PLAN COMMISSION MINUTES JULY 14, 2016

Transcription

1 PLAN COMMISSION MINUTES JULY 14, 2016 The meeting was called to order by Chairperson Mary Loch at 7:00 p.m. Plan Commissioners David Allen, Terra Costa Howard, Angela Fanella, Jeff Girling, Tracy Heming-Littwin, James Ozog and Lyn Whiston were present. Plan Commissioners Philip Hartweg and Ray Whalen were excused. Also present were Trustee Liaison Dean Clark, Village Planner Michele Stegall, Village Planning Intern Christiana Cabrera, Village Planning Intern William Kolschowsky and Recording Secretary Barbara Utterback. No general comments on non-agenda items were made by the public at this Plan Commission meeting. Plan Commissioner Heming-Littwin moved, seconded by Plan Commissioner Allen, to approve the minutes of the May 12, 2016 Plan Commission minutes. The motion carried unanimously by voice vote. Plan Commissioner Heming-Littwin moved, seconded by Plan Commissioner Girling, to approve the minutes of the June 23, 2016 Plan Commission minutes. The motion carried unanimously by voice vote. Two public hearings were on the agenda for Glen Ellyn Dentistry at 462 Prospect Avenue and Sunshine Dance Project Studio at 515 Crescent Boulevard. PUBLIC HEARING 462 PROSPECT AVENUE, GLEN ELLYN DENTISTRY A PUBLIC HEARING WITH DISCUSSION, CONSIDERATION AND RECOMMENDATION REGARDING REQUESTS FOR APPROVAL OF SPECIAL USE PERMITS AND ZONING VARIATIONS TO ACCOMMODATE THE RELOCATION OF GLEN ELLYN DENTISTRY FROM 577 PENNSYLVANIA AVENUE TO THE VACANT BUILDING AT 462 PROSPECT AVENUE. THE SUBJECT PROPERTY IS LOCATED ON THE WEST SIDE OF PROSPECT AVENUE BETWEEN PENNSYLVANIA AVENUE AND DUANE STREET IN THE C5B CENTRAL BUSINESS DISTRICT, CENTRAL SERVICE SUBDISTRICT. (Glen Ellyn Dentistry, contract purchaser) Plan Commissioner Whiston moved, seconded by Plan Commissioner Heming-Littwin, to open the public hearing. The motion carried unanimously by voice vote. Staff Presentation Village Planner Michele Stegall and Village Planning Intern William Kolschowsky were present to speak on behalf of the subject project. Mr. Kolschowsky stated that Glen Ellyn Dentistry is the contract purchaser of the property at 462 Prospect Avenue and is represented at this meeting by Attorney Bradley Staubus.

