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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: June 5, 2025
SUBJECT:
A Resolution Approving a Final Plan for Gateway Foundation Resubdivision, at 400 Mercy Lane for a Health-related Facilities, for a Not for Profit Use (Gateway Foundation - 25-0400 / AU09/4-25.169-FSD/FPN/R - SB - Ward 6)
PURPOSE:
The Petitioner, Gateway Foundation, is requesting approval of a Final Plan for Gateway Foundation Resubdivision, at 400 Mercy Lane, for a Health-Related Facilities, for a Not for Profit Use, which includes construction of an approximately twenty-three thousand (23,000) square foot building addition for the current tenant to continue inpatient treatment for substance abuse.
BACKGROUND:
The Subject Property is zoned O(C), Office with a Conditional Use Planned Development. The approved Plan Description, O95-79, was approved on October 3, 1995, and allowed for the Subject Property to be utilized as a Health-related Facilities, Not-for-profit use. The Subject Property is approximately four (4) acres and consists of Lot 2 and Lot 3 of INC Board Subdivision. The Comprehensive Plan designates the Subject Property as Quasi-Public. The Subject Property fronts on Mercy Ln, which is a private street that connects to W Indian Trail and N Highland Ave. The surrounding facilities are similar in nature to the Subject Property in that they also provide institutional, medical, and non-for-profit support for Aurora and surrounding communities. The existing single-story building is approximately twenty-eight thousand (28,000) sq ft. There are ninety-eight (98) striped parking stalls on the Subject Property.
The Petitioner, Gateway Foundation, is requesting approval of a Final Plan Revision for the property at 400 Mercy Ln. The details of the proposal includes construction of an approximately twenty-three thousand (23,000) square foot building addition, which is to be utilized for substance abuse recovery treatment, including sixteen (16) rooms for patients, each with two (2) beds, as well as accessory dining and office spaces for operational support. The existing building similarly contains inpatient rooms, in addition to space for staff offices, meeting rooms, and other accessory support facilities.
The Final Plan includes ninety-eight (98) striped parking spaces, which exceeds the minimum parking requirement of ninety-two (92) spaces for the Subject Property, which is based on one (1) space per five hundred (500) square foot of gross floor area for a Hospital Building. It is intended that the demand for utilized parking spaces is to come from on-site staff members and short-term visitors, rather than inpatient residential visitors. The proposed addition is a single-story building comprised of an exterior material that includes fiber cement panel, fiber cement vertical siding and a thin brick veneer along the building’s base, which is consistent with that of the existing building. The proposed landscaping is shown to be implemented in a manner that fulfills the Zoning Ordinance’s minimum landscaping requirements for the proposed and existing development in a manner that is consistent and tastefully integrated with the surrounding built environment, while also considering potential space on the Subject Property that is utilized for current on-site activities, as well as potential future development.
The Final Plan is otherwise in compliance with the applicable zoning code regulations, including setbacks and use. As previously mentioned in this Staff Report, the Health-related Facilities, Not for Profit use is allowed per the approved Plan Description.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat Revision, consolidating Lot 2 and Lot 3 of INC Board subdivision, thereby establishing Lot 1 of Gateway Foundation Resubdivision. The details of the request include the creation of a one (1) lot subdivision that is approximately five (5) acres in size. The previously existing two (2) lots are required to be consolidated as the accompanying Final Plan includes a building addition that extends across the existing lot lines. The Final Plat Revision also includes the dedication of a fifteen (15) foot wide City Easement that is necessary for utilities to be added for a new watermain.
Concurrently with this proposal, the Petitioner is requesting approval of a Plat of Vacation, the details of which include the removal of a dedicated fifteen (15) foot wide City Easement. The City Easement is required to be vacated by the City’s Engineering Department to allow for an existing watermain to be relocated.
DISCUSSION:
Staff has reviewed the Final Plat 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.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1 (3): To encourage new development contiguous to existing development.
14.1 (4): To encourage quality site design throughout the City of Aurora.
41.1 (2): To promote a balanced distribution of industries within the City.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the resolution approving a Final Plan for Gateway Foundation Resubdivision, at 400 Mercy Lane for a Health-related Facilities, for a Not for Profit Use.
ATTACHMENTS:
Exhibit “A-1” - Final Plan
Exhibit “A-2” - Landscape Plan
Exhibit “A-3” - Building & Signage Elevations
Land Use Petition with Supporting Documents
BZE Appeal Sheet
Property Parcel Maps
Legistar Number 25-0400
cc: Building, Zoning, and Economic Development Committee:
Chairperson Mike Saville
Vice Chair Patty Smith
Alderman Javier Banuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan for Gateway Foundation Resubdivision, at 400 Mercy Lane for a Health-related Facilities, for a Not for Profit Use.
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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, by petition dated May 7, 2025, Gateway Foundation filed with the City of Aurora a petition Requesting approval of a Final Plat Revision, Consolidating Lot 2 and Lot 3 of INC Board Subdivision, at 400 Mercy Lane, and Establishing Gateway Foundation Resubdivision. and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on June 4, 2025, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on June 11, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the decision of the Building, Zoning and Economic Development Committee with respect to a Final Plan is subject to appeal to the City Council in the manner set forth in Chapter 34 of the Code of Ordinances, City of Aurora, Illinois; and
WHEREAS, no person authorized under Chapter 34 to appeal such decision having done so in the manner set forth in Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed Final Plan; and
NOW, THEREFORE, BE IT RESOLVED that the Building, Zoning and Economic Development Committee 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 Building, Zoning and Economic Development Committee 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 deemed necessary by the Aurora City Engineer.