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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: June 8, 2018
SUBJECT:
A Resolution Approving a Revision to the Final Plat for a portion of Lots 1-8 of West Aurora Plaza Subdivision Unit One located at 1901-2103 W. Galena Boulevard, being north of Galena Boulevard between N. Constitution Drive and N. Edgelawn Drive, and establishing Lots 1-8 of West Aurora Plaza Resubdivision (West Aurora Plaza, LLC - 18-0360 / AU18/4-17.208-SUPD/Fsd/R - JM - Ward 5)
PURPOSE:
The Petitioner West Aurora Plaza, LLC is requesting approval of a Final Plat Revision subdividing a portion of West Aurora Plaza Subdivision Unit One located at 1901-2103 W. Galena Boulevard being north of Galena Boulevard between N. Constitution Drive and N. Edgelawn Drive and establishing Lots 1-8 of West Aurora Plaza Resubdivision which includes a subdivision of approximately 36 acres into eight new lots.
BACKGROUND:
The Subject Property is currently RETAIL with B-2(S) General Retail with a Special Use, B-2 General Retail and R-2 One Family Dwelling District zoning. 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 Plat Revision subdividing a portion of West Aurora Plaza Subdivision Unit One and establishing Lots 1-8 of West Aurora Plaza Resubdivision. The details of the request include a Final Plat Revision to create five lots that correspond to the current buildings and parking areas as well as creating three new outlots along W. Galena Boulevard. The new West Aurora Plaza Plan Description will allow these three new outlots to be used for new business and commerical spaces.
Concurrently with this proposal, the Petitioner is requesting the Establishment of a Special Use Planned Development, and to change the current zoning district from B-2(S) General Retail with a Special Use, B-2 General Retail, and R-2 One Family Dwelling District to B-2(S) General Retail District with a Special Use. The details of the request include creating a new West Aurora Plaza Plan Description and removing the previous Plan Description and all of its revisions. The legislative history for the properties reflect that some of the parcels are technically zoned B-2 and the frontage along Galena Boulevard is zoned R-2. This new Plan Description ensures that the frontage along Galena Boulevard can be used for commercial and business uses under B-2 (S). This Plan Description codifies all the current uses, bulk restrictions, and signage in the center. It also allows some additional uses, including one Retail sales or service, with a Drive Through (2110) use and up to two Restaurant with a Drive Through Facility (2530) use. This will allow a drive through at the current McDonald’s location and an additional drive through. It prohibits Pawnshops (2160) and Alternative Financial Institutions (2220).
DISCUSSION:
Staff has reviewed the Final 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, with the exception of the items reflected in the conditions listed in the Staff Recommendation below.
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 (3) To encourage new development contiguous to existing development.
31.1 (3) To promote the development of commercial facilities in existing or planned commercial areas.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of A Resolution Approving a Revision to the Final Plat for a portion of Lots 1-8 of West Aurora Plaza Subdivision Unit One located at 1901-2103 W. Galena Boulevard, being north of Galena Boulevard between N. Constitution Drive and N. Edgelawn Drive, and establishing Lots 1-8 of West Aurora Plaza Resubdivision, with the following condition:
1.) That a 10 foot bike path that meet city standards be installed along the entire frontage of W. Galena Boulevard for all the parcels included in the Final Plat Revision.
ATTACHMENTS:
EXHIBITS:
Exhibit "A" Final Plat
Land Use Petition with Supporting Documents
Property Research Sheets
Legistar History Report
Legistar Number: 18-0360
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 Revision to the Final Plat for a portion of Lots 1-8 of West Aurora Plaza Subdivision Unit One located at 1901-2103 W. Galena Boulevard, being north of Galena Boulevard between N. Constitution Drive and N. Edgelawn Drive, and establishing Lots 1-8 of West Aurora Plaza Resubdivision
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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 April 18, 2018, West Aurora Plaza, LLC filed with the City of Aurora a petition requesting approval of a Final Plat Revision subdividing a portion of West Aurora Plaza Subdivision Unit One located at 1901-2103 W. Galena Boulevard being north of Galena Boulevard between N. Constitution Drive and N. Edgelawn Drive and establishing Lots 1-8 of West Aurora Plaza Resubdivision and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on June 6, 2018, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on June 14, 2018, the Planning and Development Committee of the Aurora City Council reviewed said Final Plat Revision 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 Plat with the following condition:
1.) That a 10 foot bike path that meet city standards be installed along the entire frontage of W. Galena Boulevard for all the parcels included in the Final Plat Revision.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plat and related required documents as attached hereto as Exhibit "A" Final Plat along with any easement dedications or vacations deemed necessary by the Aurora City Engineer.