City of Wheaton Planning and Zoning Board met Oct. 8.
Here is the minutes provided by the board:
I. CALL TO ORDER AND ROLL CALL VOTE
Chair Weller called the October 8, 2019 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
Cecilia Horejs
Mark Plunkett
Dan Wanzung
Scott Weller
Absent: None
City Staff Present: Tracy Jones, Staff Planner
II. APPROVAL OF MINUTES - SEPTEMBER 24, 2019
The minutes were approved as presented.
III. PUBLIC COMMENT
There was none.
IV. NEW BUSINESS
ZA #19-17/ SPECIAL USE PERMIT/ 300 S. CARLTON AVENUE/ STAY FUR FUN, LLC
Pursuant to notice duly published on September 21, 2019 and letters mailed to neighboring property owners on September 19, 2019, Chair Weller called to order the October 8, 2019 public hearing requesting a special use permit to allow a kennel to occupy the existing building located at 300 S. Carlton Avenue with a fenced outdoor play area located at the southwest corner of the existing building. The property is zoned M-1 Manufacturing District.
A letter from Lindsey Wollan, a letter from Michael Fawell and an email from David Horton were incorporated into the record.
Fred Conforti, 227 W. Indiana Street, Wheaton was sworn in. Mr. Conforti stated that he is proposing to open an overnight pet boarding, dog day care and grooming business at 300 S. Carlton Avenue. The existing 10,000 square foot building would be remodeled, and a new 7,000 square foot outdoor play area would be constructed at the southwest corner of the existing building. The outdoor play area would be constructed with artificial grass and a white vinyl fence.
Mr. Conforti stated that an initial build-out of 30 kennels would allow for full operation. A phase two build-out would double the capacity if, and when, business necessitates. According to the applicant, the property could accommodate up to 90 kennels should the business thrive.
Mr. Conforti stated that the proposed hours of operation are 6:30 am to 6:30 pm, Monday through Friday and 8 am to 5 pm, Saturday and closed, Sunday. Parking Lot #9, a Metra commuter lot, is situated to the north and west of the subject property. Most clientele are expected to be commuters dropping their pet off before catching the Metra train.
Mr. Conforti stated that he had prepared a conceptual floor plan as part of his special use permit submittal. The northwest portion of the building includes space for dog kennels, indoor playrooms, lounge rooms, storage supplies, office, mechanical and restrooms. The southeast portion of the building includes space for another indoor playroom.
Mr. Conforti stated that the subject property has an existing parking lot located at the northeast corner of the building for customer parking that contains 14 parking spaces. According to the applicant, employees will park on the east side of the private alley that connects the main portion of the subject property to Childs Street. The applicant shows an additional 10 employee parking spaces on the east side of the private alley. There is an existing shared access easement for the private alley between I Have a Bean (657 Childs Street), Lap of Luxury Pet Resort (703 Childs Street) and the subject property (300 S. Carlton Avenue).
Staff Planner Jones stated that the existing building has an on-site parking ratio of approximately 3.2 parking spaces per 1,000 square feet (32 parking space for the 10,000 square foot building). The applicant is proposing to reduce the on-site parking by replacing the existing 18 stall parking lot at the southwest corner of the building with the new outdoor play area. New parking ratios of 1.4 parking spaces per 1,000 square feet for customers and 2.4 parking spaces per 1,000 square feet for customers/ employees are proposed. The Zoning Ordinance does not include a parking ratio requirement for Kennels where a significant amount of the building square footage is devoted to open spaces for indoor playrooms. However, the general parking requirement, for uses not otherwise defined, is 2.75 parking spaces per 1,000 square feet.
Mr. Conforti stated that he is interested in partnering with Woof Beach or a similar business in the future to consolidate boarding, dog day care, grooming and training services for dogs at one location.
The Board felt that if this type of partnership is reached in the future, a special use amendment would be required to re-evaluate the parking situation at that time.
Mr. Conforti 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.
Steven Davis, 2S685 Summerfield Court, Wheaton was sworn in. Mr. Davis stated that he was the previous owner of 703 Childs Street that is now owned by Lindsey Wollan. He stated that the site plan submitted with the application was incorrect as it included property owned by the 703 Childs Street property. He submitted a copy of the plat or survey for reference. He added that he was not opposed to additional parking being added on the east side of the private alley, but he does not want to see any parking on the portion of the alley owned by 703 Childs Street.
Nick Miller, 2 Wheaton Center, Wheaton was sworn in. Mr. Miller stated that he was the property manager at ReNew Wheaton Center. He stated that he was supportive of the proposed kennel as he believes it would be a benefit to Wheaton and the residents of his apartment complex.
Lindsey Wollan, 801 Lakeside Drive, Wheaton was sworn in. Ms. Wollan stated that she owns the adjacent kennel, Lap of Luxury Pet Resort, at 703 Childs Street. She stated that she was opposed to the City granting a special use permit for the new kennel. She felt the kennels would be too close together and she may lose some of her existing clients to the new kennel. She added that, if approved, it would also negatively impact her property value.
Catherine Schnoebelen, 2 Wheaton Center, Wheaton was sworn in. Ms. Schnoebelen stated that she is a resident of ReNew Wheaton Center and has two dogs. She added that she believes the proposed kennel would be an asset to Wheaton and the residents of the apartment complex.
Ryan Beube, 343 Windsor Court, Wheaton was sworn in. Mr. Beube stated that he was the district manager for Woof Beach. He added that he had received a voicemail from Mr. Conforti, but they have no plans to partner with him at this time.
The Board discussed the application and decided that additional information was needed from the applicant and staff before they make a recommendation. Specifically, the Board requested the applicant provide a revised site plan that omits the property owned by 703 Childs Street. The Board further requested that staff provide additional information on the access easement over the private alley that connects the main portion of the subject property to Childs Street.
Mr. Gudmundson moved and then Mr. Dabovich seconded the motion to continue the public hearing until the Board’s next regular meeting at Tuesday, October 22, 2019. On a voice vote, all voted aye.
V. MISCELLANEOUS
There was none.
VI. ADJOURNMENT
Mr. Dabovich moved and then Mr. Plunkett seconded the motion to adjourn the meeting at 8:16 p.m. On a voice vote, all voted aye.
https://www.wheaton.il.us/AgendaCenter/ViewFile/Minutes/_10082019-1268
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