2 PLAN COMMISSION -2- JULY 14, 2016 Mr. Kolschowsky stated that the petitioner is requesting approval of special use permits and zoning variations and these requests are being made to accommodate the renovations of the existing building on site to house a dental clinic. He stated that if the special use permits and zoning variations are approved, Glen Ellyn Dentistry would relocate from its current office at 577 Pennsylvania Avenue where they have been located for nine years to the subject site. Mr. Kolschowsky stated that the special use permits being requested are to allow a dental clinic in the C5B District in accordance with Section (B) of the Zoning Code and to allow a private parking garage in the C5B District in accordance with Section (B) of the Zoning Code. Mr. Kolschowsky stated that variations are also being requested from Section (H) of the Zoning Code to allow landscape islands to be less than the size of parking spaces as required per code and from Section (F)2 of the Zoning Code to allow a minimum driveway width of 11 feet ¾ inches in lieu of the 12 feet required per code. Mr. Kolschowsky displayed a view of the subject property and stated it is on the west side of Prospect Avenue just north of the railroad tracks and slightly south of Pennsylvania Avenue. He displayed a view of the surrounding area which is zoned C5B with the exception of the railroad right-of-way which is zoned Conservation Recreation. Mr. Kolschowsky stated that a dental clinic is classified as a clinic where there are more than two licensed professionals and that Glen Ellyn Dentistry currently has seven employees. He then displayed a current photo of the subject building and the proposed elevations. He added that the proposed building, including the garage, is approximately 3,300 square feet although the square footage of the building to be used for the dental clinic is slightly more than 2,500 square feet. He also stated that the new space would be approximately 1,800 square feet larger than the current space and the hours of operation are general business hours with some morning hours open as early as 7:30 a.m. and some afternoons being open as late as 7:00 p.m. He stated that the dental clinic will also be open one Saturday per month during the summer. Mr. Kolschowsky stated that the petitioner is requesting a special use permit to allow an indoor private garage. He added that there are ten parking spaces on the site at this time and with the proposed change in use, the square footage of the building calculated for parking (excluding the bathroom and closets) is 2,552 square feet which requires 13 parking spaces. He added that the site plan indicates that 13 parking spaces have been provided although one of the parking spaces is in an indoor garage and a special use is being requested for that parking space. Mr. Kolschowsky stated that a variation is being requested to allow landscape islands less than the size of parking spaces in the lot as required per code. He added that landscape islands, per code, must be provided at the end of each parking row, however, due to the configuration of the site, the subject landscape islands are not equal to the size of a parking space. He added that additional landscaping will be located near the entrance of the building on the streetfacing wall in addition to the southwest corner. Mr. Kolschowsky stated that the second variation being requested is regarding a minimum driveway width of 11 feet 4-3/4 inches in lieu of the required 12 feet that would be between the side of the wall and a parking space.

3 PLAN COMMISSION -3- JULY 14, 2016 Mr. Kolschowsky stated that, regarding lighting, one exterior wall sconce is proposed and he indicated its location for the Plan Commissioners. Mr. Kolschowsky added that that the petitioner appeared before the Architectural Review Commission last night where they were unanimously approved for exterior appearance. Petitioner s Presentation Dr. Charise Petrelli, 577 Pennsylvania Avenue, Glen Ellyn, Illinois; Ben Petrovic, 577 Pennsylvania Avenue, Glen Ellyn, Illinois; Betsy Gensburg, Architect, 105 Revere Drive, Schaumburg, Illinois; and Brad Staubus, Attorney, 7055 Veterans Boulevard, Berwyn, Illinois were present. Mr. Staubus, the petitioner s attorney, stated that 462 Prospect Avenue is currently under contract to the petitioner subject to the approval of certain variances and special use permits. He stated that the subject property has been vacant for a long period of time. He stated that Glen Ellyn Dentistry would like to purchase that property and renovate the building into a dental office in order to relocate their dental practice to the new location. Mr. Staubus stated that the current condition of the property is bad and he displayed and described elevations and renderings of the property. He added that the front of the building will have a new façade and front entrance. He added that the parking lot will also be replaced and that cars will park in the rear. Mr. Staubus stated that Glen Ellyn Dentistry has been practicing at 577 Pennsylvania Avenue for the last nine years and that Dr. Petrelli also lives in Glen Ellyn. He stated there are seven employees at the dental office which will remain the same after the move. He also stated that the current office space is approximately 875 square feet and the new space will be approximately 2,500 square feet. He also stated that dental care at this office is for adults and children and Dr. Petrelli would like to keep her practice in Glen Ellyn because the majority of her patients are from this location. He displayed a map that indicated other dentists and/or orthodontists in Glen Ellyn and stated that the subject property will be consistent architecturally with other businesses in the area. Mr. Staubus stated that the difficulty with the subject property is its orientation and he displayed and described the surrounding area. He added that the shape of the property is unusual and narrows toward the back which makes it difficult to fit in all of the parking spaces. He added that, therefore, the one special use request is for one private garage. Mr. Staubus stated that two variations are being requested. He stated that the first variation is for landscape islands less than the size of the parking spaces in the lot required per code because there are only certain areas on the site where landscaping will fit due to the unusual shape and traffic pattern of the site.

4 PLAN COMMISSION -4- JULY 14, 2016 Mr. Staubus stated that the second variation being requested is for minimum driveway width between the wall and the parking spaces of 11 feet 4-3/4 inches in lieu of 12 feet as required per code. He added that eliminating four parking spaces would be the only solution to meeting the code, however, only five parking spaces would remain which would make it difficult to operate the proposed business. Responses to Questions from the Plan Commission Plan Commissioner Whiston asked where stormwater will run off the site and if it would impact the nearby properties. Architect Gensburg responded that they have not yet researched the stormwater runoff, however, plan to redo the entire lot which will require calculations. She added that she felt water would go toward the railroad or out to the street and not to the BMO Harris property. Plan Commissioner Heming-Littwin asked where snow will be removed to, and Ms. Gensburg responded that there is an available corner in the southwest corner of the subject property. Mr. Staubus verified for Plan Commissioner Heming-Littwin that two parking spaces would contain snow if there was a heavy snowfall which would reduce the available parking. Plan Commissioner Heming-Littwin also stated that as it looks like there will be a flow around the building in one side and out the other side, is it the petitioner s plan to turn right only onto Prospect Avenue. She added that she would like a right-turn only out of the site and will recommend that the police review cars exiting this site. Ms. Stegall responded to Plan Commissioner Allen that the required length of a parallel parking place is 24 feet. Plan Commissioner Allen asked why the location of the main entry is on the north which is the farthest location from the parking spaces. Mr. Staubus indicated a space that is a loading zone rather than a parking space. He stated that the back spaces would be for employees, the patients would park closer to the entrance and they will have the required number of parking spaces. Mr. Petrovic added that employees may be able to park across the street in leased spaces. Dr. Petrelli responded that there are currently three operatories in their office, however, eight operatories are planned for patients in the future. Mr. Staubus responded to Plan Commissioner Allen that there is no leased space involved in the sale of the subject property. Dr. Petrelli responded to Plan Commissioner Heming-Littwin that dental equipment will be stored in the garage area. Persons in Favor of or in Opposition to the Requests Ken Kloss, 350 Ridgewood Avenue, Glen Ellyn, Illinois stated that his family owned a house in the subject area for the past ten years. He stated that the intersection at Pennsylvania and Prospect is extremely confusing with long delays. He stated he agrees with a right-turn only at the subject property because it is very difficult to exit that property. He also was appreciative that the petitioner plans to re-do the surface of the property as it collects a lot of water. Plan Commissioner Heming-Littwin moved, seconded by Plan Commissioner Fanella, to close the public hearing. The motion carried unanimously by voice vote.

