Planning & Zoning Board

September 13, 2016 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Weller called the September 13, 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 Chris Derrick Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Absent: None City Staff Present: Tracy Jones, Staff Planner Paul Redman, Director of Engineering II. APPROVAL OF MINUTES - AUGUST 23, 2016 The minutes were approved as submitted. III. PUBLIC COMMENT There was none. IV. NEW BUSINESS ZA #16-19/ LANDSCAPE SETBACK VARIATION/ 700 AND 800 EAST ROOSEVELT ROAD/ KEY DEVELOPMENT PARTNERS Pursuant to notice duly published on August 27, 2016 and letters mailed to neighboring property owners on August 25, 2016, Chair Weller called to order the September 13, 2016 public hearing requesting approval of a zoning variation for a building perimeter landscaping setback of 0.0 feet in lieu of the required 8.0 feet to allow the construction and use of a 34,000 square foot health club facility with 238 on-site parking spaces on the property located at 700 and 800 East Roosevelt Road, following the demolition of the two existing commercial buildings. The subject property is approximately 3.5 acres in size and zoned C-3 General Commercial District. Steve Panko, 515 N. State Street, Chicago was sworn in. Mr. Panko 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 34,000 square foot health club facility with 238 on-site parking spaces and two access drives; one off of Chase Street and one off of Roosevelt Road. Health Club Facilities are listed as a permitted use in the C-3 Commercial District. There are no minimum lot size or lot width requirements in this district. Mr. Panko stated that a building perimeter landscaping setback of 0.0 feet is proposed along the west wall of the building in lieu of the required 8.0 feet. The Zoning Ordinance requires foundation plantings a minimum of 8.0 feet in width along the front and sides of the building. With regards to all other zoning requirements, the proposed building and site plan are fully compliant.  Wheaton Planning and Zoning Board September 13, 2016 Page - 2 - of 3 Mr. Panko stated that the site is also subject to a restrictive covenant which created a “No Building Area” on the south 103.0 feet of the lot. A building setback of 42.0 feet is proposed along the south property line in lieu of the 103.0 feet required by the “No Building Area” per the Articles of Agreement Document Number R65-48323 recorded December 3, 1965. This “No Building Area” was adopted when the former car dealership building was constructed. The applicant is requesting the abrogation of the restrictive covenant. The minimum rear yard setback for buildings in the C-3 zoning district abutting residential property is 15.0 feet. Mr. Panko stated that the exterior of the proposed health club facility would be a combination of painted tan masonry with walnut colored metal accent panels. The majority of the building would be 27.0 feet in height with the entrance of the building proposed at 40.0 feet in height. The maximum height allowed by the Zoning Ordinance is 40.0 feet in this zoning district. He added that all rooftop mechanical equipment would be fully screened by structural elements of the building equal in height to the mechanical units. Dan Havlir, 675 N. North Court, Palatine was sworn in. Mr. Havlir stated he was the civil engineering working on the project and that the Wheaton Zoning Ordinance requires 2.75 parking spaces per 1,000 square feet of gross floor area for general business and commercial establishments. Based on this parking ratio and a 34,000 square foot building, a minimum of 94 on-site parking spaces are required. The applicant is proposing 238 on- site parking spaces in lieu of the required 94 on-site parking spaces. Mr. Havlir stated that the landscaping plan has a mix of shade, ornamental and evergreen trees, evergreen and deciduous shrubs as well as ornamental grasses and perennials. The plan shows a mix of plantings around the perimeter of the subject property, with landscaped islands containing varies types of shade trees located throughout the parking lot. Mr. Havlir added that a building perimeter landscape setback of approximately 12.0 feet, containing a mix of foundation plantings and a sidewalk, is proposed on the north side of the building. As previously mentioned, a building perimeter landscaping setback of 0.0 feet is proposed along the west wall of the building in lieu of the required 8.0 feet. The Zoning Ordinance requires foundation plantings a minimum of 8.0 feet in width along the front and sides of the building. He added that the applicant was fine with an eight foot tall fence as recommended by staff. Mr. Panko addressed the variation evidence standards. Mr. Panko 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. Shawn Okpebholo, 815 Pershing Avenue, Wheaton was sworn in. Mr. Okpebholo had concerns with the additional traffic that would be generated, since they don’t have public sidewalks in their neighborhood. He questioned the hours of the facility and whether the building could be moved further north. Steven Moore, 811 S. Chase Street, Wheaton was sworn in. Mr. Moore had concerns with the demolition process, parking lot lights, height of the building and the dumpster location. Julian Czarnecki, 710 Pershing Avenue, Wheaton was sworn in. Mr. Czarnecki had concerns with the access drive off of Chase Street and the additional traffic that would be generated given the number of school buses that service the area. Jan Halm, 701 Pershing Avenue, Wheaton was sworn in. Ms. Halm had concerns with the additional traffic that would be generated, since they don’t have public sidewalks in their neighborhood. She questioned whether the building could be moved further north. Tom Hubek, 805 S. Chase 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.  Wheaton Planning and Zoning Board September 13, 2016 Page - 3 - of 3 Steve Lederman, 626 E. Roosevelt Road, Wheaton was sworn in. Mr. Lederman stated that he owns Wheaton Nursery located directly to the west. He had concerns with the additional traffic that would be generated given the narrowness of Chase Street and his customers not being able to park on Chase Street if the development is approved. Patrick Kelly, 713 Pershing Avenue, Wheaton was sworn in. Mr. Kelly had concerns with the additional traffic that would be generated and drainage. Dan Halm, 701 Pershing Avenue, Wheaton was sworn in. Mr. Halm had concerns with the additional traffic that would be generated. Tom Ryan, 624 Evergreen, Wheaton was sworn in. Mr. Ryan had concerns with the proposed curb cut on Chase Street and parking lot lighting. Carrie Lederman, 626 E. Roosevelt Road, Wheaton was sworn in. Ms. Lederman stated that she owns Wheaton Nursery located directly to the west. She had concerns with the additional traffic that would be generated and her customers not being able to park on Chase Street. The Board discussed the zoning request and decided that additional/ revised information was needed before they were comfortable making a recommendation. The Board requested a traffic/ parking study and a revised west building elevation with windows. The Board also encouraged the applicant to consider eliminating the Chase Street access drive, moving the building further north and adding additional landscaping in the parking lot. Mr. Gudmundson moved and then Mr. Derrick seconded the motion to continue the public hearing until Tuesday, September 27, 2016. V. MISCELLANEOUS There was none. VI. ADJOURNMENT Mr. Derrick moved and then Mr. Gudmundson 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