Chicago City Wire

City of Wheaton Planning and Zoning Board met April 23

Here are the minutes provided by the board:

I. Call To Order and Roll Call Vote

Chair Aranas called the Tuesday, April 23, 2024, Wheaton Planning and Zoning Board meeting to order at 6:00 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: Dawn Didier, City Attorney

Tracy Jones, Staff Planner

Jim Kozik, Director of Planning and Economic Development

Joe Tebrugge, Director of Engineering

II. Approval of Minutes - April 9, 2024

The minutes were approved as presented.

III. Public Comment

There was none.

IV. Old Business

ZA #24-06/ Special Use Permit Amendment/ Cosley Zoo Parking - 1351 N. Gary Avenue/ Wheaton Park District

Chair Aranas reconvened the public hearing on Tuesday, April 23, 2024. She reminded everyone in attendance that the Board is solely a recommending body. She added that the Board’s role in conducting this public hearing is to hear testimony from the applicant, any objectors, and other interested parties and then to make a recommendation to the City Council. The Board’s recommendation is not based on whether the Board likes or doesn’t like a particular project but instead is based on specific standards established for the issuance of a special use permit. These standards are set forth in Article 5.10 of the Wheaton Zoning Ordinance, and copies of them are also available on the table. She added that the City Council will make the final decision on this matter.

Steven Engel, 353 Andover Drive, Oswego was sworn in. Mr. Engel stated that he was the appraiser hired by the objectors. He submitted Engel Exhibit A into the record. He stated that he is approved to conduct appraisals by the Federal Housing Administration (FHA). He further stated that based on his analysis of the proposed parking lot project, the properties adjacent to the proposed parking lot would lose 9-11% of their value and the properties within .25 miles would lose 3-6% of their value.

Mr. Luetkehans questioned what appraisal designations that Mr. Engel held.

Mr. Engel stated that he has held a senior residential appraiser (SRA) designation since 2012 and he has held a residential review specialist (RRS) designation since 2014.

Mr. Luetkehans questioned whether Mr. Engel holds an MAI designation. He added that Mr. Marous, the appraiser hired by the petitioner, does.

Mr. Engel stated that he does not hold this designation.

Mr. Luetkehans questioned how many times Mr. Engel had testified at a zoning hearing.

Mr. Engel stated that this was his first time testifying.

Bob Stozek, 1130 Champion Forest Court, Wheaton was sworn in. He submitted Stozek Exhibit 1 into the record. He stated that the Wheaton Park District data has been of limited value in assessing capacity. Based on essential data and assumptions that he analyzed, he questioned the need for the proposed parking lot.

Angela Stephenson, 1300 Champion Forest Court, Wheaton was sworn in. She submitted Stephenson Exhibit 1 into the record. She stated that no zoo parking data has been collected by the Wheaton Park District. She suggested that Cosley Zoo rent parking spaces from the Wheaton Oaks Office Complex during high volume days/evenings.

Mr. Luetkehans stated that the Wheaton Oaks Office Complex was actively trying to sell their property, so this was not a viable option.

Dave Wesolowicz, 814 N. West Street, Wheaton was sworn in. He submitted Wesolowicz Exhibit 1 into the record. He presented Cosley Zoo parking count data that was collected by various neighbors between December 20, 2023 and April 20, 2024. He added that on most of the days observed by the neighbors, there was adequate parking capacity.

John Patterson, 1849 Cherry Street, Wheaton was sworn in. He submitted Patterson Exhibit A into the record.

He submitted parking count data which refuted the photograph submitted into the record by Mr. Luetkehans on March 12, 2024, that the parking lot was full on March 3, 2024.

Tom Johnson, 325 W. Harrison Avenue, Wheaton was sworn in. He submitted Johnson Exhibit A into the record.

He stated that emergency vehicles would have trouble maneuvering the site. He added that the proposed entrance configuration would cause visibility and flooding issues.

Mr. Luetkhans questioned whether Mr. Johnson was a traffic and/ or civil engineer.

Mr. Johnson stated that he was not a traffic and/ or civil engineer.

Chuck Smith, 0N236 Woodland Drive, Wheaton was sworn in. He submitted C. Smith Exhibits 1 -3 into the record. He stated that he is concerned with the safety and accessibility for seniors, children, and those with disabilities. He added that a parking lot on the east side of Gary Avenue is not safe or convenient.

Paula Smith, 0N236 Woodland Drive, Wheaton was sworn in. She submitted P. Smith Exhibit 1 into the record.

She paraphrased an article from the World Health Organization which stated that road traffic injuries are the leading killer of children and young people aged 5-29 years worldwide. She further read a letter from Debra Wesolowicz, a City of Wheaten crossing guard, into the record.

Tom Knight, 795 W. Hawthorne Boulevard, Wheaton was sworn in. He submitted Knight Exhibits 1-7 into the record. He read affidavits from Lisa Leftwich and Beth Gunther. He referenced various sections of the Cosley Zoo Master Plan that was approved on January 25, 2017, which has been rescinded. Then he presented a hypothetical closing argument for plaintiff.

Mary Lee, 1310 N. Carlton Avenue, Wheaton was sworn in. She submitted Lee Exhibit A into the record. She stated that the Illinois VRU Safety Assessment 2023 determined that pedestrian fatalities had increased 18 percent in the last five years.

Mr. Gudmundson moved and then Mr. Derrick seconded the motion to continue this public hearing to Tuesday, May 14, 2024 at 6:00 pm. On a voice vote, all voted aye.

V. Miscellaneous

There was none.

VI. Adjournment

Mr. Plunkett moved and then Mr. Derrick seconded the motion to adjourn the meeting at 10:40 p.m. On a voice vote, all voted aye.

https://www.wheaton.il.us/AgendaCenter/ViewFile/Minutes/_04232024-2524