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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: October 20, 2016
SUBJECT:
A Resolution Approving a Final Plan on Lot 1 and Lot 2 of Cinco De Mayo Subdivision located the northeast corner of 5th Avenue and Hill Avenue (Cinco De Mayo Bakery, Inc., an Illinois Corporation F/K/A La Original Chicanita Bakery, Inc., an Illinois Corporation - 16-00585 / AU26/2-14.024-AA/A/SU/FSD/FPN - AM - Ward 7)
PURPOSE:
The Petitioner Cinco De Mayo Bakery, Inc. is requesting approval of a Final Plan for Lots 1, and 2 of Cinco De Mayo Subdivision located at the northeast corner of 5th Street and Hill Avenue for a retail strip center (2100) and a storm water detention facility.
BACKGROUND:
The Subject Property is located at the northeast corner of 5th Avenue and Hill Avenue. The property is currently unincorporated with Kane County B-3 Business District, B-4 Business District, and F Farming District zoning. The Subject Property sits on a very prominent corner on two gateways into the near east side of Aurora. Currently there are two vacant commercial buildings on the site which are in an advanced state of dis-repair. One building was previously a restaurant/bar and the other was a convenience store. The Petitioner has just recently acquired the property and plans to demolish these buildings. There were also two billboards on the property which the Petitioner has removed. Additional information on the property can be found in the attached Property Information Sheet.
The details of the Final Plan include the development of Lot 1 with a 30,026 square foot retail strip center with the La Original Chicanita Bakery as the main anchor tenant at the western end of the building, and a restaurant use at the center of the building. The remainder of the center will contain flexible tenant spaces. There are 138 parking spaces proposed to serve the retail strip center. The required stormwater detention will be accommodated in a new facility to be developed on Lot 2. The Final Plan proposal includes a full Landscape Plan to be implemented for the retail center and the detention pond. The building elevations for the retail center includes a mixture of cherry velour brick, red brick, grey stone, ceramic tile, and grey limestone. There are two matching shopping center signs proposed on the plans, one on Hill Avenue and one on Fifth Avenue, to be constructed of a combination of brick and limestone with a total height of approximately 12 feet. Access to the project will be from one full access point and one right in right out access onto Fifth Avenue and one full access point onto Hill Avenue.
Concurrently with this proposal, the Petitioner is requesting approval of an Annexation Agreement, the Establishment of a Special Use Planned Development, and a Final Plat for the Cinco De Mayo Subdivision.
The details of the Annexation Agreement include provisions to annex and establish a Special Use Planned Development with B-2(S) General Retail and OS-1(S) Conservation, Open Space, and Drainage underlying zoning on the Subject Property; the dedication of right of way and roadway improvements for Hill Avenue and Fifth Avenue; and the waiving of an existing water main recapture along the properties frontage.
The details of the Special Use Planned Development include modifications to the standard zoning regulations prohibiting limiting certain uses and providing for additional signage.
The details of the Final Plat include the creation of a two lot subdivision with Lot 1 being approximately 3.86 acres and Lot 2 being 1.13 acres.
DISCUSSION:
Staff has reviewed the Final Plan 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 (5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
31.1 (1) To promote the concept of a hierarchy of commercial development consisting of regional, community and neighborhood commercial centers supported by requisite population levels, which influence to location, scale and type of commercial development and redevelopment.
32.1 (4) To enhance the quality of the visual and physical environment of the City through the provision for landscaping in commercial development.
51.1 (6) To promote the location and expansion of commercial activities within the City consistent with the Comprehensive Plan.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the Final Plan on Lot 1 and Lot 2 of Cinco De Mayo Subdivision located the northeast corner of 5th Avenue and Hill Avenue with the following condition:
1. That the Petitioner work with the Traffic Engineer to monitor the traffic congestion on 5th Avenue.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Final Plat
Exhibit "A-3" Landscape Plan
Exhibit “A-4” Building and Signage Elevations
Fire Access Plan
Land Use Petition with Supporting Documents
Landscape Material Worksheet (1-23)
Property Research Sheet
CC and Rs
Plat of Survey
Legistar History Report
Legistar Number: 16-00585
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Final Plan on Lot 1 and Lot 2 of Cinco De Mayo Subdivision located the northeast corner of 5th Avenue and Hill Avenue
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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 June 16, 2016, Cinco De Mayo Bakery, Inc., an Illinois Corporation F/K/A La Original Chicanita Bakery, Inc., an Illinois Corporation filed with the City of Aurora a petition Requesting approval of a Final Plan for Lots 1, and 2 of Cinco De Mayo Subdivision located at the northeast corner of 5th Street and Hill Avenue for two retail strip centers (2100) and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-4”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission conducted a public hearing on October 19, 2016, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on October 27, 2016 the Planning and Development Committee of the Aurora City Council reviewed said Annexation Agreement and the before mentioned recommendations and recommended CONDITIONAL 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 CONDITIONAL APPROVAL of said Final Plan with the following condition:
1. That the Petitioner work with the Traffic Engineer to monitor the traffic congestion on 5th Avenue
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 Lot 1, Exhibit “A-3” Landscape Plan Lot 2, and Exhibit "A-4" Building and Signage Elevations, along with any dedications or modifications deemed necessary by the Aurora City Engineer.