5 PLAN COMMISSION -5- JULY 14, 2016 Comments from the Plan Commission Plan Commissioner Ozog felt that the proposed project was great and that the package presented by the petitioner was well prepared. He felt that the Village owes the petitioner a thank you for redeveloping property that is an eyesore. He did not feel there is a need for a right-turn only as people will want to turn left when the train gates are down and added that he feels that the Prospect/Pennsylvania intersection is confusing. He added that he will vote for the project as is. Plan Commissioner Whiston appreciated that the subject property will be developed as the property is currently an eyesore. He was in favor of the Police Department reviewing the proposed project to see if a right-turn only at that location is appropriate. He also appreciated that the standard for parking spaces would be met at the subject site and was in favor of the project. Plan Commissioner Fanella was appreciative that the petitioner was improving a property that is an eyesore and stated she is in favor of the proposed project. She stated that she would be in favor of a right-turn only sign if most of the Plan Commissioners were also in favor although she was not sure if the volume of traffic at the subject site would necessitate that type of sign. She thanked the petitioner for building her business in Glen Ellyn and keeping it in Glen Ellyn. Plan Commissioner Howard stated that the petitioner has met the requirements for variations and special use permits. She felt that cleaning up the subject property will enhance the nearby park as well as the community. She also felt that the Police Department rather than the Plan Commission should review traffic conditions at this site. Plan Commissioner Girling stated he was in favor of the proposal. He asked staff if the petitioner would be required to return to the Plan Commission for a police review and Mr. Kolschowsky responded they would not if a review was a condition of approval. Plan Commissioner Allen was supportive of the variations and special use permits. He stated that one of the challenges regarding this location is the potential increased traffic in all directions with additional developments in the area. He stated he would be supportive of the police review condition and would also be supportive of the flow being changed to remove the southern driveway and just have the northern driveway. He also was supportive of removing some of the parking spaces to a different location on the lot. Plan Commissioner Heming-Littwin stated, in general, she is supportive of the proposal as is, however, is concerned with safety in the area. She also stated she would like it noted that there is proper drainage in the area to cover all of the pavement that will be in that area and that whatever is necessary is being done since drainage has not yet been looked at. Chairperson Loch stated she is also in favor of the subject proposal and felt the petitioner has done a great job with a very difficult lot. She added that the proposal seems like a fine solution although some difficulties still need to be ironed out. Motion Plan Commissioner Whiston moved, seconded by Plan Commissioner Heming-Littwin, that after conducting a public hearing and deliberating on the request of Glen Ellyn Dentistry for approval of Special Use Permits and Zoning Variations to accommodate the renovation of the existing building at 462 Prospect Avenue, the Plan Commission adopted the findings of fact in the

6 PLAN COMMISSION -6- JULY 14, 2016 petitioner s application packet dated July 6, 2016 and presented by the petitioner at the July 14, 2016 Plan Commission public hearing as well as the findings included in the deliberations of the Plan Commission and recommended approval of the following Special Use Permits and Variations from the Glen Ellyn Zoning Code: 1. A Special Use Permit for a Dental Clinic in accordance with Section (B) of the Zoning Code. 2. A Special Use Permit for a private parking garage in accordance with Section (B) of the Zoning Code. 3. A Variation from Section (H) to allow landscape islands less than the size of parking spaces in the lot as required by Code. 4. A Variation from Section (F)2 to allow a minimum driveway width of 11 feet 4-3/4 inches in lieu of the 12 feet as required by Code. The recommendation for approval was subject to the following conditions: 1. The project shall be constructed in substantial conformance with the plans as submitted and the testimony as presented at this meeting. 2. Subject to a review by the Police Department whether a right-turn only condition should be imposed on the exit from the subject property. The motion carried with eight (8) yes votes and zero (0) no votes as follows: Plan Commissioners Whiston, Heming-Littwin, Allen, Howard, Fanella, Girling, Ozog and Chairperson Loch voted yes. PUBLIC HEARING 515 CRESCENT BOULEVARD, SUNSHINE DANCE PROJECT STUDIO A PUBLIC HEARING WITH DISCUSSION, CONSIDERATION AND RECOMMENDATION REGARDING A REQUEST FOR APPROVAL OF A SPECIAL USE PERMIT TO ALLOW A DANCE SCHOOL AT 515 CRESCENT BOULEVARD. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTH SIDE OF CRESCENT BOULEVARD BETWEEN MAIN STREET AND PROSPECT AVENUE IN THE C5A CENTRAL BUSINESS DISTRICT, CENTRAL RETAIL CORE SUBDISTRICT. THE PETITIONER IS PROPOSING TO EXPAND AND RELOCATE FROM THEIR EXISTING SPACE ACROSS THE STREET FROM THE SITE. (Sunshine Dance School Project, Lessee at 460 N. Main Street) Plan Commissioner Heming-Littwin moved, seconded by Plan Commissioner Fanella, to open the public hearing. The motion carried unanimously by voice vote. Staff Presentation Village Intern Christiana Cabrera stated that Sheri and Tom Dahl, current lessees of 460 N. Main Street and owners of the Sunshine Dance Project Studio, are requesting approval of a Special Use Permit to allow a dance studio to occupy a portion of the existing building at 515 Crescent Boulevard which is across the street from their current location in the C5A Central Retail Core Zoning District. Ms. Cabrera stated that surrounding areas include the C5A, C5B and Conservation Recreation zoning districts. Ms. Cabrera stated that the existing Sunshine Dance Project Studio space has one waiting area and one dance space, however, the move to 515 Crescent Boulevard would allow the studio to add an additional dance space as well as expand their waiting area. She added that the

