Planning & Zoning Board

March 8, 2016 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Weller called the March 8, 2016 Wheaton Planning and Zoning Board meeting to order at 7:00 p.m. in the Council Chambers of the Wheaton City Hall, 303 W. Wesley Street. Upon roll call, the following were: Roll Call Vote Present: Ron Almiron (arrived 7:03 pm) Chris Derrick Bob Gudmundson Mark Plunkett Scott Weller Absent: None City Staff Present: Paul Redman, Director of Engineering Tracy Jones, Staff Planner II. APPROVAL OF MINUTES - DECEMBER 8, 2015 The minutes were approved as presented. III. PUBLIC COMMENT Chair Weller welcomed new board member Ron Almiron. IV. NEW BUSINESS ZA #16-01/ VARIATIONS/ 222 WEST ROOSEVELT ROAD/ PESAVENTO Pursuant to notice duly published on February 6, 2016 and letters mailed to neighboring property owners on February 4, 2016, Chair Weller called to order the March 8, 2015 public hearing requesting that the existing building at 222 West Roosevelt Road be used for a business and professional office with a west side yard building setback of approximately 5.0 feet in lieu of the required 15.0 feet. The application further seeks to allow the construction of a parking lot with a west side yard parking lot setback of approximately 9.0 feet in lieu of the required 15.0 feet and an east side yard parking lot setback ranging between approximately 0.0 - 3.0 feet in lieu of the required 15.0 feet. The property is already zoned in the O-R Office Research District and will remain in this zoning district. Jim Pesavento, 27W637 Gary’s Mill Road, Winfield was sworn in. Mr. Pesavento stated that the subject property is located on the south side of Roosevelt Road between Warrenville Road and Main Street and it was rezoned to the Office Research District in 2006. At that time, various building and parking setback variations were approved to allow the construction of a new business and professional office building and associated parking on the subject property. These variations have now expired since the improvements were never completed. Mr. Pesavento further stated that he now desires to repurpose the existing building (instead of constructing a new building) and construct a small parking lot with seven spaces to serve it. Mr. Pesavento stated that in order to utilize the existing building as a business and professional office, a variation to the west side yard building setback is required. Specifically, the application is requesting a west side yard building setback of approximately 5.0 feet in lieu of the required 15.0 feet.  Wheaton Planning and Zoning Board March 8, 2016 Page - 2 - of 5 Mr. Pesavento stated that the proposed parking spaces require a west and an east side yard setback variation. Specifically, the application is requesting a west side yard parking setback of approximately 9.0 feet in lieu of the required 15.0 feet and an east side yard parking setback of 3.0 feet in lieu of the required 15.0 feet. The east side yard setback tapers to the property line at the existing driveway location. Mr. Pesavento addressed the variation standards as required by the Wheaton Zoning Ordinance. He stated that the repurposing of the existing building and the proposed parking lot expansion would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. Chair Weller questioned whether the applicant was agreeable to the fence condition included in the staff report. Mr. Pesavento stated that he was aware of the fence condition but would prefer not to install a fence. The Board agreed that the fence condition should be included in a recommendation of approval. Mr. Gudmundson moved and then Mr. Derrick seconded the motion to close the public hearing. On a voice vote, all voted aye. The Board decided to vote this evening. Mr. Gudmundson moved and then Mr. Derrick seconded the motion to approve ZA 16-01, subject to the following condition: 1. A six foot tall solid wood privacy fence shall be installed along the west, south and east sides of the property to screen the lot. Roll Call Vote Ayes: Ron Almiron Chris Derrick Bob Gudmundson Mark Plunkett Scott Weller Nays: None Absent: None Motion Passed Unanimously ZA #16-03/ PUD/ 100 & 110 WEST GENEVA ROAD/ CIRCLE K HEARTLAND Pursuant to notice duly published on February 20, 2016 and letters mailed to neighboring property owners on February 18, 2016, Chair Weller called to order the March 8, 2015 public hearing requesting a special use permit for a planned unit development to construct and operate a convenience filling station with a convenience store and car wash on the subject property located at 100 and 110 West Geneva Road, following the demolition of the existing buildings and the consolidation of the property into one lot. The subject property will remain zoned C-3 General Commercial District. Mark Stinson, 550 Warrenville Road, Lisle was sworn in. Mr. Stinson stated that he represented Circle K. He added that the subject property is located at the southwest corner of Geneva Road and Main Street. The property is currently improved with an existing Circle K convenience filling station and the former Bakers Square building. The application is requesting a special use permit for a planned unit development to construct and operate a  Wheaton Planning and Zoning Board March 8, 2016 Page - 3 - of 5 convenience filling station with a convenience store and car wash on the subject property located at 100 and 110 West Geneva Road, following the demolition of the existing buildings and the consolidation of the property into one lot. The subject property will remain zoned C-3 General Commercial District. Matt Letson, 180 N. Stetson #1500, Chicago was sworn in. Mr. Letson stated that he was the engineer working on the project. He added that the proposed re-development of the site includes the construction of a new convenience filling station with a convenience store and car wash, 10 fueling stations, 32 on-site parking spaces and two access drives; one off of Geneva Road and one off of Main Street. Convenience filling stations and car washes are both listed as special uses in the C-3 Commercial District. There are no minimum lot size or lot width requirements in this District. The proposed building, parking lot and landscape setbacks are compliant with the requirements of the C-3 Commercial District. Mr. Letson stated that the exterior of the proposed convenience store would be a combination of red and tan masonry with clear glass windows. The exterior of the car wash would be tan masonry to match the convenience store