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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: October 22, 2015
SUBJECT:
An Ordinance Establishing a Special Use Planned Development, Approving the West Aurora High School Campus Plan Description and Amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, to an underlying zoning of P Park and Recreation District for the property located at 1201 W New York Street (Whitt Law LLC - L15-00839 / AU20/4-15.164-Rz/Su/Fpn - TV - WARD 4)
PURPOSE:
The Petitioner, Whitt Law LLC, on behalf for the West Aurora School District, is requesting the Establishment of a Special Use Planned Development for the West Aurora High School Campus and to change the underlying zoning district to P Park and Recreation District, certain portions of the campus are currently zoned R-1 One Family Dwelling and R-2 One Family Dwelling.
BACKGROUND:
The Subject Property is generally located at 1201 W New York Street with West Aurora High School Campus as a longtime grandfathered use being dedicated in 1953.
West Aurora High School in its present location was originally built in 1953. The first addition came in 1960. In 1965, a field house, an expanded cafeteria, and classrooms were added to the north. The auditorium was completed in 1967. The stadium press box and lighting system were renovated in 1993. In 1999, another addition brought the library, technology center, administrative offices, cafeteria, gym foyer, athletic training facility, weight room, and more classrooms. In 2004, a second field house and classrooms to the northwest were added. The present capacity of the school is 3,766 students and the present enrollment of the school is 3,700 students.
The Plan Description being proposed includes one modification to the Aurora Zoning Ordinance. The modification is to allow Education Services and associated uses as a permitted uses, in the AZO they are a Special Use in the P District. The Plan Description also establishes setbacks for the West Aurora High School Campus. The setbacks are being established at 30 feet for Galena Boulevard and the Petitioner is proposing 5 feet for Randall Road and Fordham Avenue. All other public right of way will be established at 0 feet. The internal setbacks shall be established for the interior side yard as 10 to 20 feet as determined on the Final Plan and the rear yard setbacks as 0 feet.
The Final Plan proposal, which is under separate action being reviewed and approved concurrently, consists of the construction of 4 building additions and 3 new parking lots on the Campus. The additions include 8,217 square feet of instructional and corridor space, 18,748 square feet of fieldhouse, 500 square feet of kitchen space, and 3,200 square feet of multipurpose. In addition there will also be a 10,000 square foot renovation of the locker rooms.
The District will also be constructing three parking lots including a 125 space lot at the southeast corner of Randall Road and Plum Street; a 34 space lot along Galena Boulevard and a 20 space lot at the northwest corner of Spruce Street and Fordham Avenue. Several existing parking lots will be expanded and/or reconfigured and this along with the new lots will bring the total number of parking spaces for the campus to 827 parking spaces. This is a net gain of 164 parking spaces. As with any urban high school campus there will continue to be a large parking demand, and the District is committed to continuing to explore the opportunities for expansion of on campus parking and improving the parking and traffic patterns in and around the campus.
DISCUSSION:
Staff has reviewed the Rezoning and Special Use petition, submitted by the petitioner and have sent comments back to them on those submittals. The petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances, with the exception of the items mentioned in the Staff Recommendation listed below.
The Petitioner is proposing a 5 foot setback along Randall Road and along Fordham Avenue, Staff has requested that the Petitioner provide a 10 setback along these edges of the campus to provide adequate landscaped streetscape along these right of ways. The Final Plan currently meets this 10 foot setback along Fordham Avenue, and there is adequate room to shift the proposed parking lot along Randall Road to accommodate this setback.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has received public inquiries requesting additional information on this petition.
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 recommends CONDITIONAL APPROVAL of the Ordinance Establishing a Special Use Planned Development, Approving the West Aurora High School Campus Plan Description and Amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, to an underlying zoning of P Park and Recreation District for the property located at 1201 W New York Street, with the following conditions:
1. That the Permitted Uses Section 1.3.1(1)x. Videoboards of the plan description be modified to add the following limitation: "when not visible from public rights of way"
2. That the Bulk Restrictions Section 1.4.1.(1)a.ii. and 1.4.1.(1)a.iii of the plan description be modified as follows:
ii. Randall Road: Ten (10) feet
iii. Fordham Avenue: Ten (10) feet.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Plan Description
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar Number: L15-00839
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Establishing a Special Use Planned Development, Approving the West Aurora High School Campus Plan Description and Amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, to an underlying zoning of P Park and Recreation District for the property located at 1201 W New York Street
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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, West Aurora School District #129 is the owner of record of the real estate legally described on Exhibit “A”, attached hereto; and
WHEREAS, by petition dated September 9, 2015, Whitt Law LLC filed with the City of Aurora a petition Requesting the Establishment of a Special Use Planned Development for the West Aurora High School Campus and to change the underlying zoning district for certain portions of the West Aurora High School Campus from R-1 One Family Dwelling and R-2 One Family Dwelling to P Park and Recreation District.
WHEREAS, after referral of said petition from the Aurora City Council, and after due notice and publication of said notice, the Aurora Planning Commission conducted a public hearing on October 21, 2015, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on October 29, 2015, the Planning and Development Committee of the Aurora City Council reviewed said Rezoning and Special Use and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning Commission, finds that the proposed Rezoning and Special Use is not contrary to the purpose and intent of Ordinance Number 3100, being the Aurora Zoning Ordinance.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Three: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Four: That Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, Section 11.5 and Section 10.7, are hereby amended to allowing a Special Use Planned Development with underlying zoning of P Park and Recreation District for the real estate legally described in Exhibit “A”, with the following conditions: 1) That the Permitted Uses Section 1.3.1(1x) "Videoboards" is modified to add the following limitation "when not visible from public rights of way", and 2) that the Bulk Restrictions section 1.4.1(a)ii and 1.4.1(a)iii of the Plan Description be modified as follows: II. Randall Road ten (10) feet, III Fordham Road ten (10) feet.
Section Five: That the Plan Description in the form of Exhibit “B” attached hereto and included herein by reference as if fully set forth and incorporated in and made a part of this Ordinance, is hereby approved.
Section Six: That the proposed Rezoning and Special Use is hereby approved and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the applicant and his respective heirs, executors, administrators, successors, assigns and devisees for the duration of said use.
Section Seven: That all modifications and exceptions under the Aurora Zoning Ordinance and all modifications and exceptions from the Aurora Subdivision Control Ordinance, as set forth in the Plan Description, are hereby granted and approved.
Section Eight: That this Ordinance shall take effect and be in full force and effect upon passage hereof.