TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: 8/21/2013
SUBJECT: title
An ordinance amending ordinance number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, by rezoning property from R-1 One Family Dwelling District To M-1(S) Manufacturing District, Limited Special Use Planned Development, and establishing a plan description for 30.8 acres located south of Mettel, north of Indian Trail, and east of Aurora Avenue (Commonwealth Edison Company - AU10/4-13.271-Rz/Su - TM - Ward 1)
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PURPOSE:
The petitioner, Commonwealth Edison Company, is proposing a Rezoning and Special Use Petition on 30.8 acres rezoning property from R-1 and Out to M-1(S) with a Special Use Planned Development for utilities and non-metallic mining located Between Mettel Road and Indian Trail Road, East of Aurora Avenue Lane.
BACKGROUND:
This Rezoning and Special Use petition, was referred by the City Council to the Planning Division on August 6, 2013.
REVIEW BODY DATE MOTION VOTE
Planning Commission: 8/21/2013 Conditional Approval Unanimous
Planning Council: 8/20/2013 Forward unanimous
Planning Staff: 8/16/2013 Conditional Approval N/A
DISCUSSION:
The petitioner, Commonwealth Edison Company, is proposing a Rezoning and Special Use Petition on 30.8 acres rezoning property from R-1 and Out to M-1(S) with a Special Use Planned Debvelopment for utilities and non-metallic mining located Between Mettel Road and Indian Trail Road, east of Aurora Avenue Lane. The proposed Planned Development will address the zoning for the ComEd Right-of-Way that currently exists in this corridor, as well as the proposed subsurface mining that is to occur on the ComEd properties that are located north of Sullivan Road.
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.
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.
12.1(9) To guide development and redevelopment into energy efficient land use patters.
40.1(1) To attract and encourage industrial, office and office-research development to planned sites where requisite public facilities are either present or proposed.
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 Division has not had any inquires regarding this case.
Evaluation:
Staff has reviewed the Rezoning and Special Use petition, submitted by the petitioner and have sent comments back to them on those submittals. The petitioner has made all the requested changes to these documents.
The Rezoning and Special Use for the ComEd ROW properties will bring these properties into full conformance with the City's Zoning Ordinance. This also addresses the proposed future subsurface mining that will be occurring under the properties located north of Sullivan Road. There are no proposed changes to the surface operations on any of the properties.
At this time the ComEd ROW straddles Sullivan Road, staff has not been able to locate dedication plats for the ROW of Sullivan Road. Staff is requesting that the Petitioner dedicate the necessary ROW for a full width for Sullivan Road. Sullivan is a Major Collector and the minimum ROW width is 80 feet, because the petitioner owns the properties that lie on the north and south side of the ROW they will be required to dedicate the full width, 40 feet on each side of the centerline of Sullivan.
IMPACT STATEMENT:
The Planning and Zoning Division does not anticipate any impact to other City Department with the approval of this Petition.
RECOMMENDATIONS:
Staff would recommend CONDITIONAL APPROVAL of the Rezoning and Special Use Petition on 30.8 acres rezoning property from R-1 to M-1(S) with a Special Use for utilities and non-metallic mining between Mettel Road and Indian Trail Road, east of Aurora Avenue Lane by Commonwealth Edison Company, with the following condition:
1. That Commonwealth Edison Company Dedicate eighty (80) feet of Right-of-Way, a minimum of forty (40) feet, on both sides of the center line of Sullivan Road.
CASEFILE INFORMATION SHEET
Petitioner: Commonwealth Edison Company
Case Number: AU10/4-13.271-Rz/Su
Parcel Number(s): 15-10-126-003; 15-10-251-006 and 008; 15-10-401-046 and 065
Size: 30.8 acres
Street Frontage: 221 feet; on Mettel Road; 219 feet on both the north side and south side of Sullivan Road; and 70 feet on Indian Trail
Current Zoning: Out and R-1
Current Land Use: Utilities
Comp Plan Designation: Utilites/Industrial/Commercial
Contiguous Zoning: North: Out - Aurora Township
South: B-3 Business and Wholesale
East: ORI(S)/M-1/R-1/M-1(S)/Out/B-2(S)
West: ORI(S)/R-1(S)/M-1/B-3
Contiguous Land Uses: North: Tollway
South: Commercial
East: Vacant/Light Industrial Uses
West: CCDD/Vacant/Light Industrial Uses
Character of Area
Subject Property
The Subject Property is located Between Mettel Road and Indian Trail Road, E. of Aurora Avenue Lane and is currently utilized as Utility.
Surrounding Property
The property to the north is out and is the I-88 Tollway. South of the subject property, across Indian Trail, the zoning is B-3 Business and Wholesale District and the properties have been developed as strip retail. There are multiple zonings of the adjacent properties to the east, from north to south they are as follows: ORI(S), M-1, R-1, M-1(S), Out, and B-2(S). The uses for the properties to the east are as follows, from north to south: Vacant, Outdoor storage, detention, Light industrial uses, Utility ROW, Residential and Commercial. West of the subject property there are multiple zonings, they are as follows from north to south: ORI(S), R-1(S), M-1, B-3. The adjacent uses are as follows, from north to south: CCDD fill site, vacant, light industrial uses, and auto repair.
History
This Rezoning and Special Use petition was referred by the City Council to the Planning Division on August 6, 2013.
The southern portion of the subject property was annexed in 1963 by Ordinance Number O63-3528. The remaining parcels north of Sullivan Road have not yet been annexed by the City of Aurora. Once the properties have been annexed they will be rezoned and the proposed plan description attached to the proposed Annexation Agreement will apply.
cc: Alderman Saville, Chairman
Alderman Irvin
Alderman Donnell
Alderman Hart-Burns, Alternate