TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: September 19, 2013
SUBJECT: title
An Ordinance granting a Special Use Permit for a Special Purpose Recreational Institutions use located at 875 Aurora Avenue, Aurora, Illinois (875 Aurora, LLC -AU15/2-13.306-SU - JR - Ward 1).
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PURPOSE:
The petitioner, 875 Aurora, LLC is proposing a Special Use on 7.87 acres for an indoor and outdoor soccer field use located at 875 Aurora Avenue.
BACKGROUND:
This Special Use petition was referred by the City Council to the Planning and zoning Division on September 3, 2013.
Legislative History:
Date Review Body Motion Vote
9/18/2013 Planning Commission Conditional Approval 7 ayes & 1 nay
9/10/2013 Planning Council Forward unanimous
DISCUSSION:
Evaluation:
Staff reviewed the Special Use petition submitted by the petitioner. The proposed recreational use is consistent with the City's Comprehensive Plan designation. In the past few years, an increased number of warehouse/industrial buildings have been converted to recreational uses.
After reviewing the plans, Staff had numerous comments and requested revisions, as outlined below and in the recommendation section:
1. Setbacks along Hankes: Creates a landscape buffer to provide safety and visual relief from hardscape to the pedestrian and automobile traffic.
2. Sidewalk: Continuation of the pedestrian circulation system further north will provide a benefit City-wide and provide another link to the Illinois Prairie Path.
3. Fencing: Provides openness and visual enhancement of the site with the fence removal.
4. Utility Poles: Increases the public safety and provides visual enhancement.
2. Property Lines: In order to evaluate the proposed plans, Staff needs accurate property lines and dimensions.
3. Landscaping: Provides an overall visual enhancement by bringing "green" into this heavily paved site. Creates some natural screening for the parking lot and the automobile headlights glare.
The Planning Commission agreed with Staff's conditions and recommended Conditional Approval of the Special Use petition. It was expressed that the proposed recreational use is an excellent repurpose of the existing warehouse building. Commission expressed concerns regarding outdoor lighting and operation hours for the outdoor field in relation to the noise impact to the surrounding residents.
Public Input:
Due public notice was given for the public hearing on this matter. Prior to the hearing, staff received several public inquiries regarding this petition, which some had general questions. Staff also received a letter from Jeff Stadler on September 9, 2013, indicating concerns about increased traffic and noise and concluded that he is not in favor of the proposed Special Use. Several witnesses came forward at the hearing, all of which were not in support of the proposed recreational use. Several concerns were raised by the witnesses regarding security/management of the customers and an increase in noise, lighting, trash, traffic to area, cut-through traffic on Hankes Avenue to the residential neighborhood.
IMPACT STATEMENT:
The Planning and Zoning Division does not anticipate any impact to other City Department with the approval of this Petition.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL to allow an indoor and outdoor soccer field use located at 875 Aurora Avenue with the following conditions:
1. That a ten foot (10') wide curbed landscape setback be established along Hankes Avenue starting from Aurora Avenue and ending at the existing curb of the masonry office building.
2. That a five foot (5') wide concrete sidewalk be added along Aurora Avenue and Hankes Avenue, located one foot (1') off the property line within the public right-of-way.
3. That the existing chain link fence be removed along Hankes Avenue up to the existing curb of the masonry office building during Phase 1. The remaining existing chain link fence shall be removed along Hankes Avenue with Phase 2 and will only be replaced by a black ornamental metal fence.
4. That all unused/non-active utility poles located on the subject property will be removed.
5. That the subject property lines along Aurora Avenue reflect the current public right-of-way dedication.
6. That landscaping be added to the subject property along Aurora Avenue:
a. 3 ornamental trees clumped together at the corner of Aurora Avenue and Hankes Avenue.
b. 100 evergreen and deciduous shrubs located in the proposed extended curb.
7. That landscaping be added to the subject property along Hankes Aurora up to the existing masonry office building:
a. 5 ornamental trees; can be clumped together.
b. 100 evergreen hedge shrub row for screening of the parking lot.
c. 40 deciduous shrubs.
cc: Alderman Saville, Chairman
Alderman Irvin
Alderman Donnell
Alderman Hart-Burns, Alternate