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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: October 8, 2015
SUBJECT:
A Resolution Approving a Final Plan for a Montessori School on Lot 1 of Meijer Subdivision located at 4393 Liberty Street. (FHS Design Build LLC - L15-00692 / NA21/2-15.058-Fpn - TV - Ward 10)
PURPOSE:
The Petitioner, FHS Design Build LLC, on behalf of Land of the Learning Montessori, LLC, is requesting approval of a Final Plan for Lot 1 of Meijer Subdivision located at 4393 Liberty Street for a 39,383 square foot Montessori School on 3.79 acres.
BACKGROUND:
The Subject Property is located at 4393 Liberty Street and is currently vacant with ORI(S) Office, Research, and Light Industrial zoning, which is part of the Meijer Special Use Planned Development. The property is located on the south side of Liberty Street, just east of the Lehigh Station Unit 3 townhouse development, which is currently under construction, and just west of the Meijer Store. In September of 2014, the City approved a Special Use for the Montessori school with a Preliminary Plan.
The Final Plan proposal consists of the construction of a 39,383 square foot 2-story Montessori school building with an outdoor play area. A stormwater detention facility is also being constructed at the northwest corner of the property. The Petitioner has secured a cross access easement from Meijer to utilize the existing private drive to the east located on Meijer's property to provide access to this site. To allow for the maximum stacking for vehicle drop off, the Petitioner is proposing a one way configuration with the furthest access point from Liberty being the vehicular entrance into the site. There is a total of 160 parking spaces which meets the City's regulations for daycare centers. The proposed building elevations consist mainly of masonry materials with architectural panels on the second floor. An 8 foot tall ground sign is being proposed at the northeast corner of the property which will match the masonry of the building. Part of the Final Plan proposal includes a full Landscape Plan to be implemented throughout the site.
DISCUSSION:
Staff has reviewed the Final Plan petition and have sent comments back to them on those submittals. The petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances, with the exception of the items mentioned in the Staff Recommendation listed below. This Final Plan is also consistent with the Preliminary Plan which was previously approved.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
10.0 To provide for the orderly, balanced and efficient growth and redevelopment of the City through the positive integration of land use patterns, functions, and circulation systems. To protect and enhance those assets and values that establishes the desirable quality and general livability of the City. To promote the City’s position as a regional center.
11.0 To guide the growth of the City in an orderly and structured manner.
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
11.1(3) To encourage new development contiguous to existing development.
12.0 To plan and provide for the growth of the city through the integration of land use patterns and functions that promotes complementary interactions between different land use components.
RECOMMENDATIONS:
The Planning Commission recommends CONDITIONAL APPROVAL of the Resolution Approving a Final Plan for a Montessori School on Lot 1 of Meijer Subdivision located at 4393 Liberty Street, with the following condition:
1. That revised Engineering Plans be provided directly to the Engineering and Final Engineering approval must be obtained prior to any building permit issuance.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building and Signage Elevations
Exhibit “A-4” Fire Access Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: L15-00692
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Final Plan for a Montessori School on Lot 1 of Meijer Subdivision located at 4393 Liberty Street.
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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 July 30, 2015, FHS Design Build LLC filed with the City of Aurora a petition requesting approval of a Final Plan for Lot 1 of Meijer Subdivision located at 4393 Liberty Street for a Montessori School and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-5”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on October 7, 2015, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on October 15, 2015, the Planning and Development Committee of the Aurora City Council reviewed said Final Plan 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 facts all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Final Plan with the following condition:
1. That revised Engineering Plans be provided directly to the Engineering and Final Engineering approval must be obtained prior to any building permit issuance.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plan and related required documents as attached hereto as Exhibit "A-1" Final Plan, Exhibit “A-2” Landscape Plan, Exhibit “A-3” Building and Signage Elevations, Exhibit “A-4” Fire Access Plan along with any dedications deemed necessary by the Aurora City Engineer.