Planning & Zoning Board

April 26, 2016 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Weller called the April 26, 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 Nicole Aranas Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Absent: Chris Derrick City Staff Present: Paul Redman, Director of Engineering Tracy Jones, Staff Planner II. APPROVAL OF MINUTES - MARCH 22, 2016 The minutes were approved as presented. III. PUBLIC COMMENT Chair Weller welcomed new board members Nicole Aranas and Dan Wanzung. IV. NEW BUSINESS ZA #16-06/ VARIATIONS/ 1515 HARWARDEN STREET/ FRENCH Pursuant to notice duly published on April 8, 2016 and letters mailed to neighboring property owners on April 6, 2016, Chair Weller called to order the April 26, 2016 public hearing requesting a variation to Article 24.5.4 of the Wheaton Zoning Ordinance to allow a former detached garage to be used as a screen house on the property located at 1515 Harwarden Street with a side setback of 3.07 feet in lieu of the required 10.0 feet and a rear yard setback of 3.31 feet in lieu of the required 10.0 feet. The subject property will remain zoned R-4 Residential District. James French, 1515 Harwarden Street, Wheaton was sworn in. Mr. French stated that he was the current property owner and that he purchased the property in January. The subject property is located on the north side of Harwarden Street between Prospect Avenue and Wood Street. Prior to 1993, the subject property consisted of a ranch home with a one-car detached garage that was original to the home. Beginning in 1995, the property was remodeled by the previous owner and an attached garage was added. Following these renovations, the existing detached garage remained but it no longer functioned as a detached garage, since there was no driveway access. Staff Planner Jones stated that the previous owner finished the interior of the structure and added french doors and windows to give the structure a more residential feel. The current owner is seeking approval to keep the structure and use it as a screen house; an undefined term in the Zoning Ordinance, which (because of its size and character) is the only type of accessory building it could be considered. Staff Planner Jones further stated that in order to utilize the existing building as a screen house, a variation to the side and rear yard building setback is required. Specifically, the application is requesting a side setback of 3.07  Wheaton Planning and Zoning Board April 26, 2016 Page - 2 - of 5 feet in lieu of the required 10.0 feet and a rear yard setback of 3.31 feet in lieu of the required 10.0 feet. Mr. French addressed the variation evidence standards. Mr. French stated that keeping the existing structure as a screen house would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. He added that keeping the existing structure as a screen house would also not negatively impact property values within the area. Denny Phipps, 210 Wood Street, Wheaton was sworn in. Mr. Phipps stated that he was an adjacent property owner and that there were several existing structures like the one being discussed in the neighborhood. He added that he was supportive of Mr. French being able to keep his structure as a screen house. Mr. Gudmundson moved and then Mr. Wanzung 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. Plunkett seconded the motion to approve ZA #16-06 as presented. Roll Call Vote Ayes: Ron Almiron Nicole Aranas Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Nays: None Absent: Chris Derrick Motion Passed Unanimously ZA #16-07/ PUD/ 625 WEST ROOSEVELT ROAD/ 7-ELEVEN Pursuant to notice duly published on April 8, 2016 and letters mailed to neighboring property owners on April 6, 2016, Chair Weller called to order the April 26, 2016 public hearing requesting approval of a special use permit for a planned unit development (PUD) to allow the construction and use of a convenience filling station on the property located at 625 West Roosevelt Road following the demolition of the existing structures. The subject property will remain zoned C-3 General Commercial District. An email from Wendell Gustafson was incorporated into the record. Tracy Kasson, 300 East Roosevelt Road, Wheaton was sworn in. Mr. Kasson stated that he was the attorney representing 7-Eleven. The proposed re-development of the site includes the construction of a new convenience filling station with a convenience store, fuel canopy, 3 fueling stations, 10 on-site parking spaces and two access drives; one off of Carlton Avenue and one off of Roosevelt Road. Convenience filling stations are listed as special uses in the C-3 Commercial District. There are no minimum lot size or lot width requirements in this district. Mr. Kasson addressed the special use permit standards for a PUD as required by the Zoning Ordinance. He stated that the proposed special use permit for a PUD would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners.  