Planning & Zoning Board

September 27, 2016 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Weller called the September 27, 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 Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Absent: Nicole Aranas Chris Derrick City Staff Present: Tracy Jones, Staff Planner Paul Redman, Director of Engineering II. APPROVAL OF MINUTES - SEPTEMBER 13, 2016 The minutes were approved as submitted. III. PUBLIC COMMENT There was none. IV. OLD BUSINESS ZA #16-19/ LANDSCAPE SETBACK VARIATION/ 700 AND 800 EAST ROOSEVELT ROAD/ KEY DEVELOPMENT PARTNERS (LA FITNESS) Chair Weller reconvened the public hearing on Tuesday, September 27, 2016. However, the applicant still needs more time to provide the additional/ revised information requested by the Board. Therefore, staff is requesting that the Board take any public testimony and then continue the public hearing until Tuesday, October 11, 2016. Ruby Gill, 628 East Evergreen Street, Wheaton was sworn in. Ms. Gill had concerns with the additional traffic that would be generated. She added that she was opposed to the variation request and the abrogation of the restrictive covenant to eliminate the “No Building Area” along the rear of the subject property. Mr. Plunkett moved and then Mr. Gudmundson seconded the motion to continue the public hearing until Tuesday, October 11, 2016. On a voice vote, all voted aye. V. NEW BUSINESS ZA #16-20/ REZONING & PUD/ 623 SOUTH NAPERVILLE ROAD/ CORNERSITE, LLC (STARBUCKS) Pursuant to notice duly published on September 10, 2016 and letters mailed to neighboring property owners on September 8, 2016, Chair Weller called to order the September 27, 2016 public hearing requesting approval of the rezoning of the property located at 623 S. Naperville Road from the O-R Office Research District to the C-3 General Commercial District and a special use permit for a planned unit development to allow the construction and use of a  Wheaton Planning and Zoning Board September 27, 2016 Page - 2 - of 3 5,546 square foot one story, two-tenant retail building with 39 on-site parking spaces and a lane providing service directly to customers in vehicles following the demolition of the existing structure. Several neighbor letters were incorporated into the record. David Schwartz, 3190 Doolittle Drive, Northbrook was sworn in. Mr. Schwartz stated that he was the developer working on the project and that the proposed re-development of the site includes the construction of a new 5,546 square foot one story, two-tenant retail building with 39 on-site parking spaces and a drive thru service lane following the demolition of the existing structure. There are no minimum lot size or lot width requirements in this district. Mr. Schwartz stated that the Wheaton Zoning Ordinance requires 15.0 parking spaces per 1,000 square feet of gross floor area for restaurant uses and 2.75 parking spaces per 1,000 square feet of gross floor area for general business and commercial establishments. Based on these parking ratios and assuming that tenant #1 will be a restaurant use and tenant #2 will be a non-restaurant retail use, a minimum of 40 on-site parking spaces are required. The zoning request is proposing 39 on-site parking spaces in lieu of the required 40 on-site parking spaces. Mr. Schwartz stated that the exterior of the proposed 5,546 square foot one story, two-tenant retail building would be of red masonry construction. The majority of the building would be 18.0 feet in height with the entrances to each of the tenant spaces slightly taller. The maximum height allowed by the Zoning Ordinance is 40.0 feet in the C-3 zoning district. Mr. Schwartz addressed the special use evidence standards for the planned unit development component of the zoning request. Mr. Schwartz stated that the proposed development would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. Chris Schramko, 113 South Garfield Street, Hinsdale was sworn in. Mr. Schramko stated that he was the realtor for the property owner. He stated that the building was obsolete from an office building perspective and that the market is very soft for office buildings on Roosevelt Road. Mr. Schramko addressed the LaSalle Factors for the proposed rezoning component of the zoning request. Mr. Schramko stated that the proposed development is adjacent to other commercial property and would not diminish property values. He added that while the property has only been vacant since the spring on this year, it has been on the market for over two years with little interest except for retail users. Staff Planner Jones stated that the property is currently zoned O-R Office Research District. The applicant is proposing a rezoning to the C-3 General Commercial District to allow the retail commercial use of the subject property. While the subject property is adjacent to C-5 commercial properties to the west (Mariano's), it is not adjacent to any C-3 commercial properties. In fact, no C-3 commercial properties exist on this section of Roosevelt Road. The C-3 zoning district does not have a minimum lot size requirement. The C-5 zoning district requires a lot size of 1.5 acres. The subject property has a lot size of .867 acres. Tom Ryan, 624 East Evergreen Street, Wheaton was sworn in. Mr. Ryan had concerns with the additional traffic that would be generated and the possible users of the second retail space. Brad Nicholas, 403 East Evergreen Street, Wheaton was sworn in. Mr. Nicholas had concerns with the additional traffic that would be generated, noise, location of the dumpster enclosure and location of the patio. Robert Pechous, 913 East Evergreen Street, Wheaton was sworn in. Mr. Pechous had concerns with the additional traffic that would be generated.  Wheaton Planning and Zoning Board September 27, 2016 Page - 3 - of 3 Jeff Yoder, 524 South Washington Street, Wheaton was sworn in. Mr. Yoder had concerns with the additional traffic that would be generated, setting a precedent for other office research properties to be rezoned commercial and property values. Jim Crispin, 604 East Evergreen Street, Wheaton was sworn in. Mr. Hubek stated that he was opposed to the variation request and that the site plan should be completely code compliant. Patti Scheuman, 407 East Indiana Street, Wheaton was sworn in. Ms. Scheuman had concerns with the additional traffic that would be generated. John Schorle, 322 East Indiana Street, Wheaton was sworn in. Mr. Schorle had concerns with the additional traffic that would be generated given the number of bus stops in the area. Greg Daigle, 417 East Evergreen Street, Wheaton was sworn in. Mr. Daigle had concerns with the additional traffic that would be generated given the number of schools in the area. Jesse Miller, 412 East Evergreen Street, Wheaton was sworn in. Mr. Miller had concerns over the possible users of the second tenant space. Mark Edwards, 616 East Evergreen Street, Wheaton was sworn in. Mr. Yoder had concerns with the additional traffic that would be generated and setting a precedent for other office research properties to be rezoned commercial. The Board discussed the zoning request and decided that additional/ revised information was needed before they were comfortable making a recommendation. The Board requested revised building elevations with more windows and a revised site plan with turnaround areas. The Board also encouraged the applicant to have the traffic consultant (who drafted the traffic/ parking study) in attendance at the next meeting to answer questions. Mr. Almiron moved and then Mr. Plunkett seconded the motion to continue the public hearing until Tuesday, October 11, 2016. On a voice vote, all voted aye. VI. MISCELLANEOUS There was none. VII. ADJOURNMENT Mr. Almiron moved and then Mr. Plunkett seconded the motion to adjourn the meeting at 9:25 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner