Planning & Zoning Board

November 14, 2017 WHEATON PLANNING AND ZONING BOARD I. CALL TO ORDER AND ROLL CALL VOTE Chair Weller called the November 14, 2017 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: Nicole Aranas Christopher Dabovich Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Absent: Cecilia Horejs City Staff Present: Tracy Jones, Staff Planner II. APPROVAL OF MINUTES - NOVEMBER 14, 2017 The minutes were approved as presented. III. PUBLIC COMMENT There was none. IV. NEW BUSINESS ZA # 17-24/ SPECIAL USE PERMIT/ 507 S. NAPERVILLE ROAD/ CORD Pursuant to notice duly published on October 28, 2017 and letters mailed to neighboring property owners on October 26, 2017, Chair Weller called to order the November 14, 2017 public hearing requesting a special use permit to allow a 990-square foot one story detached garage to be constructed at 507 S. Naperville Road. Michelle Cord, 507 S. Naperville Road, Wheaton was sworn in. Ms. Cord stated she was the property owner and that they are requesting a special use permit to allow a 990-square foot one story detached garage to be constructed at 507 S. Naperville Road. Article 24.3.1 of the Wheaton Zoning Ordinance requires a special use permit to allow the construction of a detached garage over 700 square feet in size. The existing detached garage would be demolished. Vince Canale, 513 S. Spring Road, Elmhurst was sworn in. Mr. Canale stated that he was the contractor working on the project and that the garage would measure 22 feet wide by 45 feet deep. The garage would maintain the required side and rear setbacks, comply with the required height limit and observe the maximum lot coverage requirement for detached garages in the rear yard. Mr. Canale addressed the special use standards as required by the Zoning Ordinance. He stated that the proposed special use would not be detrimental to the public health, safety, morals, comfort, convenience or general welfare of the neighboring property owners. Mr. Gudmundson questioned the intended use for the detached garage. Ms. Cord stated that the detached garage is intended to house a RV owner by the family.  Wheaton Planning and Zoning Board November 14, 2017 Page 2 of 4 Mr. Gudmundson moved and then Ms. Aranas 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. Wanzung seconded the motion to approve ZA #17-24, subject to the following condition that the exterior of the garage shall be designed to match the exterior of the house in terms of color and materials. Roll Call Vote Ayes: Nicole Aranas Christopher Dabovich Bob Gudmundson Mark Plunkett Dan Wanzung Scott Weller Nays: None Absent: Cecilia Horejs Motion Passed Unanimously ZA # 17-26/ TEXT AMENDMENT AND SPECIAL USE PERMIT/ 140 E. LOOP ROAD/ MC DERMOTT CENTER D/B/A HAYMARKET CENTER Pursuant to notice duly published on October 28, 2017 and letters mailed to neighboring property owners on October 26, 2017, Chair Weller called to order the November 14, 2017 public hearing requesting a text amendment to Article 20.3 of the Wheaton Zoning Ordinance to add Residential (in-patient) Treatment Facilities to the list of uses requiring a special use permit in the C-5 Planned Commercial District. The application is further requesting a special use permit to allow a 16-bed Residential (in-patient) Treatment Facility to occupy the existing building located at 140 E. Loop Road. The property will remain in the C-5 Planned Commercial District zoning classification. Mary Dickson, 400 S. Knoll Street, Wheaton was sworn in. Ms. Dickson stated that she was the attorney representing McDermott Center d/b/a Haymarket Center. She added that Haymarket Center is requesting an amendment to the text of the Wheaton Zoning Ordinance, Article 20.3, C-5 Planned Commercial District to add Residential (in-patient) Treatment Facilities to the list of uses requiring a special use permit in the C-5 Planned Commercial District. Ms. Dickson provided a definition of a Residential (in-patient) Treatment Facility at the public hearing as “A healthcare facility providing residential therapy for substance abuse, metal illness, or behavioral health disorders”. Ms. Dickson stated that strictly an Outpatient Treatment Facility would be considered a business and professional office (which permits medical offices) and would be allowed as a permitted use. The in-patient component of the proposed use represents a small portion of the proposed facility that would otherwise be permitted. Staff Planner Jones stated that the stated purpose of the C-5 Planned Commercial District “Is to accommodate retail and service businesses whose service area is not confined to any one neighborhood but from a wider trade area. Structures located in this district vary from freestanding buildings to large shopping centers. Shopping  