The purpose of the health services (HS) district is to provide accommodation for the City of Naperville's hospital and medical service campuses and to ensure that they will operate in harmony with the surrounding residential, commercial, and institutional uses. The health services district is intended to provide regulations on a campuswide basis by recognizing the interdependency of the various permitted, conditional, and accessory uses and the resources that are shared between them. The health services district regulations are intended to provide a framework to ensure the harmonious coexistence of the primary and ancillary uses contained therein with respect to the avoidance of the realization of undue adverse aesthetic, environmental, and economic impacts on any property located either inside or outside the district.

(Ord. 07-270, 12-18-2007)

No building, structure, or parcel of land shall be used and no building or structure shall be erected, altered, or enlarged which is arranged, intended, or designed for other than one of the following uses:

1.

Hospitals.

2.

Health clubs and gymnasiums.

3.

Offices—Business or professional.

4.

Offices/clinics—Medical or dental.

5.

Parks, playgrounds and forest preserves.

6.

Schools, nursery schools, preschools and daycare centers accessory to any permitted or conditional use in this district.

7.

Cannabis dispensing organization.

(Ord. 07-270, 12-18-2007; Ord. No. 10-073, § 1, 6-15-2010; Ord. No. 20-088, § 5, 8-18-2020)

The following conditional uses may be permitted in specific situations in accordance with the procedures outlined in Section 6-3-8 and Chapter 4 of this Title, as appropriate:

1.

Antennas in excess of sixty (60) feet in height as measured under Chapter 13 of this Title.

2.

Convalescent and nursing homes.

3.

Development as provided in Section 6-7J-6 of this Article.

4.

Planned unit developments.

(Ord. 07-270, 12-18-2007; Ord. No. 13-162, § 4, 12-17-2013; Ord. No. 20-088, § 5, 8-18-2020)

The uses delineated below shall be accessory only to the permitted and conditional uses for this district. The permitted accessory uses for the district include, but are not limited to, the following:

1.

Eating and drinking establishments.

2.

Education/training/conference facilities.

3.

Heliports.

4.

Parking lots or garages.

5.

Public and private utility facilities.

6.

Retail, general, ancillary to the primary permitted or conditional use.

7.

Services, general, ancillary to the primary permitted or conditional use.

8.

Other uses which are the same general character as the above permitted uses, as determined by the Zoning Administrator.

(Ord. 07-270, 12-18-2007)

The following requirements shall be applicable to all health services districts:

1.

For the purposes of this Title, health services districts shall consist of a single property that complies with all regulations contained herein, or multiple properties complying with the standards of this Title that possess one or more lot lines contiguous to one another. Properties separated by a publicly dedicated right-of-way shall not be considered contiguous to one another.

2.

For the purposes of measuring the height of all structures, proposed or existing, in the health services district, any resulting fractional figure greater than a whole number shall be rounded up to the next whole number.

3.

In the health services district, any tract of land or lot may contain one or more principal buildings, structures or uses and any building, structure or use may be located on one or more lots or tracts of land.

4.

All proposed development shall be comprised of high quality materials consistent with the composition of the existing structures found throughout the health services district and shall enhance the character of the surrounding area through the implementation of innovative design methods based upon character defining architectural principles of a high quality.

5.

All parking facilities located on properties in the health services district shall be treated as common or shared parking facilities for all uses contained within each health services district. The provisions of Subsection 6-9-2.2 of this Title shall not be applicable to the health services district.

6.

The provisions of this Subsection 6-7J-5.6 shall supersede all minimum off street parking requirements found in Section 6-9-3 of this Title, unless stated otherwise herein.

6.1.

All minimum off street parking requirements assessed for structures and uses contained within a health services district shall be calculated in accordance with the provisions of Subsection 6-9-3.6 (off street parking, hospital), of this Title, as detailed below:

6.1.1.

Parking studies addressing demand generated by all structures and all permitted, conditional, accessory, and temporary uses that are present or proposed on a property or group of properties containing a hospital use shall be completed, submitted, and reviewed by City staff on a biennial basis beginning on April 4, 2007, or every two (2) years from the most recent date of issuance of a building permit for the construction of a new structure or an addition to an existing structure. All parking studies shall be completed by the property owner(s) or their designee.

6.1.2.

No building permits shall be issued for the construction of a new structure or additions to an existing structure without the completion, submittal, and staff approval of a parking study addressing parking demand generated by all structures and uses present or proposed on a property or group of properties containing a hospital use. All parking studies shall be completed by the property owner(s) or their designee.

6.1.3.

No building permits shall be issued for the construction of a new structure or additions to an existing structure if the findings of the parking study disclose the presence of an inadequate parking supply for the existing and/or proposed uses and structures, unless said permit is issued by City Council as a conditional use.

6.1.4.

All parking studies mandated by this Subsection shall, at a minimum, address the following specific factors:

6.1.4.1. Current parking supply.

6.1.4.2. Current parking demand.

6.1.4.3. Effective parking supply.

6.1.4.4. Current parking adequacy.

6.1.4.5. Future parking adequacy.

(Ord. No. 07-270, 12-18-2007; Ord. No. 22-044, § 2, 5-3-2022)

Any buildings and structures, and any additions to existing buildings and structures constructed, and any uses established after August 21, 2007, which exceed or vary from the provisions of the health services district shall be processed pursuant to Section 6-3-8, "Conditional Uses", of this Title.

1.