Wheaton Planning and Zoning Board April 26, 2016 Page - 3 - of 5 Troy Paionk, 700 Springer Drive, Lombard was sworn in. Mr. Paionk stated that he was the engineer working on the project. The proposed convenience store would have a building setback of 15.0 feet from the west property line in lieu of the required 25.0 feet. In addition, the proposed fuel canopy would have a building setback of 16.5 feet from the southeast property line in lieu of the required 25.0 feet because of the angle of the property line that occurred as the result of a taking by the County and State for the widening of Roosevelt Road. Mr. Paionk stated that the Wheaton Zoning Ordinance requires 5 parking spaces per 1,000 square feet of gross floor area for the convenience store component of this project. Based on this parking ratio and a 2,450 square foot building, a minimum of 12 on-site parking spaces are required. His client is proposing 10 on-site parking spaces in lieu of the required 12 on-site parking spaces which they feel is adequate based on other stores of similar size. Mr. Paionk stated that substantial plantings are proposed along the south, west and north sides of the building. A landscape area of 5 feet is proposed along the north property line in lieu of the required 15 feet adjacent to an existing multi-family residence. The proposed plan provides a greater setback than what currently exists today and provides the minimum space necessary to allow gasoline delivery vehicles to maneuver on the site. Four shade trees and a solid wood privacy fence are proposed along the north property line. Mr. Paionk stated that no foundation plantings are shown along the front of the proposed convenience store. The Zoning Ordinance requires foundation plantings a minimum of 8 feet in width along the front of the building of which a sidewalk can be included. He stated that his client was willing to install planters, perhaps one on either side of the entrance, along the front of the proposed convenience store building in lieu of foundation plantings. Mitch Keith, 1209 South White Chapel Boulevard, Southlake, Texas was sworn in. Mr. Keith stated that he was representing 7-Eleven corporate. He stated that the exterior of the proposed convenience store would be a combination of brown and red masonry with clear glass windows. He stated that all rooftop mechanical equipment would be fully screened by structural elements of the building. He added that they were willing to add false windows with opaque glass on both the west and south building elevations and brick columns to the fuel canopy as recommended by staff. He added, however, that they had reservations about adding breaks in the non-illuminated orange/ green/ red band along the length of the fuel canopy as recommended by staff. While the applicant had reservations about adding breaks in the non-illuminated orange/ green/ red band along the length of the fuel canopy, the Board agreed with staff that some breaks should be provided. The Board requested that the applicant and staff work together to come to a consensus. Mr. Keith stated that a monument sign with a height of 7 feet and a size of 24 square feet per face is proposed at the southwest corner of the site. The monument sign would be constructed of masonry to match the building and would have a 10 foot setback from the south property line. The monument sign is in compliance with the requirements of the Zoning Ordinance. Wall signage is also proposed on the west, south and east building elevations that is in compliance with the requirements of the Zoning Ordinance. Wendell Gustafson, 617 Delles Road, Wheaton was sworn in. Mr. Gustafson stated that he was the property owner of the adjacent multi-family building directly to the north. He requested an eight foot tall fence along the north property line. He further requested that the existing trees along the north property line be protected during construction. Mr. Paionk stated that his client was agreeable to installing an eight foot tall fence along the north property line and that his client would take every precaution to protect the existing trees along the north property line during construction.  Wheaton Planning and Zoning Board April 26, 2016 Page - 4 - of 5 Dawn Angelo, 615 Delles Road, Wheaton was sworn in. Ms. Angelo stated that she was an adjacent property owner to the north. She requested multiple trash receptacles on the site to minimize the amount loose garbage. She further requested to know the type of fence material that would be used. Mr. Paionk stated that his client would install multiple trash receptacles on the site and that his client would construct the fence out of cedar. Mr. Plunkett moved and then Mr. Gudmundson seconded the motion to close the public hearing. On a voice vote, all voted aye. The Board decided to vote this evening. Mr. Plunkett moved and then Mr. Almiron seconded the motion to approve ZA #16-07, subject to the following conditions: 1. False windows with opaque glass shall be on both the west and south building elevations to add architectural interest; 2. The fuel canopy shall have brick columns to match the exterior of the building and to add architectural interest; 3. The applicant shall work with staff to add a break in the non-illuminated orange/ green/ red band along the length of the fuel canopy to visually reduce the length of the canopy and that any canopy lights be mounted flush with the bottom of the canopy to reduce glare; 4. An eight foot tall solid wood privacy fence shall be installed along the north property line; 5. Small planters, one on either side of the entrance, shall be added along the front of the proposed convenience store building; 6. A plat of re-subdivision shall be required for City Council approval prior to issuance of any permit for the proposed development. 7. The applicant shall add striping over a portion of the Carlton Avenue access drive to delineate the pedestrian crossing for the prairie path; and 8. A bike rack shall be added on the property. Roll Call Vote Ayes: Ron Almiron Nicole Aranas Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Nays: None Absent: Chris Derrick Motion Passed Unanimously V. MISCELLANEOUS There was none.  Wheaton Planning and Zoning Board April 26, 2016 Page - 5 - of 5 VI. ADJOURNMENT Mr. Gudmundson moved and then Mr. Plunkett seconded the motion to adjourn the meeting at 8:55 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner