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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: May 7, 2015
SUBJECT:
An Ordinance Granting a Revision to the Special Use Permit with a Final Plan for an Off-Street Parking Lot as Primary Use on Lots 6, 7, and 17 of the Medical/Business Campus Subdivision, Aurora, Illinois, 60504 (Valley Honda/Konstant Architecture Planning - L15-00257 / NA28/1-14.365-Su/Fpn - TV - Ward 10)
PURPOSE:
The Petitioner, Valley Honda, filed a Special Use and Final Plan Revision Petition with the City of Aurora on March 26, 2015 for the property located on the south side of Westbrook Drive, just west of Merriam Drive, being Lots 6, 7, and 17 of the Medical/Business Campus Subdivision. The proposal consists of expanding the Special Use for an off-street parking lot as primary use on Lot 7 of Fox Valley Medical/Business Campus Subdivision. The parking facility will provide 579 parking spaces for inventory of the Valley Honda Dealership located at 4173 Ogden Avenue. The Petitioner is also proposing to construct a 4,968 square foot building for vehicle preparation facility with 33 parking spaces, 2 of which are handicapped. The facility will enable Valley Honda to receive and prep new vehicles. There will be two access point into this location, one along Healthway Drive and one along Westbrook Drive, both align with the accesses across the street. A six (6) foot decorative metal fence is extended around the perimeter of the Lot 7 matching the existing fence. This fence is proposed to be placed at 25' from the public right of way, with landscaping being placed between the fence and the property line. In addition, landscaping will be implemented around the perimeter of the building. Stormwater detention has been accounted for in previous approvals, so onsite detention is not required.
BACKGROUND:
The Subject Property is located on Lots 6, 7, and 17 of the Fox Valley Medical/Business Campus Subdivision with PDD Planned Development District zoning, which is part of the Fox Valley East Planned Development. The property is generally located at east of Healthway Drive and south of Westbrook Drive, just west of Merriam Drive. Lots 6 and 17 are currently used by Valley Honda as parking lot for inventory of the vehicles which was granted a Special Use by Ordinance O11-052 on October 25, 2011. Lot 7 is currently undeveloped.
DISCUSSION:
Staff has reviewed the Special Use and Final Plan Revision petition, submitted by the petitioner 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.
A parking lot is a permitted accessory use in all zones. A private parking lot as a primary use is not permitted except as a special use.
Due to new facility requirements issued by Honda Motor Company in 2007, Valley Honda not only completed an addition to the service department and showroom but also competed the development of this additional parking lot for inventory in 2012. These projects facilitated the continued growth of the dealership and is now in need for another expansion to the parking lot for vehicle inventory to reduce the road congestion caused by transport trucks unloading new cars on Longmeadow Drive.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has not received public inquiries regarding this petition
POLICIES AND GUIDELINES :
11.0 To guide the growth of the City in an orderly and structured manner.
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 Ordinance Granting a Revision to the Special Use Permit with a Final Plan for an Off-Street Parking Lot as Primary Use on the Property located along the south side of Westbrook Drive, just west of Merriam Drive, Aurora, Illinois, 60504, with the following conditions:
1. A City's easement over the existing storm sewer and proposed sanitary sewer will be required prior to building permit issuance.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B-1" Final Plan
Exhibit "B-2" Landscape Plan
Exhibit "B-3" Fire Plan
Exhibit "B-4" Building Elevation and Signage
Exhibit "C" Memorandum of Agreement
Land Use Petition and Supporting Documents
Property Research Sheet
Finding of Facts
Planning Council Report
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Granting a Revision to the Special Use Permit with a Final Plan for an Off-Street Parking Lot as Primary Use on Lots 6, 7, and 17 of the Medical/Business Campus Subdivision, Aurora, Illinois, 60504
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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, Valley Honda is the owner of record of the real estate property legally described on Exhibit "A", attached hereto and incorporated herein by reference as if fully set forth; and
WHEREAS, Konstant Architecture Planning filed a Special Use and Final Plan Revision petition with the City of Aurora on March 26, 2015, to authorize the use of the property legally described in Exhibit "A" for a off-street parking lot as primary use and related required documents as attached hereto as Exhibits "B-1" through Exhibit "B-4"; and
WHEREAS, after referral of said petition from the Aurora City Council, and after due notice and publication of said notice, the Aurora Planning Commission conducted a public hearing on March 6, 2015, with respect to said petition for Special Use permit and found that said petition met the standards prescribed by Section 4.3(4170) and Section 10.6 Standards of Ordinance Number 3100, being the Aurora Zoning Ordinance, and recommended CONDITIONAL APPROVAL of the Special Use and Final Plan Revision; and
WHEREAS, the City Council, based upon the conditional recommendation and the stated standards of the Planning Commission, finds that the proposed Special Use will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare, will not be injurious to the use of other property in the immediate vicinity, nor diminish or impair property values in the neighborhood and, further, the City Council finds that the granting of this Special Use will not impede normal and orderly development and improvement of surrounding property for uses permitted in the district and that adequate utilities, access roads, drainage and other facilities are being provided and that the Special Use and Final Plan Revision will in all respects conform to the applicable regulations of the PDD(S) Planned Development District zoning classification except as varied herein; and
WHEREAS, the City Council, finds that the proposed Special Use and Final Plan Revision is not contrary to the purpose and intent of Ordinance Number 3100, being the Aurora Zoning Ordinance.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: In accordance with Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, Section 4.3(4170) and Section 10.6, a Special Use permit is hereby granted for an off-street parking lot as primary use for the real estate property legally described in Exhibit "A".
Section Three: That this Special Use permit hereby granted is solely for the purpose of a off-street parking lot as primary use and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the applicant and his respective heirs, executors, administrators, successors, assigns and devisees for the duration of said use.
Section Four: That the petitioner agrees to sign the Memorandum of Agreement attached hereto as Exhibit "C" within fourteen (14) days from the date of passage of this Ordinance and that said Special Use permit is granted specifically contingent upon the following conditions:
1. A City's easement over the existing storm sewer and proposed sanitary sewer will be required prior to building permit issuance.
Section Five: That should any of the above-stated conditions not be met or that the property described in Exhibit "A" is not developed in accordance with the plans attached hereto as Exhibits "B-1" through Exhibit "B-4" the City Council shall take the necessary steps to repeal this Ordinance.
Section Six: That future proposals for expansion or intensification of whatever kind for the property legally described in said Exhibit "A", except as provided for herein, shall be considered only upon proper application, notice and hearing as provided by Section 10.6 of Ordinance Number 3100, being the Aurora Zoning Ordinance.
Section Seven: That the property legally described in Exhibit "A" shall remain in the underlying zoning classification of PDD(S) Planned Development District and upon termination of the use of said property for a off-street parking lot as primary use use, this Special Use permit shall terminate and the classification of PDD(S) Planned Development District shall be in full force and effect.
Section Eight: That this off-street parking lot as primary use use shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.
Section Nine: That all other Ordinances or parts of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Ten: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Eleven: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.