Chicago City Wire

City of Wheaton Planning and Zoning Board met April 22

Here are the minutes provided by the board:

I. Call To Order and Roll Call Vote

Chair Aranas called the Tuesday, April 22, 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

Ben Blume

Chris Dabovich

Chris Derrick

Bob Gudmundson

Mark Plunkett

Absent: Cecilia Horejs

City Staff Present: Kris Dunn, Development Engineer

Tracy Jones, Staff Planner

Jim Kozik, Director of Planning and Economic Development

Joe Tebrugge, Director of Engineering

II. Approval of Minutes - April 8, 2025

The minutes were approved as presented.

III. Public Comment

Chair Aranas welcomed new member Ben Blume to the Planning and Zoning Board.

IV. New Business

ZA #25-12/ Multiple Variations/ Edison Middle School/ 1125 S. Wheaton Avenue/ District 200

Chair Aranas stated that while Edison Middle School was to be the second item on the agenda tonight, it was determined that the legal notice needs to be republished before the applicant can present their request to the Planning and Zoning Board. Chair Aranas questioned whether there was anyone in attendance that wanted to make a public comment on this item and there was none. Chair Aranas stated that the new public hearing on this matter would be scheduled for Wednesday, May 28, 2025, and a corrected notice would go out to the neighbors in advance.

ZA #25-11/ Text Amendment/ Articles 2, 5, and 22

Pursuant to notice duly published on April 3, 2025, Chair Aranas called to order the April 22, 2025, public hearing requesting an amendment to the text of the Wheaton Zoning Ordinance, Article 2 – Definitions, Article 5 – Administration and Enforcement, and Article 22 – Off Street Parking and Loading.

Director Kozik stated that this text amendment was being presented to allow the creation of an avenue for District 200 to seek zoning relief which would address unique aspects of two of their Middle School projects (Franklin and Edison) and provides staff an opportunity to take care of some housekeeping/ clean-up/ renumbering of several articles of the Zoning Ordinance.

Director Kozik stated that a Definition for Elementary School and High School (terms used throughout the Zoning Ordinance) are proposed to be added to Article 2.

Director Kozik further stated that for District 200 to be able to seek zoning relief which would address unique aspects of two of their Middle School projects (Franklin and Edison), two amendments are being proposed to the sections pertaining to Variation Limitations. The first change is an amendment to combine 3 and 4 of Article 5.7B(3) (Variation Limitations) to permit a variation to reduce the number of required parking spaces with no limit throughout the City as opposed to just the Downtown Parking Overlay and College Avenue Zoning District. The second change is the creation of a new subsection to the list of Variation Limitations to permit a variation to be considered for an increase in the maximum lot coverage for elementary and high schools without dormitory accommodations to forty percent. The remainder of the proposed changes to Article 5 are housekeeping/clean-up/renumbering matters.

Director Kozik further stated that changes to Article 22.2.5 and 6 are proposed to add the word “required” so that the special use requirement would only apply to “required” parking and not parking provided in excess of the minimum required. This amendment is not related to the zoning request of CUSD 200 but addresses issues that have arisen from time to time with churches and private schools.

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

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

Mr. Plunkett moved and then Mr. Derrick seconded the motion to recommend the approval of ZA # 25-11, requesting an amendment to the text of the Wheaton Zoning Ordinance, Article 2 – Definitions, Article 5 – Administration and Enforcement and Article 22 – Off Street Parking and Loading, as presented.

Roll Call Vote

Ayes: Nicole Aranas

Ben Blume

Chris Dabovich

Chris Derrick

Bob Gudmundson

Mark Plunkett

Nays: None

Absent: Cecilia Horejs

Motion Passed Unanimously

ZA #25-13/ Multiple Variations/ Franklin Middle School/ District 200

Pursuant to notice duly published on April 3, 2025, and letters mailed to neighboring property owners on April 1, 2025, Chair Aranas called to order the April 22, 2025, public hearing requesting a variation to Article 10.2.5 the Wheaton Zoning Ordinance to allow the construction and use of a 8,400 sf addition onto the east side of Franklin Middle School.

Michael Dolter was sworn in. Mr. Dolter stated that he was with Perkins and Will. He added that his client is proposing to construct an 8,400-sf addition onto the east side of Franklin Middle School with a front yard setback of 28 feet in lieu of the required 30 feet. The proposed addition would be constructed on an existing 15 space parking lot. The loss of this parking lot will result in a total of 11 on-site parking spaces.

Mr. Dolter stated that the site is bounded on all sides by public streets, creating a front yard setback on all sides. As a result, the existing school site has limited options for expansion that would not require a building setback variation. The existing interior floor plan for music education also limits his client’s options to the location that they are proposing.

Mr. Dolter stated that the proposed addition is to be built upon an existing 15 space parking lot. The loss of this parking lot will result in a total of 11 on-site parking spaces for the entire school. The school is severely under parked; and has been for many years.

Mr. Dolter stated that a traffic and parking study was submitted. The study stated that 174 on-street parking spaces exist within an approximate 5-minute walk from building entry points (est. 1,000 feet) without crossing major streets and an additional 11 spaces remain on-site, and 22 spaces owned by St. Johns Church are available for use.

Carl Giometti was sworn in. Mr. Giometti stated that he was with Perkins and Will. He addressed the variation evidence questions as required by the Wheaton Zoning Ordinance. He stated that the zoning request would not be detrimental to the public health, safety, morals, comfort, convenience, or general welfare of the neighboring property owners.

Brian O-Keeffe was sworn in. Mr. O’Keeffe stated that he was representing District 200. He added that the Franklin adult population (Faculty and Staff) of 86 persons use a combination of on-street parking spaces and parking at St. John’s Church to meet the demand.

The Board questioned whether the parking agreement with St. John’s was in writing.

Mr. O-Keeffe stated that their agreement with St. John’s is currently a verbal agreement, but they could get a written agreement if necessary.

Tom Vasiliauskas, 602 N. Cross Street, Wheaton was sworn in. Mr. Vasiliauskas stated that he lives at the corner of Cross Street and Lincoln Avenue. He questioned whether there were other locations for the porta potty used by the park district.

The Board recommended that he reach out to the parking district.

Director Kozik stated that he would provide Mr. Vasiliauskas with a contract at the park district.

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

Mr. Gudmundson 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- 13, requesting multiple variations to allow the construction and use of an 8,400-sf addition onto the east side of Franklin Middle School, subject to further staff review prior to the issuance of a site development permit.

Roll Call Vote

Ayes: Nicole Aranas

Ben Blume

Chris Dabovich

Chris Derrick

Bob Gudmundson

Mark Plunkett

Nays: None

Absent: Cecilia Horejs

Motion Passed Unanimously

V. Miscellaneous

There was none.

VI. Adjournment

Mr. Derrick moved and then Mr. Plunkett seconded the motion to adjourn the meeting at 8:25 p.m. On a voice vote, all voted aye.

https://www.wheaton.il.us/AgendaCenter/ViewFile/Minutes/_04222025-2814