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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: November 22, 2017
SUBJECT:
Reconsideration of a Resolution Approving a Revision to a portion of the Preliminary Plan and Plat Property located at 245 N Eola Rd being south of Diehl Road and east of Eola Road (Scientel Solutions, LLC - 17-00521 / NA07/1-16.162-Su/PD/Ppn/Psd/R - TV - Ward 10)
PURPOSE:
The Petitioner Scientel Solutions, LLC is requesting approval of a revision to the Preliminary Plan and Plat for Diehl Industrial Park Subdivision located south of Diehl Road and east of Eola Road for a Communications Facility (4211) use which includes providing on-site detention for the Subject Property, moving the Lot 2 building to the eastern portion of the lot and showing the location of a Communications Facility on Lot 2.
BACKGROUND:
The Subject Property is currently Vacant Land/Open Space with B-2(S) General Retail - Special Use zoning, which is part of the Eola Venture I Special Use Planned Development. 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 revision to the Preliminary Plan and Plat. The details of the request include a two lot subdivision of the Subject property with Lot 1 being shown as a future drive-thru restaurant use and Lot 2 being a 1,472 square foot General contractor or special trade contractor use with accessory outside commercial vehicle storage. The headquarters for Scientel Solutions, LLC is currently located in Lisle and once the building is constructed the company plans to relocate their headquarters to this location.
Concurrently with this proposal, the Petitioner is requesting a Plan Description Revision to the Special Use Planned Development to add one General Contractor, or special trade contractor (off site work) (2900) as a permitted use on Lot 2 of the proposed subdivision.
The Petitioner is also requesting approval of a Special Use for a Communications Facility (4211) use on the easterly 75 feet the property. The details of the request include the installation of a 195 foot lattice style communications facility which will be an accessory to the Scientel Solutions headquarters building. The new facility is proposed to be placed just to the east of the proposed building on Lot 2 of the subdivision.
The petitioner is seeking a Special Use to construct a tower within the I-88 Technology Corridor and to waive or reduce the burden on the application pursuant to Chapter 19 Article III Sec. 19-71(b) including:
a. Separation of the communications facility from residential structures and/or residential district boundaries (Sec. 19-68.p.1); The Special Use process allows for the Petitioner to seek a tower which is less than 500 feet from the closest residential structures and/or residential district, the request is for a separation which exceeds the requirement from a residential structure but is 350 feet from the closest residentially zoned property which is owned and utilized by DuPage County for the Illinois Prairie Path. The nearest residential use is 1,221 feet from the proposed facility.
b. Separation of the communications facility from other communication facilities (Sec. 19-68.p.2); The Special Use process allows for the Petitioner to seek a Category C tower (more than 150' and less than or equal to 200 feet) which is less than 2,500 feet from other Category C or Category D towers, the request is for a separation of 935 feet from the closest Category D tower.
d. Facility Setback requirement from any adjoining lot line (Sec. 19-68.o); The Special Use process allows for the Petitioner to seek a Facility Setback which is less than 75% of the height of the facility or 146.25 feet, the request is for a Facility Setback of 75 feet.
DISCUSSION:
Staff has reviewed the Preliminary Plan and Plat Revision 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.
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.
11.1 (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.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of the A Resolution Approving a Revision to a portion of the Preliminary Plan and Plat Property located at 245 N Eola Rd being south of Diehl Road and east of Eola Road.
ATTACHMENTS:
Exhibit A-1 Preliminary Plan
Exhibit A-2 Preliminary Plat
Fire Access Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 17-00521
cc: Planning and Development Committee:
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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Reconsideration of a Resolution Approving a Revision to a portion of the Preliminary Plan and Plat Property located at 245 N Eola Rd being south of Diehl Road and east of Eola Road
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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 June 7, 2017, Scientel Solutions, LLC filed with the City of Aurora a petition requesting approval of a revision to the Preliminary Plan and Plat for Diehl Industrial Park Subdivision located south of Diehl Road and east of Eola Road for a Communications Facility (4211) use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-2”; and
WHEREAS, after referral of said petition from the Aurora City Council the Aurora Planning Commission on September 20, 2017, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on September 28, 2017 the Planning and Development Committee of the Aurora City Council reviewed said Preliminary Plan and Plat Revision and the before mentioned recommendations and recommended 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 APPROVAL of said Preliminary Plan and Plat Revision
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the and related required documents as attached hereto as Exhibit "A-1" Preliminary Plan and Exhibit “A-2” Preliminary Plat.