facade. A fuel canopy that would measure 160 feet in length by 40 feet in width is proposed over the ten fueling stations. Mr. Letson addressed the standards applicable to a planned unit development. Mr. Letson stated that the development would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. Chair Weller stated that the Wheaton Zoning Ordinance requires that all rooftop mechanical equipment shall be fully screened by structural elements of the building equal in height to the mechanical units. He questioned how the rooftop mechanical equipment would be screened. Mr. Letson stated that the rooftop mechanical equipment would be fully screened by the proposed parapet wall. Mr. Gudmundson questioned whether the proposed access drive on Main Street could be moved further north to be further away from the existing Jewel access drive. He also questioned the functionality of the turning radius of vehicles going into the proposed car wash as designed. Mr. Letson stated that the proposed access drive on Main Street could be moved further north, possibly to line up with the proposed drive aisle. He added that they would review the turning radius of vehicles going into the proposed car wash. Chair Weller questioned whether the applicant was agreeable to the nine conditions included in the staff report. Adam Serafin, 550 Warrenville Road, Lisle was sworn in. Mr. Serafin stated that he represented Circle K. He stated that they were agreeable to most of the conditions. He added that they would prefer not to have foundation plantings in front of the proposed convenience store but planters may be an acceptable alternative. He added that they would prefer the proposed pole sign over the more modest monument sign recommended by staff. He added that they would prefer not to install the public sidewalks recommended by staff. Mr. Almiron questioned the need for the proposed patio area. Mr. Serafin stated that the proposed patio option was a newer design feature that was being added to some stores. Chris Dixon, 318 West Geneva Road, Wheaton was sworn in. Mr. Dixon stated that he represented the Theosophical Society. He stated that the Theosophical Society owns the single-family residence directly to the west of the subject property and they were concerned over increased traffic on the site and the noise that would be generated by the dryer on the proposed car wash. He questioned whether a privacy fence could be installed along the south property line.  Wheaton Planning and Zoning Board March 8, 2016 Page - 4 - of 5 Mr. Serafin stated that the proposed development would not generate any additional traffic on Geneva Road or Main Street. He added that he would have to research the noise levels of the dryer on the proposed car wash. He added that they would be agreeable to installing a privacy fence along the south property line. The Board discussed the application and decided that additional information/ revised plans were needed for the following items: A determination on whether the proposed access drive on Main Street could be moved further north, the functionality of the turning radius of vehicles going into the proposed car wash as designed, the anticipated noise levels of the proposed car wash dryer and plans for a more modest ground sign. Mr. Plunkett moved and then Mr. Derrick seconded the motion to continue the public hearing until the Board’s next regular meeting on Tuesday, March 22, 2016 to give the applicant time to gather the additional information/ revise plans. On a voice vote, all voted aye. ZA #16-04/ TEXT AMENDMENT/ ARTICLE 3/ RESIDENTIAL EXTERIOR LIGHTING Pursuant to notice duly published on February 20, 2016, Chair Weller called to order the March 8, 2015 public hearing requesting a proposed amendment to the text of the Wheaton Zoning Ordinance, Article 3 - Zoning Districts and General Regulations. The proposed text amendment, initiated by City Staff, considers adding regulations to control glare caused by exterior residential lighting fixtures. Staff Planner Jones stated that the Wheaton Zoning Ordinance has existing regulations to control glare caused by exterior lighting fixtures in commercial districts. Staff has found that the regulations the City has in place regarding commercial lighting fixtures have been effective in handling glare (and with complaints) caused by such fixtures. There are not, however, any regulations to control glare caused by exterior lighting in residential districts. Over the years, staff has received several complaints about exterior lighting in residential districts, but with no existing regulations in place, enforcement has been difficult. Staff Planner Jones stated that there are many options to regulate glare caused by exterior lighting fixtures; most of which contain numerous technical and onerous conditions. Because we have had success with our existing regulations for commercial lighting fixtures, staff recommends that as a starting point, we amend the text of the Zoning Ordinance to add the language that exists for exterior lighting in commercial districts to apply to residential property. Staff Planner Jones recommended that the following language be added to the General Regulations of the Wheaton Zoning Ordinance: “3.4D.1 - Residential Exterior Lighting: With the exception of decorative coach-style lights, exterior lighting fixtures shall be designed or shaded so as to avoid casting direct light or glare towards surrounding properties or streets and to direct illumination downward.” Mr. Almiron stated that he was comfortable with the proposed language if the last five words were removed. Mr. Gudmundson recommended adding wording to the proposed language to address low-voltage landscape lighting. Mr. Derrick recommended adding wording to the proposed language to reference the existing footcandle requirement included in the performance standards article of the Zoning Ordinance. Mr. Plunkett moved and then Mr. Derrick seconded the motion to continue the public hearing until the Board’s next regular meeting on Tuesday, March 22, 2016 to give staff time to revise the proposed language. On a voice vote, all voted aye.  Wheaton Planning and Zoning Board March 8, 2016 Page - 5 - of 5 MISCELLANEOUS Mr. Gudmundson moved and then Mr. Plunkett seconded the motion to appoint Mr. Derrick as Vice-Chair of the Planning and Zoning Board. On a voice vote, all voted aye. V. ADJOURNMENT Mr. Gudmundson moved and then Mr. Derrick seconded the motion to adjourn the meeting at 8:50 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner