Chicago City Wire

City of Wheaton Planning & Zoning Board met April 8

Here are the minutes provided by the board:

I. Call To Order and Roll Call Vote

Chair Aranas called the Tuesday, April 8, 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 Derrick

Bob Gudmundson

Cecilia Horejs

Mark Plunkett

Dan Wanzung

Absent: Chris Dabovich

City Staff Present: Tracy Jones, Staff Planner

Joe Tebrugge, Director of Engineering

II. Approval of Minutes - March 11, 2025

The minutes were approved as presented.

III. Public Comment

There was none.

IV. New Business

ZA #25-07/ Special Use/ 500 College Avenue/ Continental Energy Solution

Pursuant to notice duly published on March 20, 2025, and letters mailed to neighboring property owners on March 18, 2025, Chair Aranas called to order the April 8, 2025, public hearing requesting a special use permit pursuant to Article 14.1.3 of the Wheaton Zoning Ordinance to allow the construction and use of four (4) solar carports in the existing parking lot of the Billy Graham Center at 500 College Avenue. This installation is designed for commercial use and would serve as a renewable energy source for the college.

Jay Bieszke was sworn in. Mr. Bieszke stated that he was the Director of Facilities for Wheaton College. He stated that the Billy Graham Center, which is owned by Wheaton College, is located on the south side of College Avenue between Washington and President Streets. The existing parking lot for the Billy Graham Center is located just east of the building.

Mr. Bieszke stated that they are requesting a special use permit pursuant to Article 14.1.3 of the Wheaton Zoning Ordinance to allow the construction and use of four (4) solar carports in the existing parking lot of the Billy Graham Center at 500 College Avenue. Each carport will measure 44.69 feet by 180.56 feet and only a few of the existing parking spaces would be impacted by the carports. He added that the carport structures meet the setback requirements contained in the I-1 District.

Lenny Weber was sworn in. Mr. Weber stated that he was the Senior Project Manager with Continental Energy Solutions. Mr. Weber stated that they have provided sample carport elevations from another project.

The carport elevations show metal support columns and a metal roof structure at a slight pitch with the solar panels mounted flush to the metal roof structure. He added that the carports would range between 14 and 20.7 feet in height. He added that the carport structures meet the height requirement contained the I-1 District.

Director Tebrugge stated that the subject site contains a floodplain pursuant to the regulatory maps used for such determinations. The solar arrays are proposed to be located in the floodplain and will generate minor fill that will have to be compensated for in the construction of their concrete bases. All construction that occurs in the floodplain is required to be flood protected to two feet above the base flood elevation. Information as to whether the proposed construction material is flood resistant shall be required to be provided at the time of permitting. The floodplain elevation shall be added to the equipment mounting cross section detail and all junction boxes and other sensitive equipment shall be required to be kept at least two feet above the base flood elevation. He added that the battery storage is not located in the floodplain.

The Board questioned fire truck access given the proposed drive aisle widths.

Mr. Bieszke stated that they would reach out to the fire department during the permitting process to make sure there are no access issues.

The Board questioned the proposed parking lot lighting.

Mr. Bieszke stated that LED’s are proposed on the underside of the carports.

The Board questioned the lifespan of the solar panels.

Mr. Weber stated that they are warrantied for 30 years but may last longer.

Mr. Plunkett 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 Mr. Derrick second the motion to waive their regular rules and vote tonight. On a voice vote, all voted aye.

Mr. Wanzung moved and then Mr. Gudmundson seconded the motion to recommend the approval of ZA # 25-07, requesting a special use permit pursuant to Article 14.1.3 of the Wheaton Zoning Ordinance to allow the construction and use of four (4) solar carports in the existing parking lot of the Billy Graham Center at 500  College Avenue, subject to the condition that 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 Derrick

Bob Gudmundson

Cecilia Horejs

Mark Plunkett

Dan Wanzung

Nays: None

Absent: Chris Dabovich

Motion Passed Unanimously

ZA #25-08/ Multiple Variations/ 705 N. Main Street/ Keating

Pursuant to notice duly published on March 20, 2025, and letters mailed to neighboring property owners on March 18, 2025, Chair Aranas called to order the April 8, 2025, public hearing requesting a variation to Article 3.4B.3a of the Wheaton Zoning Ordinance to allow the construction and use of a new detached garage on an existing lot which has a width of 41.25 feet in lieu of the required 50.0 feet, all on property commonly known as 705 N. Main Street.

The application is further requesting variations to Article 3.4A.8a of the Wheaton Zoning Ordinance to allow a side yard setback of 2.55 feet in lieu of the required 3.0 feet and a rear yard setback of 2.55 feet in lieu of the required 5.0 feet for the new detached garage.

Martha Keating was sworn in. She stated that they purchased the home in October 2024. The subject property is located on the east side of Main Street between Madison and Jefferson Avenues. The property, which is 41.25 feet wide, is improved with a two-story frame residence and an existing detached garage that has an existing side yard setback of 2.55-feet side yard setback and an existing rear yard setback of 2.55-feet. The existing property to the north is a mirror image of the subject property, with the same lot width and detached garage configuration.

Ms. Keating stated that they are requesting a variation to Article 3.4B.3a of the Wheaton Zoning Ordinance to allow the construction and use of a new detached garage on an existing lot which has a width of 41.25 feet in lieu of the required 50.0 feet, all on property commonly known as 705 N. Main Street. The new detached garage would be the same size as the existing garage that would be demolished.

