CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Pass the ordinance granting a conditional use for a vocational or trade school which does not qualify as a Public Assembly Use per Section 6-2-29 of the Naperville Municipal Code at 1601 Bond Street Suite 305 (Phlebotomy Training Specialists) - PZC 24-1-075
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Adam Beaver, AICP, Community Planner
ENTITLEMENTS REQUESTED:
1. A conditional use pursuant to Section 6-8C-3 (I Industrial /Conditional Uses) for a vocational or trade school which does not qualify as a Public Assembly Use per Section 6-2-29 in the I district for Phlebotomy Training Specialists.
BOARD/COMMISSION REVIEW:
The Planning and Zoning Commission considered PZC 24-1-075 on September 4, 2024 and recommended approval of the request (approved 6-0). Staff concurs.
BACKGROUND:
The subject property is located at the southwest corner of Bond Street and Diehl Road. It is zoned I and is developed with a three-story, multi-tenant office building. The petitioner, Phlebotomy Training Specialists, is seeking to utilize approximately the 1,184 square foot suite 305 as a vocational school.
DISCUSSION:
The petitioner requests approval of a conditional use for a vocational school which does not qualify as a Public Assembly Use per Section 6-2-29 of the Naperville Municipal Code at the subject property, pursuant to Section 6-8C-3 (I Industrial District /Conditional Uses) of the Municipal Code.
The petitioner currently operates multiple vocational schools around the country and is looking to expand their business in Naperville. The impact on other businesses within the building as well as the surrounding area is anticipated to be minimal due to the proposed use aligning with the existing tenant mix in the building. The potential impact on surrounding users is further reduced by the petitioner operating a portion of their activities at off-peak hours in the evenings as well as on Saturdays.
The City’s Land Use Master Plan identifies the future place type for the subject property as Employment Center. Staff finds the proposed use to be compatible with this designation as schools are identified as supporting uses in this place type.
Planning and Zoning Commission Action
The Planning and Zoning Commission conducted the public hearing to consider PZC 24-1-075 September 4, 2024. No members of the public provided testimony on the request. Commissioner Wright asked the petitioner to provide additional details about enrollment size and hours of operation, the petitioner provided their weekday, evening, and weekend hours and class sizes. Commissioner Castagnoli asked the petitioner to confirm what they are teaching. The petitioner responded that they teach phlebotomy, which is drawing blood. Commissioner Bansal stated that the use was a good fit for the location and asked the petitioner what the requirements are for joining the program. The petitioner stated that students must be 18 years old and have graduated High School or have a GED or equivalent. Commissioner McDaniel asked the petitioner if they were an accredited institution, the petitioner responded that they are not accredited at this time. the PZC voted to recommend approval of the request (6-0) Staff concurs with the Planning and Zoning Commission’s recommendation.
Key Takeaways
• The petitioner requests conditional use approval pursuant to Section 6-8C-3 (I Industrial District/ Conditional Uses) of the Naperville Municipal Code to operate a vocational school which does not qualify as a Public Assembly Use per Section 6-2-29 of the Naperville Municipal Code. The PZC and staff support the requested conditional use approval.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Conditional Use can be found in the attachments. Staff concurs with the petitioner’s findings and recommends their approval by the City Council.
RELATED FILES
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FISCAL IMPACT:
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