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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: May 21, 2015
SUBJECT:
A Resolution Approving a Preliminary Plat and Plan for Property located at the southwest corner of Butterfield Road and Farnsworth Avenue, Aurora, Illinois (CIMA Developers, Inc - L14-00810 / BA36/3-14.289-Rz/Su/Ppn/Psd - TV - Ward 1)
PURPOSE:
The Petitioner, CIMA Developers, Inc is requesting approval of a Preliminary Plan and Plat on 5.035 acres for the construction of a commercial retail development on property generally located on the southwest corner of Butterfield Road and Farnsworth Avenue, pursuant to the B-2(S) General Business District and OS-1(S) Conservation, Open Space and Drainage District zoning with a Special Use Planned Development.
BACKGROUND:
The Subject Property is located at the southwest corner of Butterfield Road and Farnsworth Avenue. The Property consists of several parcels, three of which are unincorporated, one zoned B-3 and the other portion is comprised of an existing gas station with B-3(S) zoning which was constructed in the mid 80's, being a total of 5.035 acres.
The Annexation Agreement, Annexation, Rezoning and Special Use, and Preliminary Plan and Plat are being review and approved concurrently under separate actions.
The Annexation Agreement and Annexation are being requested for that portion of the property which is unincorporated, consisting of 1.81 acres, at 33W991 and 34W015 Butterfield Road. Although the annexation agreement will allow for the B-2(S) General Business District and OS-1(S) Conservation, Open Space and Drainage District with a Special Use Planned Development, the properties will be annexed into the City initially as R-1 One-family Dwelling District.
The Subject Property will then be rezoned from R-1, B-3, and B-3(S) to B-2(S) General Business District and OS-1(S) Conservation, Open Space and Drainage District with a Special Use Planned Development to create a cohesive commercial development. The Plan Description being proposed includes a few variations to the Aurora Zoning Ordinance. The first variation includes allowing the gas station and up to two drive-throughs as permitted uses and prohibiting other certain uses in the B-2 zoning district. The other variation is a reduction to the front and rear yard setback. The front yard will be reduced from 30 feet to 25 feet along Butterfield Road and Farnsworth Avenue and the rear yard setback will be reduced from 8 feet to 0.4 along the stormwater facility lot. The plan description allows for the existing gas station setbacks to remain until such time that the site is redeveloped.
The Preliminary Plan and Plat consists of subdividing the property into five lots. Lots 1 will contain the existing gas station and Lots 2, 3, and 5 will be developed with three new retail buildings, all of which will be zoned B-2(S). Lot 2, located along Farnsworth Avenue, will contain a 1,870 sq. ft. fast food restaurant building with a drive-through. Lots 3 consists of a 10,000 sq. ft. retail center with a drive-through and Lot 5 consists of a 7,440 sq. ft. retail building, both of which front on Butterfield Road. The three new buildings are proposed to have a total of 125 parking spaces and an additional 12 parking spaces will be constructed in the rear of the existing gas station building which meets the City's parking requirement. A typical 8 ft. tall, 50 sq. ft. monument sign is being proposed for each retail lot.
Besides the existing access points into the gas station, one additional access point is proposed along Butterfield Road. Cross access is being provide throughout this development as well as the retail center directly west of this property. Stormwater detention is also being provided within Lot 4 of this development and will be zoned OS-1(S).
Building elevations and landscaping will be subject to review and approval at the Final Plan and Plat time.
DISCUSSION:
Staff has reviewed the Preliminary Plan and Plat 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, with the exception of the items mentioned in the Staff Recommendation listed below.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1(3) To encourage new development contiguous to existing development,
11.1(5) To guide and promote development to area where public utilities, public roads and municipal services are either available or planned;
14.1(4) To encourage quality site design throughout the City;
14.1(5) To provide for the visual enhancement of the City through attractive landscaping, quality signage and diverse building design and arrangement;
63.1(1) To promote an integrated pedestrian circulation system in the City.
RECOMMENDATIONS:
The Planning Commission recommends CONDITIONAL APPROVAL of the Resolution Approving a Preliminary Plat and Plan for Property located at the southwest corner of Butterfield Road and Farnsworth Avenue, Aurora, Illinois, with the following conditions:
1. That the proposed access along Butterfield Road be relocated to the western end of the property where the current access exists.
2. That the guardrail be installed along the northern and eastern side of the detention pond.
3. That Engineering review the circulation within the development.
ATTACHMENTS:
Exhibit "A-1" Preliminary Plan
Exhibit "A-2" Preliminary Plat
Exhibit "A-3" Preliminary Fire Access Plan
Property Research Sheet
Land Use Petition and Supporting Documents
Legistar History Report
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Preliminary Plan and Plat for Property located at the southwest corner of Butterfield Road and Farnsworth Avenue, Aurora, Illinois
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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 17, 2014, CIMA Developers, Inc filed with the City of Aurora a petition requesting approval of a Preliminary Plan and Plat for PAS Plaza Subdivision and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, on May 20, 2015, the Aurora Planning Commission reviewed said Rezoning and Special Use and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on May 28, 2015, the Planning and Development Committee of the Aurora City Council reviewed said Rezoning and Special Use 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 Preliminary Plan and Plat with the following conditions:
1. That the proposed access along Butterfield Road be relocated to the western end of the property where the current access exists.
2. That the guardrail be installed along the northern and eastern side of the detention pond.
3. That Engineering review the circulation within the development.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Preliminary Plan and Plat and related required documents as attached hereto as Exhibit "A-1" Preliminary Plan, Exhibit “A-2” Preliminary Plat, and Exhibit “A-3” Preliminary Fire Access Plan.