Ms. Keating further stated that they are requesting variations to Article 3.4A.8a of the Wheaton Zoning Ordinance to allow a side yard setback of 2.55 feet in lieu of the required 3.0 feet and a rear yard setback of 2.55 feet in lieu of the required 5.0 feet for the new detached garage. The proposed setbacks match the setbacks of the existing garage that would be demolished.

Ms. Keating stated that they are proposing to construct a 12-foot wide by 18-foot-deep single-story garage at the northeast corner of their property. The new garage would replace the previous garage that was recently  demolished. The new garage would be the same size and in the same location as the previous garage to preserve as much of the backyard as possible.

Authur Keating was sworn in. Mr. Keating stated that the previous garage was in such poor condition that it was removed from their homeowner’s policy.

Staff Planner Jones stated that besides the requested variations, the new detached garage is fully compliant with the bulk regulations of Article 10.2 of the Wheaton Zoning Ordinance.

Mr. Derrick questioned whether they were replacing the existing foundation.

Mr. Keating stated that there was no existing foundation. He added that the previous garage was built directly on dirt.

Mr. Derrick moved and then Ms. Horejs 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. Gudmundson moved and then Mr. Wanzung seconded the motion to recommend the approval of ZA # 25-08, requesting multiple variations to allow the construction and use of a new detached garage at 705 N. Main Street, subject to the condition that 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 Derrick

Bob Gudmundson

Cecilia Horejs

Mark Plunkett

Dan Wanzung

Nays: None

Absent: Chris Dabovich

Motion Passed Unanimously

ZA #25-09/ Rezoning/ 1113-1135 Wheaton Oaks Court/ Wheaton Oaks Management Company

Pursuant to notice duly published on March 20, 2025, and letters mailed to neighboring property owners on March 18, 2025, Chair Aranas called to order the April 8, 2025, public hearing requesting rezoning of the Wheaton Oaks Office Park, located at 1113-1135 Wheaton Oaks Court, from the O-R Office Research District to the R-5 Multi-Family Residential District. The existing office buildings would remain as legal, non-conforming structures until zoning approval is granted in the future for a new multi-family development. PUD approval is required for the development of over 2 units in the R-5 District. A letter from the Wheaton Forest Preserve was received and incorporated into the record.

Rick Lewellyan was sworn in. Mr. Lewellyan stated that he was representing the Wheaton Oaks Management Company. He stated that the subject property is located on the east side of Wheaton Oaks Court just south of Prairie Avenue. The property is currently improved with an office building development constructed in the early 1980’s. The applicant is proposing to rezone the property from the O-R Office Research District to the R-5 Residential District, keeping the existing office buildings as legal, non-conforming structures.

Mr. Lewellyan stated that the property is currently zoned O-R Office Research District. The applicant is proposing a rezoning to the R-5 Residential District. The minimum lot size in the R-5 Residential District is 1.5 acres; the subject property is 2.85 acres. The property is adjacent to other properties zoned O-R Office Research District and R-5 residential District.

Mr. Lewellyan stated that a future multi-family development is anticipated. Multi-family dwellings are considered a permitted use in the R-5 Residential District. However, since Article 5.11.B3 of the Wheaton Zoning Ordinance requires PUD approval for a development with over 2 units in R-5, additional zoning approval is anticipated.

Staff Planner Jones stated that the Land Use Policy component of the Comprehensive Plan designates the subject property as Residential. A future multi-family development is consistent with this land use designation.

Director Tebrugge stated that the subject site contains a floodplain pursuant to the regulatory maps used for such determinations. Additionally, based on information provided by the owner the building is now located in the floodplain. While there are multiple units, based on the definition by FEMA, there is only a single building.

Additionally, FEMA’s substantial improvement regulations where you can only repair or improve a building in the floodplain by 50% of the building’s value without bringing the entire structure into compliance with current FEMA code does apply.

The Board questioned the current occupancy percentage of the existing office complex.

Mr. Lewellyan stated that it was less than 20% occupied.

The Board questioned whether they had considered renovating the existing building for a residential use.

Mr. Lewellyan stated that this was not possible. He further stated that since a portion of the building is located in the floodplain, total building improvements are limited to 50% of the appraised value.

Mr. Wanzung moved and then Mr. Derrick seconded the motion to close the public hearing. On a voice vote, all voted aye.

Mr. Gudmundson moved and then Ms. Horejs second the motion to waive their regular rules and vote tonight. On a voice vote, all voted aye.

Mr. Plunkett moved and then Mr. Wanzung seconded the motion to recommend the approval of ZA # 25-09, requesting rezoning of the Wheaton Oaks Office Park, located at 1113-1135 Wheaton Oaks Court, from the O-R Office Research District to the R-5 Multi-Family Residential District.

Roll Call Vote

Ayes: Nicole Aranas

Chris Derrick

Bob Gudmundson

Cecilia Horejs

Mark Plunkett

Dan Wanzung

Nays: None

Absent: Chris Dabovich

Motion Passed Unanimously

V. Miscellaneous

It was announced that Mr. Wanzung was resigning from the Board, and this would be his last meeting. The Board and city staff thanked him for his service and wished him well.

VI. Adjournment

Mr. Derrick moved and then Mr. Wanzung seconded the motion to adjourn the meeting at 8:09 p.m. On a voice vote, all voted aye.

https://www.wheaton.il.us/AgendaCenter/ViewFile/Minutes/_04082025-2804