If any building, structure or use exceeds or varies from any of the provisions of the health services district by ten percent (10%) or less, said modification shall be considered a minor change and shall be processed accordingly as set forth in Section 6-3-8 of this Title.

2.

If any building, structure or use exceeds or varies from any of the provisions of the health services district by greater than ten percent (10%), said modification shall be considered a major change and shall be processed accordingly as set forth in Section 6-3-8 of this Title.

3.

A conditional use shall not be granted unless the standards set forth in Subsection 6-3-8.2 of this Title and the following standards are met:

3.1.

Open Spaces: All proposed developments shall mandate the provision of landscaped open spaces between buildings and around setback areas in such a manner to ensure the provision of an adequate level of light and air and to diminish the appearance of height and bulk in relation to the character of the surrounding neighborhood.

3.2.

Materials: All new buildings or structures or additions to existing buildings or structures shall rely primarily upon high quality materials consistent with materials heretofore used to date within the overall development. Materials shall be of a high quality, especially where they are visible from surrounding uses or public rights-of-way. The architecture shall be designed so as to diminish the appearance of height and bulk with relation to the surrounding character of the neighborhood as well as to complement the existing buildings within the overall development.

3.3.

General Site Development: All development actions shall provide landscaping, pedestrian access, automobile access, and parking in such a manner that positively affects the value and enjoyment of the subject property, the provision of municipal services, and the flow of traffic throughout the subject site.

3.4.

Height: The height of the proposed structure shall not result in the imposition of an adverse impact on the surrounding character of the neighborhood and shall be visually compatible with the adjacent buildings within the health services district.

3.5.

Scale Of Building: The size and mass of structures shall enhance and emphasize open spaces designed to provide a buffer between surrounding uses and publicly dedicated rights-of-way and result in interconnectivity throughout the development.

3.6.

Proportion Of Front Facade: The front elevations of all structures shall be visually compatible with the buildings, public ways, and common open spaces to which the building is visually related through the enhancement of the provision of light and open space.

3.7.

Location: All new buildings or structures or additions to existing buildings or structures shall take into consideration surrounding land uses and the required adjacency aspects of the uses within the buildings or structures or additions to existing buildings or structures. The adjacency of uses shall be a factor to be considered in reviewing and approving any conditional use and shall be weighed as a factor when considering the request to exceed or vary from the provisions of the health services district.

3.8.

Economic Factors: Recognizing that the review process for medical facilities is not limited to the City of Naperville, and that the State of Illinois is also required to review any major construction projects for hospital facilities, economic factors shall be weighed as a factor when considering the request to exceed or vary from the provisions of the health services district. Review under this standard will take into consideration the standard set forth in Subsection 6-7J-6.3.7 of this Section, the State process (if any at the time of a request being filed) including the review parameters of the State as they relate to cost allowances, and the overall economic impact to the entity requesting approval. In doing so, the City recognizes the value to the general public health, safety and welfare of both the overall development and the specific request.

3.9.

Need: Any development must demonstrate the operational need for said development.

(Ord. 07-270, 12-18-2007)

1.

The minimum area in the health services district shall be as follows:

1.1.

The minimum area for each health services property shall be five (5) acres.

1.2.

The minimum area for each health services district shall be forty (40) acres.

(Ord. 07-270, 12-18-2007)

There are no lot width requirements in the health services district.

(Ord. 07-270, 12-18-2007)

1.

The minimum yards required in the HS district shall be as follows:

2.

Yards facing major arterial thoroughfares and yards located across publicly dedicated rights-of-way from residentially zoned properties shall abide by the following standards:

2.1.

All new structures and additions to existing structures constructed after August 21, 2007, measuring between zero (0) and sixty (60) feet in height, as calculated in accordance with all provisions of this Title, shall require a minimum 20-foot setback.

2.2.

All new structures or additions to existing structures constructed after August 21, 2007, measuring between sixty-one (61) and ninety (90) feet in height, as calculated in accordance with all provisions of this Title, shall require a minimum 100-foot setback.

2.3.

All new structures or additions to existing structures constructed after August 21, 2007, measuring between ninety-one (91) and one hundred twenty (120) feet in height, as calculated in accordance with all provisions of this Title, shall require a 250-foot setback.

3.

Yards adjacent to residentially zoned properties shall abide by the following standards:

3.1.

All new structures and additions to existing structures constructed after August 21, 2007, measuring between zero (0) and sixty (60) feet in height, as calculated in accordance with all provisions of this Title, shall require a minimum 30-foot setback.

3.2.

All new structures or additions to existing structures constructed after August 21, 2007, measuring between sixty-one (61) and ninety (90) feet in height, as calculated in accordance with all provisions of this Title, shall require a minimum 100-foot setback.

3.3.

All new structures or additions to existing structures constructed after August 21, 2007, measuring between ninety-one (91) and one hundred twenty (120) feet in height, as calculated in accordance with all provisions of this Title, shall require a 250-foot setback.

(Ord. 07-270, 12-18-2007)

1.

The maximum height for all structures in the health services district shall be one hundred twenty (120) feet, as calculated in accordance with the officially adopted building codes enforced by the City.

2.

The floor area ratio for the health services district shall be based upon the gross area of the entire district, which in this instance consists of properties contiguous to one another that share at least one common property line, and not on the individual areas of the properties comprising said district. The maximum allowable floor area ratio for all buildings and structures in the health services district shall be 1.30.

(Ord. 07-270, 12-18-2007)