7 PLAN COMMISSION -7- JULY 14, 2016 addition of a second dance space would allow the studio to host two classes at the same time. Ms. Cabrera added that this Special Use Permit application has been reviewed by the Village Planning and Development Department. Petitioner s Presentation Sheri and Tom Dahl, 460 N. Main Street, Suite 101, Glen Ellyn, Illinois, owners of Sunshine Dance Project Studio, were present to speak on behalf of their requested Special Use Permit. She stated that they had appeared before the Plan Commission approximately five years ago to ask for a Special Use Permit for their current location. She stated that their business has grown every year with five additional teachers and classes increasing from 25 classes to 37 currently. She also stated that there are two studios within the proposed space along with a much larger waiting room that will allow them to sell merchandise. She added that the expansion is a bit better for the way people drive in to the parking lot and there will not be as much traffic from Main Street when children are being dropped off. She also stated that the build-out is mainly to the interior with extra walls, mirrors and a dance floor. Ms. Dahl stated that dance classes are in session almost every day from 9:00 a.m. to 9:00 p.m. Responses to Questions from the Plan Commission Plan Commissioner Ozog referred to a letter from Attorney William E. Jegen, owner of the subject property, asking that the Plan Commission initiate an amendment to the Zoning Code to allow certain uses in the Central Business District instead of requiring the petitioners to request a Special Use Permit. Plan Commissioner Ozog asked if the Plan Commission can initiate that request as this process is expensive for a petitioner and offered to begin that process in the near future. Plan Commissioner stated that she concurred with Plan Commissioner Ozog. Ms. Stegall responded that one of the powers of the Plan Commission is to recommend changes to the Zoning Code. Plan Commissioner Heming-Littwin asked what the required percentage is for retail space in the subject space, and Ms. Stegall responded 25 percent of the floor area. Ms. Stegall responded to Plan Commissioner Girling that no retail was required at the petitioners current space and that retail is not part of the code. Ms. Stegall responded to Plan Commissioner Heming-Littwin that a requirement for retail has consistently been placed on Special Use Permits in recent years. Ms. Dahl responded to Plan Commissioner Heming-Littwin that they plan to sell dance supplies such as costumes for recitals, required apparel such as leotards and tights, ballet skirts and jazz pants and many styles of dance shoes in their space which would be easy for customers to purchase when at the site. Plan Commissioner Whiston was pleased that this business has thrived and is expanding to a larger location. He asked the petitioners if they anticipate that the drop-off and pick-up will be about the same as with their existing location. Ms. Dahl responded that there will be more

