the neighboring property owners.

Mr. Gudmunson stated that the applicant is still proposing 64 parking spaces in lieu of the required 36 parking spaces. He questioned whether the surplus parking was really needed or if additional parking spaces could be converted into green space.

Mr. Mallon stated that since the parking spaces are already there, they would like to keep the remaining 64 parking spaces to ensure they have enough on-site parking for their tenants and guests. He added that if they ultimately are not needed, some of the parking spaces could be converted into green space in the future.

Mr. Plunkett stated that the request has a dormitory feel with little common living space. He questioned whether the owner would have one lease for the entire apartment or individual leases for each tenant.

Mr. Che stated that they typically have one lease per apartment.

Mr. Wanzung questioned whether access to the detention area could be provided between the two buildings.

Mr. Che stated that there are already existing utilities in this area, and they were hoping to locate the new HVAC equipment in this location.

Peter Sherrill was sworn in. Mr. Sherill stated that he lives a few blocks from the subject property and that he is supportive of the request to convert the property from office to multi-family residential.

Mr. Gudmundson moved and then Mr. Plunkett 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 approve ZA #23-15 requesting to rezone 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 two multi-family dwelling buildings. The multi-family dwelling development would contain 8 apartments in each building, totaling 16 units.

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 6.6.2b.1a - A western parking lot perimeter landscape setback ranging between 9.0 - 10.0 feet in lieu of the required 15.0 feet.

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.

This approval is further subject to the following condition:

1. The applicant shall install HVAC screening, subject to the approval of the Director of Planning and Economic Development; and

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

Bob Gudmundson

Dan Wanzung

Nays: Mark Plunkett

Absent: Cecilia Horejs

Motion Passed

The dissenting Board member had reservations with the proposed floor plans, especially the limited common living space.

V. Miscellaneous 

There was none.

VI. Adjournment 

Mr. Derrick moved and then Mr. Dabovich seconded the motion to adjourn the meeting at 8:07 p.m. On a voice vote, all voted aye.

https://www.wheaton.il.us/AgendaCenter/ViewFile/Minutes/_10242023-2408