TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: 8/21/2013
SUBJECT: title
An ordinance establishing a Special Use Planned Development, and approving a Plan Description for non-metallic mining on 49.83 acres located at 213 Mettel Road (The City of Aurora - AU10/1-13.290-Su - TM - Ward 1)
body
PURPOSE:
The petitioner, The City of Aurora, is proposing a Special Use Planned Development on 49.83 acres for non-metallic mining located 213 mettel Road.
BACKGROUND:
This Special Use petition was referred by the City Council to the Planning Division on August 6, 2013.
The property was annexed by the City in 1986 by Ordinance Number O86-5555. The property was rezoned from R-1 to ORI by Ordinance Number O11-071 on December 20, 2011 and a Special Use for a Clean Construction and demolition Debris Fill Site was approved by Ordinance Number O11-072 on December 20, 2011.
DISCUSSION:
The petitioner, The City of Aurora, is proposing a Special Use Planned Development on 49.83 acres for non-metallic mining located 213 Mettel Road. The proposal consists of approving a Plan Description to add the already existing use of (3220) Non-metallic mining, quarries and other extraction, to the property. No changes are proposed for the surface operation of the CCDD facility.
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 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. At the time of approval for the Clean Construction and Demolition Debris (CCDD) Fill Facility the mining operation had already been operating for quite a few years. It had not been the City's policy to zone properties for subsurface operations that had no visible extension on the surface. Because the access to this mine is located in North Aurora, the mining use was not reflected in the surface zoning of the property. Through this process the City is able to address this issue and provide for the appropriate zoning of the property. Because the City retained the subsurface rights of the property when the surface was sold to the CCDD operator it was not thought of as a necessary step at the time of rezoning on that property. Because of the extension of the mining lease, as well as to meet the requirements of the agreement between the City and the operator to utilize the first two levels of the mine for the storage of the Lime Sludge waste that is generated by the water treatment plant, it was important to address the outstanding zoning issue on this property as well as on the surrounding properties that will have the subsurface mining operations. This will help the City of Aurora manage the current situation on the property as well as possible future development of the property when the surface operations are completed by the CCDD operator.
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 APPROVAL of the Special Use Planned Development on 49.83 acres for non-metallic mining at 213 Mettel Road by The City of Aurora.
CASEFILE INFORMATION SHEET
Petitioner: City of Aurora
Case Number: AU10/1-13.290-Su
Parcel Number(s): 15-10-126-002
Size: 49.83 acres
Street Frontage: 1,502 feet; on Mettel Road and 1,726 fet on Illinois Route 25
Current Zoning: ORI(S)
Current Land Use: CCDD
Comp Plan Designation: Conservation / Open Space / Recreation / Drainage
Contiguous Zoning: North: Out - Aurora Township
South: R-1(S)
East: Out - Aurora Township
West: Out - Aurora Township
Contiguous Land Uses: North: Tollway
South: Vacant Land
East: ComEd ROW
West: Light Industry
Character of Area
Subject Property
The Subject Property is located 213 mettel Road and is currently utilized as a Clean Construction and Demolition Debris (CCDD)Facility.
Surrounding Property
The property to the north is outside of the City and is the Tollway. To the South the property is zoned R-1(S) and is the former City Dump. East of the subject property is the ComEd ROW which at this time has not yet been annexed. To the west the properties are Outside of the City and are light industrial uses in North Aurora.
HIStory
This Special Use petition was referred by the City Council to the Planning Division on August 6, 2013.
The property was annexed by the City in 1986 by Ordinance Number O86-5555. The property was rezoned from R-1 to ORI by Ordinance Number O11-071 on December 20, 2011 and a Special Use for a Clean Construction and demolition Debris Fill Site was approved by Ordinance Number O11-072 on December 20, 2011.
cc: Alderman Saville, Chairman
Alderman Irvin
Alderman Donnell
Alderman Hart-Burns, Alternate