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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: February 20, 2020
SUBJECT:
A Resolution Approving a Final Plan for Bardwell Community Subdivision located along Weston Avenue and Seminary Avenue between S. Lincoln Avenue and S. 4th Street (Fox Valley Developers - 20-0075 / AU27/1-20.020-Fsd/Fpn - TV - Ward 4)
PURPOSE:
The Petitioner, Fox Valley Developers, LLC, is requesting approval of a Final Plan for Bardwell Community Subdivision located along Weston Avenue and Seminary Avenue between S. Lincoln Avenue and S. 4th Street for a mix used development which includes the adaptive reuse of the existing buildings and updating the parking lots and drive aisles.
BACKGROUND:
The Subject Property is currently comprised of vacant buildings and lots. In November of 2019, a new Special Use Planned Development was established with zoning of R-5(S) Multiple-Family Dwelling District, O(S) Office District, and P(S) Park and Recreation District with a Special Use Planned Development. At the same time, a Preliminary Plan and Plat were approved for Avalon Heights Subdivision.
The property was the Copley Hospital complex and contained several buildings from different phases of the hospital expansion. The complex contains Aurora’s first purpose-built city hospital, dating to 1888. As Aurora grew in population, the hospital added additional blocks in 1916, 1932, 1947, 1970, and 1980 to meet the needs of the city. The hospital maintained a nurses’ training school and constructed a nurses’ dormitory on the property in 1957. The site shows the evolution of medical care into modern history in one location and served the City of Aurora’s medical needs until 1995 when the institution constructed a new facility. The developer’s proposal will adaptively reuse and rehabilitate all the significant buildings with only minor changes, including demolition of the non-contributing 1932 powerhouse and the 1980 block and construction of two new additions. The developers will be using historic tax credits and thus are required to retain the historic character of the site with approval of all alterations by the State Historic Preservation Office. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting approval of a Final Plan for Bardwell Community Subdivision for the mixed use development. The project includes a mixed use redevelopment of the historic buildings with new additions and a new planned park. The 1888 block is planned for commercial use on the first floor, including a potential pharmacy use, with offices above. The 1916-1947 blocks will be used as a Senior Living Community, consisting of independent living, assisted living and memory care with a total capacity of approximately 115 residents. The 1970 block is planned to house several healthcare providers and services on the lower two floors. The upper four floors will be renovated into a 53-unit independent apartment community (IAC) for adults with cognitive and developmental disabilities which require minimal support.
As part of the Final Plan an administrative variance is being approved as there are 4 independent living dwelling units which range from 437-442 square feet, well within the 10% of the required minimum square footage of the Plan Description (450 square feet). There are also 8 IAC studio dwelling units which are less than the 450 square footage. These 8 IAC units total less than 10% of the total unit count within the development. If we only use “dwelling units” as defined, there are 59 independent living units, and 53 IAC units (total 112 dwelling units), of which the 8 IAC studios are less than 10% of the total (7.1%). This is an allowable variance under Sec. 10.7-9 of the Aurora Zoning Ordinance.
The nurses’ building along with a 7,500 square foot addition will be repurposed to serve as the East Aurora School District Administration Center containing offices and training space. The eastern 1.3 acres will be transferred to the Fox Valley Park district for the development of a neighborhood park. The portion of Weston Avenue on Bardwell Community’s property which was previously vacated will be a private drive that will dead-end at the park. The Plan provides for redoing the current parking lots and expanding parking at the northwest corner of the site for a total of 426 parking spaces. The Plan also shows some potential lots that the developers are interested in acquiring in the future for either additional parking or park space. The majority of the current site plan will remain the same except for the demolitions noted above and a 7,500 square foot addition to the former nurses’ building and a small addition to the rear of the 1932 block. Landscaping is being implemented throughout the site.
The Plan also includes additional area than is included in the Bardwell Community Final Plat because it also shows how the Bardwell Community development will connect with the proposed changes on the Bardwell School’s campus to the south. The development of the campus includes the vacation of a portion of Seminary Avenue, which will become green space with pathways connecting the school to the new administration building in the former nurses’ building on Bardwell Community’s property. The vacation of Seminary Avenue will meet up with this Final Plan and Plats at the Building, Zoning and Economic Development Committee meeting.
The Petitioner is also requesting approval of a Final Plat for Bardwell Community Subdivision, formerly known as Avalon Heights Subdivision. The details of the request include a five lot subdivision that divides the 1888-1970 building into Lot 1, the school district portion into Lot 2, the majority of the parking and drive aisles into Lot 3 and Lot 5, and the park into Lot 4. The Plat also provides for the dedication of right-of-way for a turnaround at the newly created dead-end at Weston Avenue along with a blanket City and Ingress/Egress Easement over Lot 3 and 5.
The Petitioner is also requesting approval of a Plat of Vacation of certain city easements. These vacations are located over the vacated portion of Weston Avenue and the vacated portion of the alley and will be incorporated within the blanket easements on the Final Plat. The vacation of easements will meet up with this Final Plan and Plats at the Building, Zoning and Economic Development Committee meeting.
Lastly, the Petitioner, on behalf of Aurora School District #131, is requesting approval of a Final Plat for the C.W. Bardwell Subdivision. The details of the request includes a one lot subdivision that consolidates Seminary Avenue, the two existing lots, and the vacated portion of the alley into one lot. Due to this vacation of Seminary Avenue, a new alley on school’s property will be dedicated to the City connecting the dead-end at Seminary Avenue to Marion Avenue.
DISCUSSION:
Staff has reviewed the Final Plan and Plat petition and have sent comments back to the petitioner on those submittals. The petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances.
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.
14.1 (3) To protect, preserve and restore the historical and architectural heritage of the City.
22.1 (5) To recognize the unique characteristics of individual neighborhoods and promote their positive attributes.
80.1 (1) To cooperate with the Fox Valley Park District, the school districts and the County Preserve Commission in meeting the open space and recreational needs of the City.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Final Plan for Bardwell Community Subdivision located along Weston Avenue and Seminary Avenue between S. Lincoln Avenue and S. 4th Street, with the following conditions:
1. That the approval of Final Plan be subject to receiving Final Engineering Approval from the Engineering Division.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building Elevations
Fire Access Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 20-0075
cc:
Alderman Michael B. Saville, Chairperson
Alderman Sherman Jenkins, Vice Chairperson
Alderman Carl Franco
Alderman Robert J. O’Connor
Alderman Juany Garza
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Final Plan for Bardwell Community Subdivision located along Weston Avenue and Seminary Avenue between S. Lincoln Avenue and S. 4th 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 January 30, 2020, Fox Valley Developers filed with the City of Aurora a petition Requesting approval of a Final Plan for Bardwell Community Subdivision located along Weston Avenue and Seminary Avenue between S. Lincoln Avenue and S. 4th Street and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission conducted a hearing on February 19, 2020, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on February 26, 2020, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan and 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 facts all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Final Plan with the following conditions:
1. That the approval of Final Plan be subject to receiving Final Engineering Approval from the Engineering Division.
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, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications or vacations deemed necessary by the Aurora City Engineer.