8 PLAN COMMISSION -8- JULY 14, 2016 drop-offs and pick-ups from 4:00 p.m. to 9:00 p.m. as there will be two classes happening at the same time during that period. She added that drop-off information will be on their website and hoped drivers will utilize the nearby parking lot to park and walk their children to the space. Mr. Dahl added that they would be able to carry inventory at their new space and will be able to explore additional revenue streams. Persons in Favor of or in Opposition to the Requests No persons spoke in favor of or in opposition to this request. Plan Commissioner Heming-Littwin moved, seconded by Plan Commissioner Fanella, to close the public hearing. The motion carried unanimously by voice vote. Comments from the Plan Commission Plan Commissioner Heming-Littwin thanked the petitioners for having their business in Glen Ellyn. She stated that other businesses have been required to have a certain percentage of retail in the downtown area and many of those businesses were not as close to the Main Street corridor as the subject business. She stated that she would approve this Special Use Permit as long as a condition was put in to have the same conditions that have been used in the past for retail space. She also added that this business will pull people into the downtown. Plan Commissioner Allen stated he was happy with the project and was supportive regarding the retail condition. He stated that although conditions stay with a property, he felt this approval condition should be limited to a dance studio. Plan Commissioner Girling stated he was supportive of the project. Plan Commissioner Fanella also was supportive and added that she appreciated that this dance studio brings people into Glen Ellyn who visit the shops. Plan Commissioner Whiston was also in favor of the proposed project however added that he has a philosophical problem with requiring a certain amount of retail and asked if perhaps dentists should sell a certain amount of products. He added that he will vote in favor of the proposal. Plan Commissioner Ozog stated this approval is a no-brainer and thanked the petitioners for increasing their space in town. He added that he agreed with Plan Commissioner Whiston regarding putting conditions regarding retail on businesses as he was supportive of permitting businesses to open without red tape. Plan Commissioner Howard also supported the proposed project. She added that she agreed with Plan Commissioners Whiston and Ozog regarding retail sales, adding that businesses feed other businesses. She added the petitioners plan is wonderful for the community. Chairperson Loch stated that she agreed with the Plan Commissioners comments and wished the petitioners continued success. She added that she likes retail in spaces and was pleased that the petitioners were enthusiastic about selling dance products.

9 PLAN COMMISSION -9- JULY 14, 2016 Motion Plan Commissioner Heming-Littwin moved, seconded by Plan Commissioner Allen, that after considering the application of Sunshine Dance Project Studio for approval of a Special Use Permit to allow a dance studio to occupy a portion of the existing building located at 515 Crescent Boulevard, the Plan Commission hereby adopts the findings of fact in the petitioners application packet and as presented by the petitioners at the July 14, 2016 Plan Commission public hearing as well as the findings included in the deliberations of the Plan Commission and recommends approval of the requested Special Use Permit in accordance with Section of the Glen Ellyn Zoning Code. The recommendation for approval was subject to the following conditions: 1. The project shall be constructed in substantial conformance with the plans as submitted and the testimony as presented at the public hearing of the Plan Commission. 2. A designated retail area no smaller than the area proposed in the initial drawings will be required as long as this remains a dance studio. The motion carried with eight (8) yes votes and zero (0) no votes as follows: Plan Commissioners Heming-Littwin, Allen, Howard, Fanella, Girling, Ozog, Whiston and Chairperson Loch voted yes. Trustee Report Trustee Liaison Clark stated that the groundbreaking of the Police Station was held on July 5, 2016, a new letter of intent was adopted for the new police records management system and Hill Avenue toward Lombard will be closed for six months. He also stated that the Intelligentsia Bike Race will be held this weekend in the Lake Ellyn area and the Jazz Off will be held this Saturday in the downtown. Plan Commissioner Heming-Littwin asked Trustee Liaison Clark how patio spaces came to be built in front of Enza s in the downtown. Trustee Liaison Clark stated there are two spaces are being used for dining and that this is a temporary issue that will go away in the fall and return in the spring. Plan Commissioner Heming-Littwin stated that there are people in town unhappy about two parking spaces being used as a dining area. Chairperson s Report Chairperson Loch announced that this is Michele Stegall s last meeting as she is moving out of state and thanked her for her service to Glen Ellyn. Staff Report Ms. Stegall stated there were two items on the next Plan Commission agenda and Mr. Kolschowsky elaborated on some upcoming items.

10 PLAN COMMISSION -10- JULY 14, 2016 Plan Commissioner Fanella moved, seconded by Plan Commissioner Heming-Littwin, to adjourn the meeting at 8:45 p.m. The motion carried unanimously by voice vote. Prepared by: Barbara Utterback Recording Secretary