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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: May 18, 2023
SUBJECT:
A Resolution Approving the Final Plat for Associated Bank Subdivision, Located at 301 West Galena Boulevard. (First Midwest Group - 23-0307 / AU21/2-23.180-FSD/V - SB - Ward 2)
PURPOSE:
The Petitioner, First Midwest Group, is requesting approval of a Final Plat for Associated Bank Subdivision, located at 301 West Galena Boulevard, which consists of one (1) new lot to be dedicated with a Cross Access Easement and City Easements.
BACKGROUND:
The Subject Property is zoned B-1, Business District - Local Retail. The existing two-story building, which used to be a bank, is approximately twenty thousand, five hundred (20,500) square feet. There are approximately seventy-two (72) striped parking spaces on the Subject Property. The Subject Property has frontages on the following streets: W. New York St., Oak Avenue, and W. Galena Blvd. The Comprehensive Plan designates the adjacent blocks of Oak Avenue and W. Galena Blvd. as Arterial Streets, while the adjacent block of W. New York St. is designated as a Local Street. The Subject Property also maintains one access to W. Galena Blvd., W. New York St., and Oak Ave., in addition to the existing alley, which is public right-of-way, and runs east and west through the property from N. Locust St. to Oak Ave. The Comprehensive Plan designates the Subject Property’s land use as Office.
The Petitioner is requesting approval of a Final Plat for Associated Bank subdivision. The details of the request include the establishment of the one (1) lot Associated Bank subdivision, as well as the dedication of a Cross Access Easement through the Subject Property that runs from the western alley to W. New York St. on the north, and newly dedicated City Easements at the corners where Oak Avenue meets W. Galena Blvd. and W. New York St.
Concurrently with this proposal, the Petitioner is requesting approval of a Major Variance for setbacks. Details of the request include reducing the minimum setback requirements along the Oak Ave. and W. New York St. frontages to allow for the parking lot to be expanded. The Major Variance request to reduce the minimum setback requirements for the existing building on the W. Galena Blvd. and the western property line where it is adjacent to a residentially zoned property. The Petitioner’s intent is to remodel the existing building and to enclose the existing drive-through for an office use, and to also expand the parking lot.
The Major Variance request for setbacks on the Subject Property is as follows: to reduce the minimum setback on the Oak Avenue frontage from thirty (30) feet to eight (8) feet, five (5) inches; to reduce the minimum setback on the West Galena Boulevard frontage from thirty (30) feet to thirteen (13) feet, four (4) inches; to reduce the minimum setback on the western property line, where the Subject Property abuts a residentially zoned district, from twenty (20) feet to nine (9) feet, six (6) inches; and, to reduce the minimum setback on the West New York Street frontage from twenty (20) feet to zero (0) feet.
Concurrently with this proposal, the Petitioner is requesting approval of a Plat of Vacation. Details of the request include vacating the public right-of-way which extends through the middle of the Subject Property, from the alley to the west to the Oak Ave. right-of-way to the east.
DISCUSSION:
Staff has reviewed the Final Plat petition and have sent comments back to the Petitioner based on those submittals. The Petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances, with the exceptions of the items reflected in the conditions listed in the Staff Recommendation below.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
14.1 (2): To promote the preservation and revitalization of older residential neighborhoods
and commercial areas within the City of Aurora.
41.1 (1): To attract and encourage industrial, office and office-research development to
planned sites where requisite public facilities are either present or proposed.
61.1 (1): To develop and maintain a street hierarchy system, consisting of expressway,
arterials and collectors, that provides a safe and efficient traffic flow.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the resolution approving the Final Plat for Associated Bank Subdivision, located at 301 West Galena Boulevard, with the following conditions:
1) That, prior to final occupancy being issued, the Cross Access Easement language on the Final Plat be finalized with the Engineering Department.
ATTACHMENTS:
Exhibit "A" Final Plat
Land Use Petition with Supporting Documents
Qualifying Statement
Property Parcel Maps
Legistar History Report
cc: Building, Zoning, and Economic Development Committee:
Alderwoman Patricia Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman William "Bill" Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving the Final Plat for Associated Bank Subdivision, Located at 301 West Galena Boulevard.
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WHEREAS, the City of Aurora has a population of more than 25,000 persons and is, therefore, a home rule unit under subsection (a) of Section 6 of Article VII of the Illinois Constitution of 1970; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and perform any function pertaining to its government and affairs for the protection of the public health, safety, morals, and welfare; and
WHEREAS, by petition dated April 13, 2023, First Midwest Group filed with the City of Aurora a petition Requesting approval of a Final Plat for Associated Bank Subdivision, located at 301 W Galena Boulevard and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on May 17, 2023, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on May 24, 2023, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plat and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Aurora, Illinois, finds as fact all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Final Plat with the following conditions:
1) That, prior to final occupancy being issued, the Cross Access Easement language on the Final Plat be finalized with the Engineering Department.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plat and related required documents as attached hereto as Exhibit "A" Final Plat along with any easement dedications deemed necessary by the Aurora City Engineer.