TO: Planning and Development Committee
FROM: Planning Commission
DATE: October 17, 2013
SUBJECT: title
An Ordinance granting a Special Use Permit for a Health and Human Services use, being a medical office located at 403 W. Galena Boulevard Aurora, Illinois (Trevino Properties, LLC - AU21/2-13.163-Su - TV - Ward 6)
body
PURPOSE:
The petitioner, Trevino Properties, LLC, is proposing Special Use Petition on .26 acres for a medical office located at 403 W. Galena Boulevard.
BACKGROUND:
This Special Use petition was referred by the City Council to the Planning Division on September 10, 2013.
Legislative History:
Date Review Body Motion Vote
10/16/2013 Planning Commission Conditional Approved Unanimous
10/8/2013 Planning Council Forward Unanimous
DISCUSSION:
Development Proposal: 403 W. Galena Boulevard: The proposal consists of renovating a 1,320 square foot portion of the 2nd floor for a medical office use within the existing 11,867 office building. As part of the proposal, the petitioner is also requesting to vary the 15' setback along Chestnut Street in order to construct a ramp which will wrap around the northeast corner of the building to meet accessibility codes. The proposed ramp will encroach within the 15 foot setback along Chestnut Street by 13 feet. The petitioner is proposing to implement landscaping along the south side of the ramp and within the 2 foot area between the proposed ramp and the sidewalk.
20 N. Chestnut Street (Adjacent Parcel): The petitioner is concurrently proposing to rezone the existing 2-unit residence located at 20 N. Chestnut Street from R-4 Two Family Dwelling District to O Office District. The Petitioner is proposing to demolish the addition which is located at the rear of the house in order to expand the parking lot to get additional spaces for a proposed medical office and professional office located to the south, across the alley, at the 403 W. Galena Boulevard. As part of the proposal the parking area will be screened by installing a privacy fence along the north side of the parking lot up to the back corner of the house. The fence would be 5' solid wood with 1' of wood lattice on top. The landscape plan also calls for the planting of evergreen shrubs around the perimeter of the property in order to buffer the historic house from the parking lot to the rear (west) and from the alley to the south.
Evaluation: Staff has reviewed the Special Use Petition and has found that this office building was built in 1964 with the current amount of parking. Although a medical use does not require more parking than the professional office use, it is anticipated that there will be an increase of visitors to the building. The petitioner is proposing to expand the parking lot on the property at 20 N. Chestnut Street, which is directly north of the Subject Property, and just recently bought the property at 425 W. Galena Boulevard in an attempt to maximize the number of parking spaces. This will increase what has historically been provided for these properties. Staff, also recognizes that there will be a number of people that will walk to this property since it borders a residential neighborhood. In addition, there is a Pace bus stop at the corner of Galena Boulevard and Chestnut Street so it is expected that public transportation will also be used. Staff feels that with the improvements that are being proposed, it will allow this building to stay economically viable.
Public Input: Due public notice was given for the public hearing on this matter and as of the date of this staff report the Planning and Zoning Division has received a few inquiries requesting further information regarding this case.
IMPACT STATEMENT:
This item will increase the tax base and overall viability of the City which will offset any incidental Department or staffing impacts.
RECOMMENDATIONS:
Planning Commission would recommend CONDITIONAL APPROVAL of the Special Use Petition on .26 acres for a medical office at 403 W. Galena Boulevard by Trevino Properties, LLC, with the following conditions:
1) That shrubs type and size be approved by the Planning and Zoning Division.
2) That the Petitioner work with Staff to ensure that the landscape screening will not pose a security concern.
3) That a recorded parking agreement between 20 N. Chestnut and 403 W. Galena Boulevard shall be submitted to the City which commits a minimum of six parking spaces to be used by the owner of 403. W. Galena Boulevard.
ATTACHMENTS:
Property Information Sheet
Plat of Surveys (403 W. Galena, 20 N. Chestnut, 425 W. Galena)
Site/Landscape, Additional Parking, Ramp Elevation and Detail Plan
Demolish Plan
Floor Plans
cc: Alderman Saville, Chairman
Alderman Irvin
Alderman Donnell
Alderman Hart-Burns, Alternate