City of Wheaton Planning and Zoning Board met July 11.
Here are the minutes provided by the board:
I. Call To Order and Roll Call Vote
Chair Aranas called the Tuesday, July 11, 2023, Wheaton Planning and Zoning Board meeting to order at 7:00 p.m. in-person and via zoom. Upon roll call, the following were:
Roll Call Vote
Present: Nicole Aranas
Chris Dabovich
Chris Derrick
Bob Gudmundson
Dan Wanzung
Absent: Cecilia Horejs
Mark Plunkett
City Staff Present: Tracy Jones, Staff Planner
Joe Tebrugge, Director of Engineering
II. Approval of Minutes - June 13, 2023
The minutes were approved as presented.
III. Public Comment
There was none.
IV. New Business
ZA #23-07/ PUD Amendment/ 2185 W. Roosevelt Road/ Dunkin’
Pursuant to notice duly published on June 23, 2023 and letters mailed to neighboring property owners on June 21, 2023, Chair Aranas called to order the July 11, 2023 public hearing requesting an amendment to the existing planned unit development (PUD) for a bank (Chase) with a drive-thru to allow a restaurant (Dunkin’) with a drive-thru in lieu of the existing bank, all on property commonly known as 2185 W. Roosevelt Road.
Tory Hanna, Torch Architecture was sworn in. Mr. Hanna stated that he was the architect working on the project. He stated that the subject property is zoned C-5 Planned Commercial District with a special use permit for a planned unit development (PUD) to allow the construction and use of a bank with a drive-thru. The building and site improvements were constructed in 2009, however the property has been vacant for several years. His client is requesting an amendment to the existing planned unit development (PUD) for a bank (Chase) with a drive-thru, granted by Ordinance No. F-1415, to allow a restaurant (Dunkin’) with a drive-thru in lieu of the existing bank, all on property commonly known as 2185 W. Roosevelt Road. The existing building and parking lot would remain with some alterations to the building and site to accommodate the proposed use. The property would continue to be zoned C-5 Planned Commercial District.
Mr. Hanna stated that his client is proposing to retain the main customer entrance on the east building elevation facing the parking lot. A new employee door is proposed on the north building elevation and a new drive-thru window, with a combination of gray (tuff block pewter) and wood tone nichiha panels, would be added at the southeast corner of the building. The building exterior would retain the existing metal coping, brick, stone base, doors, and windows. New wall signage would be added on the east and south building elevations. The interior of the building would be completely remodeled to include a dining area, kitchen, drive-thru, sprinkler room, electric room, walk-in cooler, walk-in freezer, back of house, accessible restrooms, and an office.
Mr. Hanna stated that his client is proposing to reconfigure the existing drive-thru on the west side of the building. Traffic would still flow counterclockwise around the existing building, as it does today, however there would be two order lanes (instead of three teller/ ATM lanes) on the west side of the building that would merge into one pick-up lane on the south side of the building. His client is proposing a total of 23 parking spaces, with 17 spaces located in the parking lot and an additional 6 parking spaces located off the drive aisle. One of the existing parking spaces would be sacrificed to allow the reconfiguration of the existing drive-thru. He added that they are proposing to repurpose the existing trash enclosure to the north of the building and monument sign at the southeast corner of the property.
Mr. Hanna stated that his client has submitted a landscape plan that proposes 2,170 square feet of landscaping area within the 18,365 square feet parking area. This exceeds the 10 percent parking lot landscape requirement per the Zoning Ordinance. The plan appears to include a mix of trees, shrubs, ground cover, perennials, annuals, and bulbs, however no planting list was provided. He stated that this list was omitted in error and would be included as part of the building permit submittal.
Mr. Hanna addressed the seven special use standards as required by the Wheaton Zoning Ordinance. He stated that the special use would not be detrimental to the public health, safety, morals, comfort, convenience, or general welfare of the neighboring property owners.
Steve Corcoran, Eriksson Engineering was sworn in. Mr. Corcoran stated that he was the traffic engineer working on the project and that he had completed a traffic report for the proposed project. The adjoining streets are County Farm Road, a DuPage County Highway, and Roosevelt Road, a State of Illinois Highway, both which are very high-volume streets. The respective traffic volumes are approximately 31,000 and 15,000 average daily traffic. The expected traffic from the Dunkin’, which has a peak morning rate of only 113 cars, will not cause traffic flow problems based on volume.
Mr. Corcoran stated that his client has provided a total que length of 10 cars. As such, the proposed site configuration should be able to hold the proposed traffic leading into the site within the proposed development without affecting traffic in the area. Traffic exiting the site can do so with a typical right turn wait time of approximately 17 seconds.
Mr. Corcoran stated that in the next few years, IDOT and DuDOT will be changing the configuration of the Country Farm and Roosevelt intersection to only allow right turns from this development. As such, left turns do not need to be taking into account, and the provided right turn time is more than adequate to allow for free flow of traffic from the site.
Mr. Corcoran stated that the proposed restaurant use would be approximately 2,586 square feet in size. Per the Zoning Ordinance, the restaurant requires 39 parking spaces based on 15 spaces per 1,000 square feet. As part of the amendment to the existing planned unit development (PUD) request, the applicant is proposing an exception to the parking requirement in the Zoning Ordinance to allow a total of 23 parking spaces in lieu of the required 39 parking spaces, which he feels is adequate based on current fast food dining trends favoring drive thru versus indoor dining.
Mr. Gudmundson questioned the size of the Dunkin’ at President and Roosevelt.
Raj Patel, 2940 Showplace Drive, Naperville was sworn in. Mr. Patel stated that he was the zoning applicant and the owner of the President and Roosevelt location. He stated that the President and Roosevelt location was 2,100 square feet and the County Farm and Roosevelt location would be 2,600 square feet.
Mr. Gudmundson questioned whether the proposed intersection improvements would impact the site.
Mr. Corcoran stated that these improvements may reduce the size of the existing parkway area but should not impact the existing parking lot.
Mr. Dabovich moved and then Mr. Derrick seconded the motion to close the public hearing. On a voice vote, all voted aye.
Mr. Wanzung moved and then Mr. Gudmundson seconded the motion to waive their regular rules and vote tonight. On a voice vote, all voted aye.
Mr. Wanzung moved and then Mr. Gudmundson seconded the motion to approve ZA #23-07, requesting an amendment to the existing planned unit development (PUD) for a bank (Chase) with a drive-thru to allow a restaurant (Dunkin’) with a drive-thru in lieu of the existing bank, all on property commonly known as 2185 W. Roosevelt Road, subject to the following conditions:
1. The landscape plan appears to include a mix of trees, shrubs, ground cover, perennials, annuals, and bulbs, however no planting list has been provided. The applicant shall include a planting list as part of his building permit submittal.
2. The preliminary engineering plan shall be subject to further staff review prior to the issuance of a site development permit.
Roll Call Vote
Ayes: Nicole Aranas
Chris Dabovich
Chris Derrick
Bob Gudmundson
Dan Wanzung
Nays: None
Absent: Cecilia Horejs
Mark Plunkett
Motion Passed Unanimously
V. Miscellaneous
There was none.
IV. Adjournment
Mr. Dabovich moved and then Mr. Derrick seconded the motion to adjourn the meeting at 7:28 p.m. On a voice vote, all voted aye.
https://www.wheaton.il.us/AgendaCenter/ViewFile/Minutes/_07112023-2336
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