cover
TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: 5/21/2014
SUBJECT:
A Resolution Approving the Final Plan for a Montessori School Use located at 4100 Westbrook Drive, Aurora, Illinois 60504 (Dei Rossi, Inc./Cosmic Montessori School - NA28/1-13.174-Fpn - TM Ward 10)
PURPOSE:
The petitioner, Dei Rossi, Inc./Cosmic Montessori School, is proposing a Final Plan on 2.04 acres for an 8,460 square foot Montessori School located at 4100 Westbrook Drive..
BACKGROUND:
This Final Plan petition, which is located within the Fox Valley East Planned Development District, was referred by the City Council to the Planning Division on April 15, 2014.
The property at 4100 Westbrook Drive, is currently vacant and is lot 5 of the fox valley Medical Business Campus. The property is bounded by Commons Drive to the west and Westbrook Drive on the east.
Legislative History:
Date Review Body Motion Vote
5/20/2014 Planning Council Forward Unanimous
5/21/2014 Planning Commission Conditional Approval Unanimous
DISCUSSION:
Proposal: Development Proposal: The petitioner is proposing am 8,460 square foot Montessori School on the property. There is also a proposed 2,400 square foot addition shown on the rear portion of the building. The proposal includes 35 parking spaces, with an additional 10 landbanked parking spaces to accommodate the possible expansion in the future. This will be a one story 27 foot tall, to the peak, metal panel building.
Evaluation: Staff has reviewed the Final Plan petition, submitted by the petitioner and have sent comments back to them on those submittals. The petitioner has made changes to these documents. There are still a couple outstanding issues remaining. Because the construction method of the building is to utilize pre-fabricated metal panels, the proposed elevations do not have a masonry design element. Additionally the proposed wall color, "Regal White" and the unknown color of the standing seam metal roof, are not consistent with the other development that has occurred over the last 40 years in the area, let alone with the most recent development adjacent to the proposed property. Another outstanding issue currently shown on the proposed plan is the location of the proposed fence adjacent to Commons Drive. This fence, should be setback from the property line 30 feet and be placed on the required setback line. At this time the proposed landscape plan does not meet the minimum landscaping requirements for new development. Currently the proposed plans do not show the required street trees in either the Commons Drive parkway, or the Westbrook Drive parkway.
Public Input: N/A
PHYSICAL DEVELOPMENT POLICIES:
The Staff's Recommendation is 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.
IMPACT STATEMENT:
The Planning and Zoning Division would anticipate that this project will increase the City's overall tax base and viability which will offset any incidental Department or staffing impacts.
RECOMMENDATIONS:
Staff would recommend CONDITIONAL APPROVAL of the Final Plan for a Montessori School Use located at 4100 Westbrook Drive, Aurora, Illinois 60504 (Dei Rossi, Inc./Cosmic Montessori School - NA28/1-13.174-Fpn - TM - Ward 10), with the following conditions:
1. That the elevations be upgraded to include a "masonry" or "brick" veneer wainscotting element on the lower portion of the building.
2. That the fence shown on the Final Plan adjacent to the property line be moved back to the setback line, thirty (30) feet.
3. That twelve (12) street trees be added to the Commons Drive Right-of-Way.
4. That one (1) street tree be planted in the Westbrook Drive Right-of-Way.
ATTACHMENTS:
Commission Memo
Commission Minutes Report
Property Research Sheet
Planning Council Report
Land Use Petition
Final Plan
Landscape Plan
Elevations
Floor Plan
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 the Final Plan for a Montessori School Use located at 4100 Westbrook Drive, Aurora, Illinois 60504.
