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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: September 22, 2016
SUBJECT:
A Resolution Approving a Final Plan on Lot 1 & 2 for East Aurora High School Subdivision located at 500 Tomcat Lane being on the south side of 5th Avenue between State Street and Smith Boulevard for an Educational services (6100) Use (East Aurora School District #131 - 16-00771 / AU26/3-16.040-Su/Fsd/Fpn - TV - WARD 3)
PURPOSE:
The Petitioner, East Aurora School District #131, is requesting approval of a Final Plan for Lot 1 & 2 of East Aurora High School Subdivision located at 500 Tomcat Lane being on the south side of 5th Avenue between State Street and Smith Boulevard for an Educational services (6100) Use.
BACKGROUND:
The Subject Property is located at 500 Tomcat Lane and is the home of the East Aurora High School Campus and John Gates Elementary School, both longtime grandfathered uses opened in the late 1950's. The property is currently zoned with P Park and Recreation District and R-1 Single Family Dwelling District. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Final Plan proposal consists of a substantial upgrade to East High School Campus increasing the capacity of the school from approximately 3,800 students to 4,400 students. The improvements include three building additions which will house 20 new classrooms, a fine arts center and a cafeteria remodel; a new stadium, concession building and storage building; new parking facilities; traffic flow improvements; and stormwater infrastructure.
The new stadium, located in approximately the same location as the old stadium, includes football, soccer, track fields and visitor and home grandstands with the capacity to hold 4,000 people. The parking improvements include the expansion of the lot south of the proposed stadium and new perpendicular parking along State Street. This will increase the parking count from 652 spaces to 702 spaces being a net gain of 50 parking spaces. There are also 65 "banked" parking spaces which are also shown on the plan to serve future need. In order to encourage students to utilize the on campus parking spaces the East Aurora School District will set policies which remove potential hurdles to student's use of on campus parking and monitor the parking levels on the campus. The School District will report those parking levels to the City on an annual basis and if the City determines that the additional "banked" parking is needed the School District will construct said parking within 12 months of being requested by the City to do so.
The traffic flow improvements include a new bus/drop-off lane on 5th Avenue along the front of the school and the reconfiguration of Tomcat Lane to accommodate an onsite drop-off lane for parents and students through the center of the parking facility. The stormwater improvements are located south of the John Gates Elementary school and provide the stormwater improvements needed for the other improvements.
Concurrently with this proposal, a Rezoning and Special Use Petition is also being requested. The Plan Description rezones the Subject Property to P(S) Park and Recreation. It also includes a modification to the Aurora Zoning Ordinance and a modification to the Aurora Sign Ordinance. The modification to the Aurora Zoning Ordinance is to allow Education Services as a permitted uses in the P District. The modification to the Aurora Sign Ordinance is to allow the proposed electronic message board to be up to 50% of the sign face.
The Plan Description establishes setbacks for the East Aurora High School Campus which are being established at 20 feet for 5th Avenue and 6th Avenue, a 10 foot setback for Ziegler Avenue and Smith Boulevard and a 0 foot setback for State Street, and interior side and rear yard setbacks being between 0 to 20 feet as determined on the Final Plan.
The Final Plat proposal, which is also being reviewed and approved concurrently, will consolidate all of the various parcels the District owns into 2 lots. Lot 1 will consist of the East Aurora High School Campus and the John Gates Elementary School Campus. Lot 2 will consist of a vacant property at the end of Binder Street that is owned by the School District, which is being kept separate from the main lot as it is bisected by Binder Street and Pleasant Place right of way.
DISCUSSION:
Staff has reviewed 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:
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.
11.0 To guide the growth of the City in an orderly and structured manner.
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.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Final Plan on Lot 1 & 2 for East Aurora High School Subdivision located at 500 Tomcat Lane being on the south side of 5th Avenue between State Street and Smith Boulevard for an Educational services (6100) Use, with the following conditions:
1. That in order to encourage students to utilize the on campus parking spaces the East Aurora School District will set policies which create incentives and remove potential hurdles to encourage student's use of on campus parking. The School District will monitor the parking levels on the campus and report those parking levels to the City on an annual basis, and if the City determines that the additional "banked" parking is needed the School District will construct said parking within 12 months of being requested by the City to do so.
2. That the East Aurora School District continue to work with the City's Traffic Engineer to help alleviate traffic congestion and facilitate traffic flow in and around the campus especially on State Street and 5th Avenue.
3. Approval is contingent upon final engineering plan and stormwater management plan review.
4. That a performance security, in the form of subdivision bond or letter of credit, will be required for engineering plan approval.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building and Signage Elevations
Fire Access Plan
Land Use Petition with Supporting Documents
Landscape Material Worksheet (1-23)
Property Research Sheet
Legistar Number: 16-00771
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 & 2 for East Aurora High School Subdivision located at 500 Tomcat Lane being on the south side of 5th Avenue between State Street and Smith Boulevard for an Educational services (6100) Use
body
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 August 9, 2016, East Aurora School District #131 filed with the City of Aurora a petition requesting approval of a Final Plan for Lot 1 & 2 of East Aurora High School Subdivision located at 500 Tomcat Lane being on the south side of 5th Avenue between State Street and Smith Boulevard for an Educational services (6100) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-5”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on September 21, 2016, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on September 29, 2016, the Planning and Development Committee of the Aurora City Council reviewed said Final Plan 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 APPROVAL of said Final Plan.
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, and Exhibit “A-3” Building and Signage Elevations, along with any dedications or modifications deemed necessary by the Aurora City Engineer with the following conditions:
1. That in order to encourage students to utilize the on campus parking spaces the East Aurora School District will set policies which remove potential hurdles and create incentives to encourage student's use of on campus parking and monitor the parking levels on the campus. The School District will report those parking levels to the City on an annual basis and if the City determines that the additional "banked" parking is needed the School District will construct said parking within 12 months of being requested by the City to do so.
2. That the Petitioner work with the City's Traffic Engineer to help alleviate traffic congestion and to facilitate better traffic flow on State Street and 5th Avenue.
3. Approval is contingent upon final engineering plan and stormwater management plan review.
4. That a performance security, in the form of subdivision bond or letter of credit, will be required for engineering plan approval.