Chicago City Wire

City of Wheaton Planning & Zoning Board met May 29

Here are the minutes provided by the board:

I. Call To Order and Roll Call Vote

Chair Aranas called the Wednesday, May 29, 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

Mark Plunkett

Dan Wanzung

Absent: Bob Gudmundson

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 - May 14, 2024

The minutes were approved as presented.

III. Public Comment

John Patterson, 1849 Cherry Street, Wheaton provided public comment. Mr. Patterson thanked the Board for

their service to the city. He requested that the Board recommend denial of the special use permit request since the park district has not provided evidence that the parking lot is needed.

Sharon Beiersdorf, 766 Ralph Court, Wheaton provided public comment. Ms. Beiersdorf stated she was disappointed with the demeanor of the applicant’s attorney during the public hearing, and she wished the Board would have minimized his actions more.

Jeff Westergaard, 742 Ralph Court, Wheaton provided public comment. Mr. Westergaard stated that the proposed parking lot and pedestrian crosswalk are not safe.

Joan Wegrezyn, 218 W. Forest Avenue, Wheaton provided public comment. Ms. Wegrezyn stated that the proposed parking lot would negatively impact property values in the area.

Paula Smith, 0N236 Woodland Drive, Wheaton provided public comment. Ms. Smith stated that the proposed parking lot and pedestrian crosswalk are not safe.

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 Wednesday, May 29, 2024. Chair Aranas 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.

Chair Aranas stated that the Board would now review each of the Special Use Standards in detail, and then vote on the item.

The Board discussed special use standard #1, which states that “The establishment, maintenance, or operation of the special use shall not be detrimental to the public health, safety, morals, comfort, convenience, and general welfare”. The Board opined that the traffic study provided by the applicant was very thorough and one of the conclusions provided in the traffic study stated in part that, “With the signalization of the Gary Avenue/Prairie Avenue/access drive intersection, the design of the proposed access drive is sufficient to accommodate the traffic to be traveling to/from the parking lot and will provide efficient and orderly access to and from the parking lot”.

The Board discussed special use standard #2, which states that “The special use shall not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, not substantially diminish property values within the neighborhood”. The Board opined that the market impact analysis provide by the applicant was very thorough and one of conclusions provided in the market impact analysis stated in part that “An analysis of recent residential sales proximate to existing parking lots in the nearby area, which includes a residential sale as close as 30 feet to a parking lot (building to lot), did not support any finding that proximity to parking lot use had any impact on property values”.

The Board discussed special use standard #3, which states that “The establishment of the special use shall not impede the normal and orderly development and improvement of the surrounding property for uses already permitted”. Again, the Board opined that the market impact analysis provide by the applicant was very thorough and one of conclusions provided in the market impact analysis stated in part that “The zoo has had an active use of the land they occupy with events, traffic, and other items associated with a zoo. The proposed development intends to improve safety and help the capacity of the zoo, which is an amenity to the neighborhood, the City of Wheaton, and the County of DuPage”.

The Board discussed special use standard #4, which states that “Adequate utilities, access ways, drainage, and other necessary facilities shall be provided”. The Board opined that based on the engineering plan submitted, the applicant would provide adequate utilities, access ways, and drainage for the project. The Board further opined that the construction of the proposed parking lot could not worsen the existing flooding situation and emergency vehicles would be able to access the site.

The Board discussed special use standard #5, which states that “Adequate measures shall be taken to provide ingress and egress designed to minimize traffic congestion in the public streets”. Again, the Board opined that the traffic study provided by the applicant was very thorough and one of the conclusions provided in the traffic study stated in part that, “With the signalization of the Gary Avenue/Prairie Avenue/access drive intersection, the design of the proposed access drive is sufficient to accommodate the traffic to be traveling to/from the parking lot and will provide efficient and orderly access to and from the parking lot”.

The Board discussed special use standard #6, which states that “The special use shall comply with the objectives of the Wheaton Comprehensive Plan”. The Board opined that the special use permit was consistent with the comprehensive plan, by supporting an existing Wheaton Park District facility, which is an amenity to the neighborhood, the City of Wheaton, and the County of DuPage.

The Board discussed special use standard #7, which states that “The special use shall conform to the applicable requirements of the district in which it is located as well as any other applicable requirements of this ordinance, except as many be varied by the Planning and Zoning Board or City Council”. After consulting with staff, the Board opined that the special use permit was the only item being requested, and that no variations were included in the application.

The Board also discussed “Need”, which isn’t a special use standard but had been brought up by several neighbors. The Board opined that while the parking lot isn’t needed daily, there is a need for additional parking on nice days and/ or during special events when more patrons frequent the zoo.

Chair Aranas stated that Mr. Gudmundson was not able to attend this meeting due to a pre-scheduled family vacation, however he had submitted comments. Thus, Chair Aranas read the following comments from Mr. Gudmundson into the record, “Based on my engineering background, I believe that the proposal before us has been well vetted to confirm adherence to the seven standards required to be met for consideration of the special use amendment request that we have before us. The plans have done the job to accommodate the goals of the park district while addressing the concerns of the neighbors and residents. My vote would be a positive recommendation for approval by the City Council”.

Mr. Derrick moved and then Mr. Plunkett seconded the motion to recommend approval of the special use permit to allow the construction and use of the parking lot on the east side of Gary Avenue, subject to the following conditions:

1. The new parking area shall not be used until the City of Wheaton completes an improvement project along Gary Avenue which includes a stoplight and crosswalk for safe passage across Gary Avenue.

2. A fence shall be installed around the new parking area that will funnel pedestrian traffic from the parking lot to the signalized crosswalk, removing the possibility of pedestrians crossing Gary Avenue in an unsafe manner at mid-block.

3. The access drive to the new parking area shall be gated to eliminate unintended off-hour access.

4. The new parking area shall not be used for material or equipment storage.

5. The parking area lighting shall comply with Dark Skies Initiative standards.

6. Sidewalks shall be extended through the west zoo parking area to facilitate safe pedestrian access from the east parking area to the entrance of the zoo.

7. The existing zoo support buildings on the east side of Gary Avenue, which include an animal quarantine center and a storage barn, shall not be used to engage the general public.

8. Zoo and Park District Staff shall be required to park in the new east parking area during the zoo’s busy operating months.

Roll Call Vote

Ayes: Nicole Aranas

Chris Dabovich

Chris Derrick

Mark Plunkett

Dan Wanzung

Nays: None

Absent: Bob Gudmundson

Cecilia Horejs

V. Miscellaneous

There was none.

VI. Adjournment

Mr. Dabovich moved and then Mr. Derrick seconded the motion to adjourn the meeting at 8:37 p.m. On a voice vote, all voted aye

https://www.wheaton.il.us/AgendaCenter/ViewFile/Minutes/_05292024-2547