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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: August 3, 2017
SUBJECT:
A Resolution Approving a Final Plan on Lot 2 for Unit 1 of the Orchard Lake Development Subdivision located at 2275 W. Galena Boulevard for a Retail Sales or Service (2100) Use (Aldi, Inc. - 17-00645 / AU19/1-17.044-Fpn - SB - Ward 5)
PURPOSE:
The Petitioner, Aldi, Inc., is requesting approval of a Final Plan for Lot 2 of Orchard Lake Development Subdivision, Unit 1A, which is located at 2275 West Galena Boulevard, for a Retail Sales or Service (2100) use which includes the construction of a new approximately 19,000 square foot grocery store on the last vacant commercial lot of the Orchard Lake Development.
BACKGROUND:
The Subject Property, Lot 2, is 1.99 acres and is zoned with B-2 General Retail District with a Special Use zoning, which is part of the Orchard Lake Special Use Planned Development. Directly to the north of the subject property is vacant land, which is zoned for future residential development. Directly to the east and west, are Lot 1 and Lot 3, which have both been developed for commercial uses, being a bank and a Walgreens. 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 and the details of the request include the construction of a 19,054 square foot building and ancillary parking. The Final Plan also includes connection of an existing bike path on Galena Boulevard, and a sidewalk along the eastern edge of the parking lot that connects to the existing crosswalk on Nelson Lane. The building is situated on the northwest corner of the lot to maximize viability of the front entrance to Galena Boulevard. However, this results in the loading dock area fronting on Nelson Lane and being situated directly across from the residential developments to the north. The Petitioner has proposed a landscaping and a six foot berm to shield the residents to the north from this proposed loading dock area.
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 mentioned in the Staff Recommendation listed below.
Staff is requesting that a more substantial buffer be installed to shield the residents to the north from this proposed loading dock area. At other Aldi locations a solid free standing wall matching the primary building has been installed to buffer either an access drive or adjacent residential from the actives in the loading dock. Photos from the Aldi locations in North Aurora, Plainfield, Bolingbrook, Sugar Grove, and Lisle are attached. Staff is requesting that such a wall be installed along the northern side of the loading dock area in addition to the proposed berming and landscaping. A wall will more successfully mitigate the impact of noises and other daily activities for the area residents than berming and landscaping alone. In order to achieve this height of the wall should be equal to or higher than that of the loading dock overhead door and should be equal in length to that of the loading dock area.
Additionally Staff is requesting that the pedestrian walkway adjacent to the building be curbed to provide separation from the parking lot. The current proposal provides no protection for pedestrians from the adjacent parking spaces. The installation of a curb adjacent to the walk way will add to vehicular safety by providing a wheel stop for parkers and elevate pedestrians to be more visible.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
31.1(3): To promote the development of commercial facilities in existing or planned
commercial areas.
51.1(3): To actively promote and pursue the retention of businesses and industries
presently located within the City of Aurora.
51.1(6): To promote the location and expansion of commercial activities within the City
consistent with the Comprehensive Plan.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the resolution approving a Final Plan on Lot 2 for Unit 1 of the Orchard Lake Development Subdivision located at 2275 West Galena Boulevard for a Retail Sales or Service (2100) Use, with the following conditions:
1) That the Petitioner install a loading dock wall and landscaping berm that will provide a visual and noise buffer to the roadway and residents to the north. The loading dock wall and landscaping berm meet the following criteria:
a) The loading dock wall shall be four feet tall from the ground.
b) The loading dock wall shall extend the length of the loading dock area.
c) The landscaping berm shall be six feet tall.
2) That the Petitioner install six inch parking stops in the parking stalls that are directly adjacent to the east side of the proposed building.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building and Signage Elevations
Fire Access Plan
Land Use Petition with Supporting Documents
Landscape Material Worksheet (1-23)
Local Aldi Site Photos
Property Research Sheet
Legistar History Report
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan on Lot 2 for Unit 1 of the Orchard Lake Development Subdivision located at 2275 W. Galena Boulevard for a Retail Sales or Service (2100) 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 March 13, 2017, ALDI, Inc. filed with the City of Aurora a petition Requesting approval of a Final Plan for Lot 2 of Orchard Lake Development Subdivision, Unit 1A located at 2275 W. Galena Boulevard for a Retail Sales or Service (2100) Use 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 on August 2, 2017, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on August 10, 2017, the Planning and 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 Petitioner provide a visual and noise buffer adjacent to the loading dock area. This buffer shall be provided in the form of a six foot (6') high berm, landscaped with a minimum of thirteen (13) eight foot (8') tall evergreen trees and four (4) two and one-half inch (2.5") caliper canopy trees from the approved Landscape Material Worksheet.
2) That the Petitioner install ballads and parking blocks to separate the pedestrian walkway along the east and south side of the proposed building from the parking lot.
3) That the Landscape Plan be revised as follows:
a) Add three 8 foot evergreen trees to reflect condition #1 above
b) Remove 5 canopy trees from along Galena Boulevard, and 34 shrubs adjacent to the loading dock.
c) Revise Galena Boulevard hedgerow to be planted at 18 inches on center.
d) Remove the "Plant List" table from the plan - all plantings should be from the approved Landscape Material Worksheet.
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.