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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: July 7, 2016
SUBJECT:
An Ordinance Granting Revisions to the Special Use Permit for a Mental health facility (6331) Use on the Property located at 998 Corporate Boulevard (Sequel Youth and Family Services / Corporate Technical Center, LLC c/o Dolan & Murphy, Inc. - 16-00467 / AU02/4-16.028-Su/R/Fsd/Fpn - TV - Ward 1)
PURPOSE:
The Petitioner, Corporate Technical Center, LLC, is Requesting approval of a Special Use Revision for a Mental health facility (6331) Use on Lot 1 of Wolters Dolan Subdivision located at 998 Corporate Boulevard
BACKGROUND:
The Subject Property is located at 998 Corporate Boulevard and currently houses Sequel Youth and Family Services. The property is zoned PDD(S) Planned Development District with a Special Use for an autistic and special needs mental health facility and is part of the Farnsworth International Planned Development District. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
Sequel Youth and Family Services, who caters to autistic and special needs children ranging in the ages of 8 to 20 years old, is looking to expand the existing facility.
The Special Use Revision will allow for the expansion of the mental health facility use onto the adjacent property to the north.
Concurrently with this proposal, the Petitioner is also proposing a Final Plat and Final Plan Revision. The Final Plat proposal consists of consolidating the existing property at 998 Corporate Boulevard with the adjacent property to the north in order to accommodate an addition to the existing building.
The Final Plan Revision consists of constructing a 10,932 square foot addition to the existing building. The addition will house new classrooms, group rooms, recreational rooms, offices, several new bathroom and showers and an additional 14 bedrooms, of which 10 will be two-bedroom and 4 will be one-bedrooms. Along with the building addition, the Petitioner will be constructing an additional 122 parking spaces bring the total to 259 parking spaces. The Final Plan proposal includes a Landscape Plan to be implemented on the north part of the property where the new construction is occurring. The building elevations for the addition consist of a white split face concrete block with a maroon accent. Detention is being provided for the for the new construction along the northeast corner of the northern lot along Church Road.
DISCUSSION:
Staff has reviewed the Special Use 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.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has not received public inquiries regarding this petition.
Sequel Youth and Family Services has been very successful at this location and this expansion will help address a need in the community.
POLICIES AND GUIDELINES / IMPACT STATEMENT :
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies: / section(s) of the City of Aurora Historic Districts and Landmarks Guidelines:
11.1(3) To encourage new development contiguous to existing development.
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
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.
13.1(6) To encourage the development of public transportation, bicycle and sidewalk systems that would link residential area or place of work, shopping and recreation.
40.1(2) To promote a balanced distribution of industries within the City.
40.1(7) To encourage improvements in existing industrial areas that minimize industrial blight and reduce incompatibilities with neighboring land uses.
RECOMMENDATIONS:
The Planning Commission recommends CONDITIONAL APPROVAL of the Ordinance Granting Revisions to the Special Use Permit for a Mental health facility (6331) Use on the Property located at 998 Corporate Boulevard with the following condition:
1. That the activities on the subject property shall be limited to those outlined on the Qualifying Statement submitted on November 9, 2011 with Casefile AU02/4-11.409-Su which comprises of a mental health facility for autistic and special needs children ranging in the ages 8 to 20 with classrooms, bedrooms, kitchen, offices, gymnasium, and outside recreational area.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Memorandum of Agreement
Property Research Sheet
Land Use Petition with Supporting Documents
Legistar History Report
Legistar Number: 16-00467
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
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An Ordinance Granting Revisions to the Special Use Permit for a Mental health facility (6331) Use on the Property located at 998 Corporate Boulevard
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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, Corporate Technical Center, LLC is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated May 18, 2016, Corporate Technical Center, LLC filed with the City of Aurora a petition requesting approval of a Special Use Revision for a Mental health facility (6331) Use on Lot 1 of Wolters Dolan Subdivision located at 998 Corporate Boulevard
WHEREAS, after referral of said petition from the Aurora City Council, and after due notice and publication of said notice, the Aurora Planning Commission conducted a public hearing on July 6, 2016, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on July 14, 2016, the Planning and Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning Commission, finds that the proposed Special Use is not contrary to the purpose and intent of Ordinance Number 3100, being the Aurora Zoning Ordinance.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Three: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Four: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Five: In accordance with Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, and pursuant to Section 4.3 (6331) and Section 10.6, a Special Use permit is hereby granted for a Mental health facility (6331) use for the real estate property legally described in Exhibit “A”.
Section Six: That this Special Use permit hereby granted is solely for the purpose of a Mental health facility (6331) use and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the petitioner and their respective heirs, executors, administrators, successors, assigns and devisees for the duration of said special use.
Section Seven: That the petitioner agrees to sign the Memorandum of Agreement attached hereto as Exhibit “B” within fourteen (14) days from the date of passage of this Ordinance and that said Special Use permit is granted with the following condition:
1. That the activities on the subject property shall be limited to those outlined on the Qualifying Statement submitted on November 9, 2011 with Casefile AU02/4-11.409-Su which comprises of a mental health facility for autistic and special needs children ranging in the ages 8 to 20 with classrooms, bedrooms, kitchen, offices, gymnasium, and outside recreational area.
Section Eight: That should any of the above-stated conditions not be met or that the property described in Exhibit “A” is not developed in accordance with the special use the City Council shall take the necessary steps to repeal this Ordinance.
Section Nine: That future proposals for expansion or intensification of whatever kind for the property legally described in said Exhibit “A”, except as provided for herein, shall be considered only upon proper application, notice and hearing as provided by Section 10.6 of Ordinance Number 3100, being the Aurora Zoning Ordinance.
Section Ten: That the property legally described in Exhibit “A” shall remain in the underlying zoning classification of PDD Planned Development District and upon termination of the use of said property for a Mental health facility (6331) use, this Special Use permit shall terminate and the classification of PDD Planned Development District shall be in full force and effect.
Section Eleven: That this Mental health facility (6331) use shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.