Planning & Zoning Board

December 13, 2016 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Weller called the December 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 Dan Wanzung Scott Weller Absent: Mark Plunkett City Staff Present: Tracy Jones, Staff Planner II. APPROVAL OF MINUTES - NOVEMBER 8, 2016 The minutes were approved with a wording change to the last sentence under New Business #3. III. PUBLIC COMMENT There was none. IV. NEW BUSINESS ZA #16-28/ PUD/ 2040 S. NAPERVILLE ROAD/ THE GLAZIER CORPORATION Pursuant to notice duly published on November 22, 2016 and letters mailed to neighboring property owners on November 18, 2016, Chair Weller called to order the December 13, 2016 public hearing requesting approval of a special use permit for a planned unit development to allow the construction and use of an 8,935 square foot one story, three-tenant retail building with a drive thru service lane on the property located at 2040 S. Naperville Road following the demolition of the existing structure. The subject property will remain zoned C-5 Planned Commercial District. Gaspare Pitrello, 1120 Tyler Drive, Schaumburg was sworn in. Mr. Pitrello stated that he was the architect working on the project. He stated that his client expects the building to contain approximately 5,500 square feet of restaurant use between two users and 3,435 square feet of retail use. 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 figures, a minimum of 92 on-site parking spaces are required. Mr. Pitrello stated that his client is proposing 62 on-site parking spaces in lieu of the required 92 on-site parking spaces. His client has submitted a parking and traffic study that states the two potential restaurant users would have different peak hours, with one being primarily a breakfast/ coffee restaurant and the second being a lunch/ dinner restaurant and thus the proposed 62 on-site parking spaces should accommodate even the busiest customer and employee parking demands. Mr. Pitrello stated that the drive thru would be located on the south side of the building and would provide stacking for 7 to 8 vehicles prior to reaching the north-south drive aisle. The parking and traffic study states that the provided stacking should meet vehicle queuing demand without blocking the north-south drive aisle.  Wheaton Planning and Zoning Board December 13, 2016 Page - 2 - of 2 Mr. Pitrello stated that the exterior of the proposed 8,935 square foot one story, multi-tenant retail building would be of earth-tone masonry construction. Most the building would be 22.0 feet in height with the combined main entrance slightly taller at 26.5 feet in height. The maximum height allowed by the Zoning Ordinance is 40.0 feet in the C-5 zoning district. The elevations show both back and front entrances to each of the three tenant spaces. Mr. Pitrello addressed the special use permit standards as required by the Zoning Ordinance. He stated that the proposed special use permit would not be detrimental to the public health, safety, morals, comfort, convenience, or general welfare of the neighboring property owners. Mr. Gundmundson questioned whether the grade issue at the existing entrance would be resolved. Greg Horejs, 1400 Aurora Way, Wheaton was sworn in. Mr. Horejs stated that he was the engineer working on the project. He stated that the grade issue at the existing entrance would be resolved. Chair Weller questioned whether the applicant was comfortable with the conditions included in the staff report. Mr. Pitrello stated that his client was comfortable with most of the conditions included in the staff report but had an issue with the proposed fence along the south property line as it would limit visibility from the south. The Board suggested that the applicant consider revising the landscape plan to add more landscaping along the south property line in lieu of the fence. This would address the visibility issue raised by the applicant and would create more options for snow removal and storage. However, this would also require an agreement with the adjacent property owner since much of the landscaping would need to be installed on the neighboring property. The Board also suggested adding additional shade trees along the west property line and as much infill landscaping as possible. Mr. Pitrello stated that while his client was comfortable with the total 5,500 square foot limit on restaurant space, his client also had an issue with the second part of the condition that the two restaurants must be alternating time users. The Board felt that based on the parking and traffic study provided either the two restaurant users needed to alternating time users or the overall square footage of the restaurant space needed to be reduced to address the on-site parking shortage. The Board suggested the applicant consider both options and come back to the Board in January with their preference. The Board also wanted clarification on whether both the back and front entrances to each of the three tenant spaces would be public entrances. The Board continued discussion of this item until their next regular meeting on Tuesday, January 10, 2017. V. MISCELLANEOUS There was none. VI. ADJOURNMENT Mr. Gudmundson moved and then Mr. Wanzung seconded the motion to adjourn the meeting at 9:00 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner