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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: October 8, 2021
SUBJECT:
A Resolution Approving a Final Plan on Lot 1 of Fox Valley Apartments-Lincoln School Subdivision, located at 631 and 641 S. Lake Street, for a Multi-Family Dwelling (1140) Use (Fox Valley Apartments, LP / Lincoln School / 631 and 641 S. Lake Street / CUPD / Rezoning / Final Plan and Plat - 21-0715 / AU28/1-21.267-CUPD/Rz/Fsd/Fpn - JM - Ward 4)
PURPOSE:
The Petitioner Fox Valley Apartments, LP is requesting approval of a Final Plan for Lot 1 of Fox Valley Apartments-Lincoln School Subdivision, located at 631 and 641 S. Lake Street, for a Multi-Family Dwelling (1140) Use which will allow for the adaptive reuse of the historic Lincoln School and the construction of a new building for residential housing.
BACKGROUND:
The Subject Property is currently with R-3 One Family Dwelling District zoning. The Petitioner is requesting approval of a Final Plan for Lot 1 of Fox Valley Apartments-Lincoln School Subdivision. The details of the request include a Final Plan for a Multi-Family Dwelling (1140) Use. The details of the request include reducing the entrances on Lake Street from three to two curb cuts. The circular drive with parking will remain in front of the building. Additional parking will be added along the drive aisle beside the historic school. A portion of the concrete behind the building will be redone for a new parking lot for both buildings. The remaining concrete will include the footprint of the new building. The new building’s main entrance will face the parking lot with two exists facing Woodlawn Avenue.
The historic school appears to be eligible for the National Register of Historic Places. As the developer is pursuing using Historic Preservation Tax Credits, the historic school will remain mostly unchanged from the exterior. The renovation also includes preserving many of the significant interior elements, including lockers, doors, and chalk boards. The new school will be compatible to the old through the use of a red brick veneer, regularly arranged window openings, and hipped roof lines. While the entrance is facing the internal parking lot, the more decorative elevation will face Woodlawn Avenue. That elevation will feature four gable cantilever bays and two parapet bays on the end. The building will be clad in brick on the ends, the parapet bays, and in the center along with two varying sizes and colors of cement board siding.
The Landscape Plan includes additional understory street trees along Woodlawn, beds of shrubs along the entrances and foundations, and evergreen trees and shrubs along the perimeters abutting single-family homes to provide year-round screening.
Concurrently with this proposal, the Petitioner is requesting a Plan Description with variations to the Zoning Ordinance and Building Code to allow the historic school to be repurposed into 14 workforce housing units and the construction of a new building housing 22 units. These variations include varying setbacks, allowing two buildings on one lot, increasing height and lot coverage, and reducing parking due to the use as workforce housing. Additional requirements on the elevations of the new building is also included.
The Petitioner is also requesting approval of Final Plat consolidating multiple lots into one lot for two buildings.
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, with the exception of the items reflected in the conditions listed in the Staff Recommendation below.
Local stonemason and carpenter Clark Brown Colwell designed and built the original block of the school, which was called the South Lake Street School when it opened in 1891. The school was remodeled in the late 1920s, with a gymnasium constructed in 1926 and an auditorium and classrooms added in 1928. With this remodel the building was renamed the Abraham Lincoln School. It served as a school until 2009 when it closed and has sat vacant since. Prairie style architectural details are evidenced in the deep roof eaves with wood bracketed soffits and decorative limestone blocks in geometric patterns. The historic school appears to be eligible for the National Register of Historic Places. The developer is pursuing the use of Historic Preservation Tax Credits.
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.
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.
12.1(6) To promote the buffering of low density residential areas from high intensity uses with higher density residential when appropriate.
14.1 (3) To protect, preserve and restore the historical and architectural heritage of the City.
20.0 To insure the provision of decent housing and a quality living environment for every resident of Aurora.
21.1 (1) To promote access to housing opportunities for all economic, racial, religious, ethnic and age groups.
21.1(2) To promote a wide variety of housing types.
21.1 (3) To promote housing in all price ranges for purchase or rent.
22.1 (5) To recognize the unique characteristics of individual neighborhoods and promote their positive attributes.
23.1 (7) To encourage that adaptive reuse of commercial and industrial structures to housing where such conversions are economically feasible, supportive of revitalization efforts, and consistent with the land use plan.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of A Resolution Approving a Final Plan on Lot 1 of Fox Valley Apartments-Lincoln School Subdivision, located at 631 and 641 S. Lake Street, for a Multi-Family Dwelling (1140) Use with the following condition:
1. That the Elevations of the Final Plan be contingent upon approval of the State Historic Preservation Office.
2. That all of the review comments per the Engineering Department be addressed prior to approval of the Final Engineering Plans.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 21-0715
cc:
Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan on Lot 1 of Fox Valley Apartments-Lincoln School Subdivision, located at 631 and 641 S. Lake Street, for a Multi-Family Dwelling (1140) Use
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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 September 3, 2021, Fox Valley Apartments, LP filed with the City of Aurora a petition requesting approval of a Final Plan for Lot 1 of Fox Valley Apartments-Lincoln School Subdivision, located at 631 and 641 S. Lake Street, for a Multi-Family Dwelling (1140) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission on October 6, 2021, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on October 13, 2021, the Building, Zoning and Economic 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 CONDITIONAL APPROVAL of said Final Plan with the following conditions:
1. That the Elevations of the Final Plan be contingent upon approval of the State Historic Preservation Office.
2. That all of the review comments per the Engineering Department be addressed prior to approval of the Final Engineering Plans
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 easement dedications deemed necessary by the Aurora City Engineer