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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: June 17, 2021
SUBJECT:
A Resolution Approving a Final Plan for the property located at 2600 West Galena Boulevard for an Animal Hospital (2720) Use (VCA Aurora Animal Hospital - 21-0365 / SG24/2-21.112-CU/Rz/Fsd/Fpn - JS - Ward 5)
PURPOSE:
The petitioner, VCA Aurora Animal Hospital, is requesting approval of a Final Plan for the property located at 2600 West Galena for a 2720 Animal Hospital Use
BACKGROUND:
The Subject Property is currently zoned R-1(C) or One Family Dwelling District zoning with a Conditional Use Planned Development. The original Planned Development was approved in 2002 (O02-109). A Preliminary Plan and Plat for the property was approved in 2002 as well (R02-453), but never came in for final.
The Petitioner is requesting approval of a Final Plan located at 2600 West Galena Boulevard for an Animal Hospital (2720) Use. The VCA Aurora Animal Hospital has operated on this property for 18 years and is seeking an expansion to both their building and their parking lot. The building expansion will be roughly 16,000 sq. ft. and allow for expansions into new services as well as existing amenities.
There are currently roughly 125 parking spaces on the property. Their current parking lot does not hold their current staff or clients and with the proposed increases in types of services, their parking will need to considerably expand. There are currently 205 spaces proposed, which is 65 more spaces than are required by the city. As a portion of the proposed parking abuts several houses, screening is an important part of the development. There are currently 24 evergreen trees proposed to fill the 50' buffer between the parking lot and the residential. Along with the tree plantings, berming is proposed to run the length of the parking lot. A photometric plan has been submitted as well, showing compliance with zoning standards
Concurrently with this proposal, the Petitioner is requesting approval of a revision to the Plan Description generally located at the Southwest Corner of Galena Boulevard and Hankes Road. The original Plan Description called for the creation of a small residential subdivision on the southern part of the subject property. Due to the loss of a potential access point along Hankes Road, that planned residential development is no longer feasible. The proposed change would remove all residential language from the Planned Description. This action would also change the underlying zoning from R-1(C) to O(C), which is more consistent with the current development located on the site
Finally, the Petitioner is Requesting approval of a Final Plat. As previously stated, the current property is split into two separate parcels, one being roughly 6.5 acres and the other being roughly 5.2. This is going to combine the two parcels, creating one 11.7-acre lot.
DISCUSSION:
Staff has reviewed the Final Plan petition and have determined that it meets 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.
14.1 (4) To encourage quality site design throughout the City.
32.0 To enhance the positive and minimize the negative impact and relationships that the location, design and appearance of commercial activities have on traffic patterns and on the stability and vitality of surrounding neighborhoods, other commercial centers, and the City as a whole.
RECOMMENDATIONS:
Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Final Plan for the property located at 2600 West Galena Boulevard for an Animal Hospital (2720) Use with the following conditions:
That Engineering Plans shall be provided to the Engineering Department prior to building permit issuance which shall be contingent upon Final Engineering approval.
ATTACHMENTS:
Land Use Petition and Accompanying Documents
Exhibit "A-1" - Final Plan
Exhibit “A-2” - Landscape Plan
Exhibit “A-3” - Building and Signage Elevations
cc: Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution approving a Final Plan for the property located at 2600 West Galena Boulevard for an Animal Hospital (2720) Use
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 May 7, 2021, VCA Aurora Animal Hospital filed with the City of Aurora a petition Requesting approval of a Final Plan for the property located at 2600 West Galena for a 2720 Animal Hospital Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission on June 16, 2021, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on June 23, 2021, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan 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 Final Plan.
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, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications or vacations deemed necessary by the Aurora City Engineer.