cover
TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: March 18, 2016
SUBJECT:
An Ordinance Granting a Special Use Permit for a Religious Institution (6400) Use on the Property located at 850 Ridgeway Avenue (Lighthouse Worship Center - L16-00096 / AU28/1-13.094-Su/Fpn - ES - Ward 4)
PURPOSE:
The Petitioner, Lighthouse Worship Center, is Requesting approval of a Special Use for a Religious Institution (6400) Use for the property located at 850 Ridgeway Avenue
BACKGROUND:
The Subject Property is located at 850 Ridgeway Avenue and is currently utilized as a multi-tenant industrial/office building with M-2 Manufacturing - General zoning. The property is generally located along Ridgeway Avenue, west of S. Lake Street in a general industrial area. Additional information on the legislative history of the property can be found in the attached Property Information Sheet. A small piece of former railroad ROW, located over a small portion of the eastern parking lot, is not annexed but would be in the future.
The details of the proposal include remodeling the interior of their current leased space for a 150 seat worship area. There will also be a multi-purpose center and some office and small class spaces. The church takes up less than 20% of the entire building which consists of 86,000 sf. of space. The building remains under private ownership and will remain on the tax role.
Concurrently with this proposal, the Petitioner is also proposing a Final Plan the details of which include showing the existing 23 space parking lot adjacent to the east side of the building with new handicapped stalls, and the existing 64 space parking lot across the street, under control of 850 Ridgeway via an easement.
DISCUSSION:
Staff has reviewed the Special Use 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.
Per the Qualifying Statement, the church has approximately 75 members. Normal church use would be Sunday from 9am to 2pm, and Tuesday from 7pm to 9pm which should not conflict with neighboring businesses. In addition, there are 87 parking spaces available, of which 38 are needed for this use (1/4 seats).
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.
POLICIES AND GUIDELINES :
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
22.1(5) To recognize the unique characteristics of individual neighborhoods and promote their positive attributes.
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 APPROVAL of the Resolution Approving a Special Use for a Religious Institution (6400) Use for the property located at 850 Ridgeway Avenue.
ATTACHMENTS:
Plat of Survey
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar Number: L16-00098
cc:
Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Granting a Special Use Permit for a Religious Institution (6400) Use on the Property located at 850 Ridgeway Avenue
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, Michael Sahli is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein; and
WHEREAS, by petition dated February 3, 2016, Lighthouse Worship Center filed with the City of Aurora a petition requesting approval of a Special Use for a Religious Institution (6400) Use for the property located at 850 Ridgeway Avenue
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 March 16, 2016, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on March 24, 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 4.2-1.3 and Section 10.6, a Special Use permit is hereby granted for a Religious Institution (6400) use for the real property legally described in Exhibit “A”.
Section Six: That the Special Use permit hereby granted is solely for the purpose of a Religious Institution (6400) use and is subject to 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 Special Use permit is granted upon the condition that the petitioner shall sign the Memorandum of Agreement, attached hereto and incorporated herein as Exhibit “B”, within fourteen (14) days from the date of passage of this Ordinance.
Section Eight: That should any of the above-stated conditions not be met, or the property described in Exhibit “A” is not developed in accordance with the special use permit, 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 M-2 Manufacturing - General and upon termination of the use of said property for a Religious Institution (6400) use, this Special Use permit shall terminate and the classification of M-2 Manufacturing - General shall be in full force and effect.
Section Eleven: That this Religious Institution (6400) use shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.