City of Wheaton Planning and Zoning Board met May 23
Here are the minutes provided by the board:
I. Call To Order and Roll Call Vote
Chair Aranas called the Tuesday, May 23, 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
Bob Gudmundson
Cecilia Horejs
Mark Plunkett
Absent: Chris Derrick
Dan Wanzung
City Staff Present: Tracy Jones, Staff Planner
II. Approval of Minutes - May 9, 2023
The minutes were approved as presented.
III. Public Comment
There was none.
IV. New Business
ZA #23-10/ Special Use Permit/ 1501 E. Roosevelt Road/ Restoration Dental Group
Pursuant to notice duly published on May 4, 2023 and letters mailed to neighboring property owners on May 3, 2023, Chair Aranas called to order the May 23, 2023 public hearing requesting an amendment to the existing special use permit for a Beauty Shop, granted by Ordinance No. E-3417, to allow a special use permit for a Business and Professional Office (Dentist) in lieu of the Beauty Shop, all on property commonly known as 1501 E. Roosevelt Road, Wheaton, IL 60187.
Tom Kubik was sworn in. Mr. Kubik stated that he was representing EHI Construction and that his company would be the contractor working on the project. He added that his company specializes in buildouts for medical offices.
Mr. Kubik stated that his clients, Crystal Shah and Shelly Hingle, are requesting an amendment to the existing special use permit to allow a Business and Professional Office (Dentist) in lieu of the Beauty Shop. The existing building and parking lot would remain, and the property would continue to be zoned R-7 Residential District.
Mr. Kubik stated that currently, the building has two primary entrances and one secondary entrance on the west building elevation facing the parking lot. His clients are planning to remove the primary entrance at the southwest corner of the building and replace it with a window. The other primary entrance and the secondary entrance further north on the west building elevation would remain but the existing wood doors would be replaced with new storefront aluminum door systems. The first floor of the building would be completely remodeled to include a waiting area, business office, restrooms, storage, consultation, x-ray, staff lounge, private office, mechanicals storage, lab, and ten exam rooms. The second floor of the building would remain as is and be used solely for storage, as it is today for the Beauty Shop.
Mr. Kubik stated that the parking lot contains 25 parking spaces, including 2 handicapped accessible spaces. The Zoning Ordinance requires 4.5 parking spaces per 1,000 square feet for dental offices. With a main floor square footage of 3,185 square feet, only 14 parking spaces are required. No additional parking is required for the second floor space since it would be used solely for storage.
Mr. Kubik stated that there is an existing monument sign situated just south of the existing building. His clients are proposing to repurpose the existing sign by installing new face inserts with their business name and logo.
Mr. Kubik addressed the seven special use questions as required by the Wheaton 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.
Chair Aranas questioned whether there were plans to add additional staff at the new location.
Crystal Shah and Shelly Hingle were sworn in. Ms. Shah and Ms. Hingle stated that they plan to add additional support staff but no additional dentists.
Mr. Dabovich questioned the reason for condition 3 in the staff recommendation pertaining to future parking lot improvements.
Mr. Gudmundson stated that the subject property was designed to store surface storage in the parking lot during heavy storms and staff needs to verify that it was installed per plan before any additional parking lot improvements are permitted.
Mr. Plunkett stated that there was no existing screening for the AC Condenser, and he recommended adding screening as a condition of approval. The rest of the Board concurred.
Chair Aranas questioned whether the applicant was agreeable to adding the screening. Ms. Shah and Ms. Hingle stated that they were agreeable to adding the screening.
Jeffrey Levant was sworn in. Mr. Levant stated that he was the current property owner. He stated that they have owned the property for thirty years and they have never experienced any flooding issues in the parking lot or complaints from the neighbors about the noise from the AC Condenser.
Chair Aranas stated that condition 3 in the staff recommendation, pertaining to future parking lot improvements, had already been addressed through the testimony provided at the public hearing. She questioned whether the applicant was agreeable to condition 1 in the staff recommendation, pertaining to the existing privacy fence and dumpster enclosure and condition 2 in the staff recommendation, pertaining to additional landscaping.
Ms. Shah and Ms. Hingle stated that they were agreeable to both condition 1 and 2 in the staff recommendation.
Mr. Gudmundson moved and then Mr. Plunkett seconded the motion to close the public hearing. On a voice vote, all voted aye.
Mr. Gudmundson moved and then Mr. Dabovich seconded the motion to waive their regular rules and vote tonight. On a voice vote, all voted aye.
Mr. Dabovich moved and then Mr. Gudmundson seconded the motion to approve ZA #23-10, subject to the following conditions:
1. While the existing privacy fence and dumpster enclosure are older, they are still providing the required screening at this time, however if they fall into disrepair in the future, the property owner shall be required to replace them.
2. Additional landscaping shall be installed along the west property line (from the southern edge of the privacy fence to the southern edge of the parking lot), within the parking lot island, along the south building elevation and around the base of the monument sign. Once installed, if any of the new landscaping dies, the property owner shall be required to replace it.
3. The City does not have an As-Built for the project proving that the detention was installed correctly. As such, no future work shall be performed in the parking lot without proving that the required detention is present, and if not present, bringing the detention into compliance.
4. Screening for the AC Condenser shall be installed.
Roll Call Vote
Ayes: Nicole Aranas
Chris Dabovich
Bob Gudmundson
Cecilia Horejs
Mark Plunkett
Nays: None
Absent: Chris Derrick
Dan Wanzung
Motion Passed Unanimously
V. Miscellaneous
There was none.
IV. Adjournment
Ms. Horejs moved and then Mr. Dabovich seconded the motion to adjourn the meeting at 7:24 p.m. On a voice vote, all voted aye.
https://www.wheaton.il.us/AgendaCenter/ViewFile/Minutes/_05232023-2299
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