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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: October 8, 2021
SUBJECT:
A Resolution Approving a Final Plan on Lot 1 and Lot 2 of Fox Valley Apartments-Todd School, located at 100 Oak Avenue, for a Multi-Family Dwelling (1140) use and Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use (Fox Valley Apartments, LP / Todd School / 100 Oak Avenue / CUPD / Rezoning / Final Plat / Final Plan - 21-0718 / AU22/1-21.268-CUPD/Rz/Fsd/Fpn - JM - Ward 6)
PURPOSE:
The Petitioner Fox Valley Apartments, LP is requesting approval of a Final Plan for Lot 1 and 2 of Fox Valley Apartments-Todd School Subdivision, located 100 Oak Avenue for a Multi-Family Dwelling (1140) Use and Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use which includes the adaptive reuse of the historic Todd School for residential housing and the one-story addition for social service use.
BACKGROUND:
The Subject Property is currently vacant with R-3(C) One Family Dwelling District with a Conditional Use zoning. 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 Lot 1 and 2 of Fox Valley Apartments-Todd School Subdivision for a Multi-Family Dwelling (1140) Use and Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use. The details of the request include a Final Plan that includes reconfiguring the current parking lot and adding additional parking where the playground currently is located. There will be a total of 33 parking spaces. The Landscape Plan features additional green space behind the 1-story addition and between the parking lot and sidewalk, which will be lined with a hedgerow providing screening from the cars. Additional street trees will be added. The historic school appears to be eligible for the National Register of Historic Places. As the developer is currently pursuing using Historic Preservation Tax Credits, the exterior of the historic school will remain unchanged and therefore, no Elevations are being approved. The renovation also includes preserving many of the significant interior elements, including lockers, doors, and chalk boards.
Concurrently with this proposal, the Petitioner is requesting the Establishment of a Conditional Use Planned Development, and to change the zoning district from R-3(C) One Family Dwelling District with a Conditional Use to R-5(C) Multiple-Family Dwelling District with a Conditional Use. The details of the request include a Plan Description with variations to the Zoning Ordinance and Building Code to allow the historic school to be repurposed into 11 workforce housing units and to reuse the 1-story later addition for social service uses. These variations include varying setbacks, allowing the social service use limited to 5,015 square feet, increasing lot coverage, and reducing parking due to the use as workforce housing. Additional requirements on preserving the historically significant murals and sculptures is also included.
The Petitioner is also requesting approval of a Final Plat for Lot 1 and 2 of Fox Valley Apartments-Todd School Subdivision. The request will create two lots, one being the historic school and the second being the 1-story addition.
DISCUSSION:
Staff has reviewed the Final Plan 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, with the exception of the items reflected in the conditions listed in the Staff Recommendation below.
The Mary A. Todd School was completed in 1934 as an elementary school to replace a former school facility - the Oak Street School - which burned in 1927 and was named for Mary A. Todd, a former Oak Street School principal. The school was designed by the Chicago architectural firm of Joseph C. Llewellyn & Co. which designed other Aurora public schools, including the nearby Lincoln School. The Mary A. Todd School appears to be eligible for individual listing in the National Register of Historic Places under Criterion A.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
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.
12.1(6) To promote the buffering of low density residential areas from high intensity uses with higher density residential when appropriate.
14.1 (3) To protect, preserve and restore the historical and architectural heritage of the City.
20.0 To insure the provision of decent housing and a quality living environment for every resident of Aurora.
21.1 (1) To promote access to housing opportunities for all economic, racial, religious, ethnic and age groups.
21.1(2) To promote a wide variety of housing types.
21.1 (3) To promote housing in all price ranges for purchase or rent.
22.1 (5) To recognize the unique characteristics of individual neighborhoods and promote their positive attributes.
23.1 (7) To encourage that adaptive reuse of commercial and industrial structures to housing where such conversions are economically feasible, supportive of revitalization efforts, and consistent with the land use plan.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of A Resolution Approving a Final Plan on Lot 1 and Lot 2 of Fox Valley Apartments-Todd School, located at 100 Oak Avenue, for a Multi-Family Dwelling (1140) use and Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use with the following conditions:
1. That the Developer provide the City with a copy of a recorded Parking Agreement.
2. That all of the review comments per the Engineering Department be addressed prior to approval of the Final Engineering Plans.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 21-0718
cc:
Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan on Lot 1 and Lot 2 of Fox Valley Apartments-Todd School, located at 100 Oak Avenue, for a Multi-Family Dwelling (1140) use and Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use
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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 September 3, 2021, Fox Valley Apartments, LP filed with the City of Aurora a petition requesting approval of a Final Plan for Lot 1 and 2 of Fox Valley Apartments-Todd School Subdivision, located 100 Oak Avenue for a Multi-Family Dwelling (1140) Use and Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-2”; and
WHEREAS, the Planning and Zoning Commission on October 6, 2021, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on October 13, 2021, the Building, Zoning and Economic 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 conditions:
1. That the Developer provide the City with a copy of a recorded Parking Agreement.
2. That all of the review comments per the Engineering Department be addressed prior to approval of the Final Engineering Plans.
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 and Exhibit “A-2” Landscape Plan, along with any easement dedications deemed necessary by the Aurora City Engineer.