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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: October 8, 2015
SUBJECT:
A Resolution Approving a Final Plan on Lots 1, 100 and 101 of Bickford of Aurora Subdivision located at southwest corner of Orchard Road and Galena Boulevard for housing for the elderly and stormwater detention. (NHI-Bickford RE, LLC - L15-00823 / SG24/2-15.204-Fsd/Fpn - TV - Ward 5)
PURPOSE:
The Petitioner, NHI-Bickford RE, LLC is requesting approval of a Final Plan for Lots 1, 100 and 101 of Bickford of Aurora Subdivision located at the southwest corner of Orchard Road and Galena Boulevard for housing for the elderly and stormwater detention.
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. The Subject Property is zoned R-1(S) One Family Dwelling District, R-5(S) Multiple Family Dwelling District and OS-1(S) Conservation, Open Space, and Drainage District with a Special Use Planned Development which was recently approved along with the Preliminary Plan and Plat.
The Final Plan proposal includes Lots 1, 100, and 101. Lots 2-6, being the 5 single family lots are not being Final Planned at this time.
Lot 1 consists of a 38,000 square foot assisted living facility with 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 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 Bickford Court to the southeast. The Final Plan proposal includes a full Landscape Plan to be implemented throughout the site. The building is a one-story structure with a residential style architecture and includes brick, stone and hardie-board siding. A ground sign is being proposed along Orchard Road which will match the brick building material.
Lots 100 and 101 consist of stormwater management and compensatory storage which is located on the southern portion of the site.
The Final Plat proposal, which is under separate action being reviewed and approved concurrently, includes subdividing the property into 8 lots and dedicating public right of way. Lot 1 consists of an assisted living facility which is located on the northerly most portion of the Subject Property, Lots 2-6 will be for future single family lots which is located to the south of that on the western property line, and Lots 100 and 101 consists of stormwater management facilities which are located on the remaining property. As part of the Final Plat proposal, the Petitioner is dedicating public right of way for the extension of Downer Place and Bickford Court. In addition, 15 feet of right-a-way along Orchard Road is being dedicated at the request of Kane County Transportation Department.
DISCUSSION:
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 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.
Pursuant to the Kane County "Chain of Lakes" concept for this corridor, a water feature was requested at the northeast corner of the Lot 1. However, the Petitioner has stated that due to several factors including the grade of the site; the proposed watermain location; and the additional right of way dedication requested by Kane County, a water feature is not being accommodated on the final plan.
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 Final Plan on Lots 1, 100 and 101 of Bickford of Aurora Subdivision located at southwest corner of Orchard Road and Galena Boulevard for housing for the elderly and stormwater detention with the following conditions:
1. That Revised Engineering Plans be provided directly to the Engineering and Final Engineering approval must be obtained prior to any building permit issuance.
2. Clay liner or other appropriate pond lining techniques shall be installed around the proposed stormwater management facilities.
3. A letter of map change (LOMC) from FEMA will be required and will be a contingent for final acceptance and issuance of final certificate of occupancy.
4. A Special Service Area (SSA) for the long-term maintenance of the stormwater management facilities will be required and shall be established prior to final acceptance of the improvements.
5. That 15 canopy tree equivalents be added to Lot 1.
6. That 13 canopy tree equivalents be added to Lot 100, all of which should be a mixture of ornamental trees, evergreen trees and shrubs.
7. That 8 canopy tree equivalents be added to Lot 101, all of which should be a mixture of ornamental trees, evergreen trees and shrubs.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building and Signage Elevations
Exhibit “A-4” Fire Access Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar Number: L15-00823
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 Final Plan on Lots 1, 100 and 101 of Bickford of Aurora Subdivision located at southwest corner of Orchard Road and Galena Boulevard for housing for the elderly and stormwater detention.
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 September 3, 2015, NHI-Bickford RE, LLC filed with the City of Aurora a petition requesting approval of a Final Plan for Lots 1, 100 and 101 of Bickford of Aurora Subdivision located at the southwest corner of Orchard Road and Galena Boulevard for housing for the elderly and stormwater detention and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-5”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on October 7, 2015, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on October 15, 2015, 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 Revised Engineering Plans be provided directly to the Engineering and Final Engineering approval must be obtained prior to any building permit issuance.
2. Clay liner or other appropriate pond lining techniques shall be installed around the proposed stormwater management facilities.
3. A letter of map change (LOMC) from FEMA will be required and will be a contingent for final acceptance and issuance of final certificate of occupancy.
4. A Special Service Area (SSA) for the long-term maintenance of the stormwater management facilities will be required and shall be established prior to final acceptance of the improvements.
5. That 15 canopy tree equivalents be added to Lot 1.
6. That 13 canopy tree equivalents be added to Lot 100, all of which should be a mixture of ornamental trees, evergreen trees and shrubs.
7. That 8 canopy tree equivalents be added to Lot 101, all of which should be a mixture of ornamental trees, evergreen trees and shrubs.
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, Exhibit “A-3” Building and Signage Elevations, Exhibit “A-4” Fire Access Plan along with any dedications deemed necessary by the Aurora City Engineer.