Wheaton Planning and Zoning Board November 14, 2017 Page 3 of 4 centers and developments which minimize access points and signage while maximizing aesthetics are the preferred type of development. In most instances, the C-5 Planned Commercial District is located along or at the convergence of arterial thoroughfares.” Staff Planner Jones stated that the C-5 Planned Commercial District is located primarily on Naperville Road between Blanchard Street on the north and Butterfield Road on the south. Secondary areas of C-5 Planned Commercial District developments also exist on Geneva, Roosevelt and Butterfield Roads. The minimum lot area in the C-5 Planned Commercial District is 1.5 acres. Staff Planner Jones stated that current permitted uses in the C-5 Planned Commercial District include an extensive variety of retail and service business ranging from animal hospitals to variety stores. Current special uses in the C-5 Planned Commercial District include any use involving sales or service directly to customers in vehicles, automobile service stations, banquet facilities, convenience filling stations, car washes, fast food and drive-in restaurants and hotels. Ms. Dickson stated that provided that the text amendment to add Residential (in-patient) Treatment Facilities to the list of uses requiring a special use permit in the C-5 Planned Commercial District is approved, the application is further requesting a special use permit to allow a Residential (in-patient) Treatment Facility to operate out of the existing building located at 140 E. Loop Road. Ms. Dickson stated that the subject property located at 140 E. Loop Road is zoned C-5 Planned Commercial District, .2.73 acres in size and is currently improved with a 11,723-square foot, one-story brick building that was originally constructed in 1996 per City Ordinance No. E-4146. It was previously used as a Business and Professional Office for Loyola University Medical Center. Dan Lustig, 120 N. Sangamon, Chicago was sworn in. Dr. Lustig stated that he is the President and CEO of Haymarket Center. He added that Haymarket Center was founded in 1975 by the late Monsignor Ignatius McDermott and Dr. James West. Their stated mission is “To aid people with substance use disorders in their recovery by providing comprehensive behavioral health solutions”. Dr. Lustig stated that they are proposing a 16-bed Residential (in-patient) Treatment Facility at this location. In-take of patients will occur between 8:30 am to 8:00 pm, Monday through Saturday. Certified addiction counselors and licensed staff will be on-site eighteen hours per day with support staff on-site in shifts. Security staff will be continuously on-site and the interior will be video monitored for additional security. Residential patients will be treated for a variable length of stay and will not have off-site privileges during the treatment period unless it is for medical purposes and then the patients will be supervised by staff when off-site. Dr. Lustig provided a floor plan of the building. The in-patient area includes one waiting area, thirteen offices, three group rooms, one workout room and eight combined residence rooms (for sixteen occupants). The clinic area includes one waiting area, one office, three exam rooms and one lab. Ms. Dickson addressed the special use permit standards as required by the Wheaton Zoning Ordinance. She 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. She added that the facility would not negatively impact the City’s EMS services and the facility would meet all the State licensing requirements. Ms. Dickson stated that the site has sixty-one on-site parking spaces. She added that her client believes the existing parking spaces would surpass their parking need. Ms. Dickson stated that some of the landscaping shown on the approved landscape plan has died over the years (ash trees in particular) and has not been replaced. She added that her client is willing to replace the missing and/or dead landscaping so that the number, quality, and character of the landscaping shall not be less than that which is illustrated on the approved landscape plan.  Wheaton Planning and Zoning Board November 14, 2017 Page 4 of 4 Mr. Dabovich moved and then Mr. Plunkett seconded the motion to continue the public hearing until the Board’s next regular meeting on Tuesday, December 12, 2017 to give staff time to review the definition for Residential (in- patient) Treatment Facilities that was provided by the applicant at the public hearing. On a voice vote, all voted aye. V. MISCELLANEOUS There was none. VI. ADJOURNMENT Mr. Gudmundson moved and then Mr. Wanzung seconded the motion to adjourn the meeting at 8:30 p.m. On a voice vote, all voted aye. Respectfully submitted, Tracy L. Jones, Staff Planner