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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: August 6, 2015
SUBJECT:
A Resolution Approving a Preliminary Plan and Plat for Bickford of Aurora Subdivision being Vacant Land located at southwest corner of Orchard Road and Galena Boulevard (NHI-Bickford RE, LLC - L15-00499 / SG24/2-14.350-Su/Ppn/Psd - TV - Ward 5)
PURPOSE:
The Petitioner, NHI-Bickford RE, LLC, is requesting approval of a Preliminary Plan and Plat for the southwest corner of Orchard Road and Galena Boulevard for a 60 unit assisted living facility and 5 single family dwellings lots.
BACKGROUND:
The Subject Property is located at the southwest corner of Orchard Road and Galena Boulevard, adjacent to the Cherry Hill single-family residential Subdivision, and is currently vacant with R-1(S) One Family Dwelling zoning for a church and school site.
The Preliminary Plan and Plat proposed includes an assisted living facility on the northern-most portion of the Subject Property, 5 single family lots to the south of that on the western property line, and stormwater management facilities on the remaining property. The assisted living facility consists of a 38,000 square foot building proposed to have a total of 60 units (44 units being assisted living and 16 units being for memory care). There is a total of 41 parking spaces, which meets the City's requirements. Access to the site, as shown on the plan, is from a right-in right-out off of Orchard Road to the east, a full access to Cherry Tree Drive to the northwest, and a full access to Downer Place to the southwest. The Petitioner is dedicating 15 feet of right-of-way along Orchard Road at the request of the Kane County Transportation Department. The 5 single family lots will be developed as age targeted units with required first floor master bedrooms. Stormwater management and compensatory storage is being provided in the three detention ponds as shown on the southern portion of the site.
There is a separate action being reviewed and approved concurrently, which is the Special Use and Rezoning for this site. The Plan Description being proposed does include variations from provisions of R-5 and R-1 Dwelling Districts of the Aurora Zoning Ordinance. The variations to the R-5 Dwelling District provisions include: the limitation of permitted uses to housing for the elderly (1200) only; the reduction of the dwelling units' floor area minimum to 300 square feet from 480 square feet; and an increase in the maximum lot coverage allowed to 50% from 40%. The variation to the R-1 Dwelling District provisions include: the modification to the Building, Dwelling, and Structure Standards to require first floor master bedrooms in all dwellings.
Building elevations have been included by the Petitioner in the packet for information purposes only. Building Elevations are not subject to review and approval at this time, the elevations will be reviewed and approved at time of Final Plan and Plat.
DISCUSSION:
Staff has reviewed the Preliminary Plan and Plat 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.
Public Input: Due public notice was given for the public hearing on this matter.
As of the date of this memo, staff has received public inquiries requesting additional information on this petition and raising concerns regarding stormwater management and flooding in the area.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are 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.
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.
22.1(2) To protect designated areas of existing conventional single-family development from inappropriate highly intensive land uses.
RECOMMENDATIONS:
The Planning Commission recommends CONDITIONAL APPROVAL of the Resolution Approving a Preliminary Plan and Plat for Bickford of Aurora Subdivision being Vacant Land located at southwest corner of Orchard Road and Galena Boulevard, with the following conditions:
1. That the Petitioner adjust the Plan to maintain the 30 foot setback along Orchard Road, due to the 15 foot dedication.
2. That the documents be revised to incorporate the Engineering Staff comments included in the memo dated July 28, 2015, prior to petitioning for Final Plan and Plat approval and building permit issuance which shall be contingent upon Final Engineering approval.
3. That the documents be revised to incorporate the Fire Prevention Bureau Staff comments included in the memo dated July 28, 2015 prior to petitioning for Final Plan and Plat approval and building permit issuance which shall be contingent upon Fire Access Plan approval.
ATTACHMENTS:
Exhibit "A-1" Preliminary Plan
Exhibit "A-2" Preliminary Plat
Exhibit "A-3" Fire Access Plan
Building and Signage Elevation
Fire Prevention Memo dated July 28, 2015
Engineering Memo dated July 28, 2015
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar Number: L15-00499
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 a Preliminary Plan and Plat for Bickford of Aurora Subdivision being Vacant Land located at southwest corner of Orchard Road and Galena Boulevard
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 June 2, 2015, NHI-Bickford RE, LLC filed with the City of Aurora a petition requesting approval of a Preliminary Plan and Plat for the southwest corner of Orchard Road and Galena Boulevard for a 60 unit single story building with Housing Services for the Elderly and lots for 5 Single Family Dwellings and related required documents as attached hereto as Exhibits "A-1" through “A-5”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on August 5, 2015, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on August 13, 2015, the Planning and Development Committee of the Aurora City Council reviewed said Preliminary Plan and Plat 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 documents be revised to incorporate the Engineering Staff comments included in the memo dated July 28, 2015, prior to petitioning for Final Plan and Plat approval and building permit issuance which shall be contingent upon Final Engineering approval.
2. That the documents be revised to incorporate the Fire Prevention Bureau Staff comments included in the memo dated July 28, 2015 prior to petitioning for Final Plan and Plat approval and building permit issuance which shall be contingent upon Fire Access Plan approval.
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.