body
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 8, 2014, Dei Rossi, Inc./Cosmic Montessori School filed with the City of Aurora requesting a Final Plan on 2.04 acres for an 8,460 square foot Montessori School located 4100 Westbrook Drive for the Fox Valley Medical Business Campus Subdivision as described on Exhibit "A" attached hereto; and
WHEREAS, said Final Plan was duly referred on April 15, 2014, by the Aurora City Clerk to the Aurora City Council, who, in turn, referred said Final Plan to the Aurora Planning Council and Aurora Planning Commission for study and recommendation, and to the Planning and Development Committee of the Aurora City Council for final decision; and
WHEREAS, on February 21, 1984, the City of Aurora approved the Final Plat for the Fox Valley Medical Business Campus Subdivision by Resolution Number R84-1979; and
WHEREAS, said Final Plan has been determined to be in substantial conformance with the Aurora Municipal Code, Chapter 43 entitled "The Aurora Subdivision Control Ordinance" and with the "Aurora Zoning Ordinance" Number 3100 ; and
WHEREAS, said Final Plan has been determined to be in substantial conformance with the Annexation Agreement approved by the Aurora City Council on July 17, 1973 by Ordinance Number O73-4315; and; and
WHEREAS, said Final Plan has been determined to be in substantial conformance with the Plan Description approved by the Aurora City Council on August 1, 1973 by Resolution Number O73-4330; and
WHEREAS, said Final Plan has been determined to be in substantial conformance with the Preliminary Plan and Plat approved by Aurora City Council on April 19, 1983 by Resolution Number R83-1585; and
WHEREAS, on May 20, 2014, the Aurora Planning Council recommended that said Final Plan be moved Forward for consideration; and
WHEREAS, on May 21, 2014, the Aurora Planning Commission reviewed said Final Plan and recommended Conditional Approval of said petition with the following conditions:
1. That the elevations be upgraded to include a "masonry" or "brick" veneer wainscoting element on the lower portion of the building.
2. That the fence shown on the Final Plan adjacent to the property line be moved back to the setback line, thirty (30) feet.
3. That twelve (12) street trees be added to the Commons Drive Right-of-Way.
4. That one (1) street tree be planted in the Westbrook Drive Right-of-Way; and
WHEREAS, on May 15, 2014, the Planning and Development Committee of the Aurora City Council reviewed said Final Plan and 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 elevations be upgraded to include a "masonry" or "brick" veneer wainscoting element on the lower portion of the building.
2. That the fence shown on the Final Plan adjacent to the property line be moved back to the setback line, thirty (30) feet.
3. That twelve (12) street trees be added to the Commons Drive Right-of-Way.
4. That one (1) street tree be planted in the Westbrook Drive Right-of-Way.
PASSED AND APPROVED on ______________.
AYES ____ NAYS ____ NOT VOTING ____ ABSENT ____
____________________________ __________________________
Alderman Bohman, Ward 1 Alderman Garza, Ward 2
____________________________ __________________________
Alderman Mesiacos, Ward 3 Alderman Donnell, Ward 4
____________________________ __________________________
Alderman Peters, Ward 5 Alderman Saville, Ward 6
____________________________ __________________________
Alderman Hart-Burns, Ward 7 Alderman Mervine, Ward 8
____________________________ __________________________
Alderman Bugg, Ward 9 Alderman Johnson, Ward 10
____________________________ __________________________
Alderman Irvin, At Large Alderman O'Connor, At Large
ATTEST:
____________________________ __________________________
City Clerk Mayor
Legistar Number: 14-00322
ATTACHMENTS:
Exhibit "A" Plan Information Sheet
EXHIBIT "A"
PLAN INFORMATION SHEET
For the Final Plan for the property located at 4100 Westbrook Drive
Case File Number: NA28/1-13.174-Fpn
Tax Parcel Number: 07-28-107-004
Owner:
Dei Rossi Enerprises, LLC
1139 Shoreline Drive
Aurora, IL 60504
Plan Prepared By:
Spaceco Inc.
9575 W Higgins Road, Suite 700
Rosemont, IL 60018
Date Plan Received: 5/15/2014
Landscape Plan Prepared By:
Norris Architects
PO Box 781
St Charles, 60175
Date Landscape Plan Received: 5/15/2014
NOTE: A COPY OF THESE DOCUMENTS AS REFERENCED HEREON ARE ON FILE IN THE CITY OF AURORA PLANNING AND ZONING DIVISION OFFICE ON THE SECOND FLOOR, 1 SOUTH BROADWAY, AURORA, ILLINOIS, 60505.