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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: April 9, 2015
SUBJECT:
A Resolution Approving a Preliminary Plan and Plat for Balaji Homes Condominiums Subdivision Being Vacant Land located at Southwest corner of Sequoia Drive and Randall Road, Aurora, Illinois 60506 (Balaji Partners, LLC - L15-00275 / AU08/1-13.299-Rz/Su/Ppn/Psd - SP - Ward 5)
PURPOSE:
The Petitioner, Balaji Partners, LLC, is proposing a Preliminary Plan and Plat on 10.37 acres for a multi-story, multi-building condominium development on the property generally located at the southwest corner of Sequoia and Randall, pursuant to R-5A(S) Multiple Family Dwelling District zoning with a Special Use Planned Development.
BACKGROUND:
The Subject Property is located at Southwest corner of Sequoia Drive and Randall Road and is currently vacant land with a combination of B-2 General Business and R-1 Single Family Residential. The property is generally located south of Sequoia Drive and west of Randall Road behind the Randall Plaza, a retail center which includes general retail and the Life Storage facility, Two Rivers Head Start Agency, and the River of Life Christian Center. The Sri Venkateswara Swami Temple is located just across Randall Road to the east.
The Preliminary Plan and Plat includes four multi-story condominium buildings, each at five-stories, and a common area building for with community services. The buildings are proposed to have a total of 164 dwelling units and will be developed as an age restricted retirement community associated with the Swami Temple located across Randall Road. The units are anticipated to be a minimum of 50% three bedroom units with an average of 1,300 square feet and no more than 50% 2 bdr with an average of 1,000 square feet in size. There are 330 individually accessible parking spaces proposed on the site which includes 123 surface spaces and 207 enclosed spaces with meets the City's requirement of 2 parking spaces per unit with1.25 of those spaces enclosed within the primary structure(s).
Old Sequoia Road runs through the property and, while no longer a public roadway, has been mostly incorporated into the site plan to retain the internal access and utility connections with cross access and utility easements. The majority of the necessary easements have been acquired by the Petitioner however, in the event that access is not available to the south an alternative Preliminary Plan is also included in the submittal.
The building elevations are not subject to review and approval at this time however at the time of Final Plan approval the following will apply: the majority of the building façade should be done in a masonry material, such as limestone or brick; the building materials of the trash enclosure should match the primary building’s material and should be masonry/stone; the overhead doors into parking facilities should be residential in appearance..
DISCUSSION:
Staff has reviewed the Preliminary Plan and Plat 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 and they now meet all of 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.
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
11.1(3) To encourage new development contiguous to existing development.
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 recommends CONDITIONAL APPROVAL of the Preliminary Plan and Plat for Balaji Homes Condominiums Subdivision Being Vacant Land located at the southwest corner of Sequoia Drive and Randall Road with the following conditions:
1. That the easterly access point to Sequoia Drive be moved to the current existing location, and that the westerly access to Sequoia Drive be gated for emergency access only.
2. That the right of way in the amount of 60 feet north of the center line along Sullivan Road (27 feet north of the property line), a 15 foot City Easement parallel with the new right of way line along Sullivan Road, and the right of way in the amount of 50 feet west of the centerline along Randall Road (17 feet west of the property line), with a 15 foot corner-clip at Sequoia Drive, be dedicated at the time of Final Plan and Plat. Fee-in-Lieu of Sullivan Road roadway improvements will be assessed at the time of Final Plan and Plat.
3. That the storm water detention shall be provided at the time of Final Plan and Plat to meet all requirements of the stormwater ordinance. This will require that the Petitioner either coordination with adjacent property owners, provide underground detention, or make modifications to the building and/or pavement layout to meet said stormwater detention ordinance requirements.
ATTACHMENTS:
Exhibit "A-1" Preliminary Plan
Exhibit "A-2" Preliminary Plat
Exhibit “A-3” Preliminary Fire Access Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar Number: L15-00275
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Preliminary Plan and Plat for Balaji Homes Condominiums Subdivision Being Vacant Land located at Southwest corner of Sequoia Drive and Randall Road, Aurora, Illinois 60506
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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 December 23, 2014, Balaji Partners, LLC filed with the City of Aurora a petition requesting approval of a Preliminary Plan and Plat for Balaji Homes Condominiums Subdivision and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-5”; and
WHEREAS, on April 8, 2015, the Aurora Planning Commission reviewed said Preliminary Plan and Plat and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on April 16, 2015 the Planning and Development Committee of the Aurora City Council reviewed said Preliminary Plan and Plat 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 Preliminary Plan and Plat with the following conditions:
1. That the easterly access point to Sequoia Drive may remain a full access location as shown, and that the westerly access to Sequoia Drive be a right-in right-out only access.
2. That the right of way in the amount of 60 feet north of the center line along Sullivan Road (27 feet north of the property line), a 15 foot City Easement parallel with the new right of way line along Sullivan Road, and the right of way in the amount of 50 feet west of the centerline along Randall Road (17 feet west of the property line), with a 15 foot corner-clip at Sequoia Drive, be dedicated at the time of Final Plan and Plat. Fee-in-Lieu of Sullivan Road roadway improvements will be assessed at the time of Final Plan and Plat.
3. That the storm water detention shall be provided at the time of Final Plan and Plat to meet all requirements of the stormwater ordinance. This will require that the Petitioner either coordination with adjacent property owners, provide underground detention, or make modifications to the building and/or pavement layout to meet said stormwater detention ordinance requirements.
4. That the entire development be within one association.
5. That no more that 20% of the units may be rented.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Preliminary Plan and Plat and related required documents as attached hereto as Exhibit "A-1" Preliminary Plan, Exhibit “A-2” Preliminary Plat, and Exhibit “A-3” Preliminary Fire Access Plan.