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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: March 19, 2021
SUBJECT:
A Resolution Approving the Final Plat for Melody Town Center Subdivision located east of the intersection of Ogden Avenue and 75th Street (Aurora Town Center Associates, LLC - 20-0883 / NA28/1-20.225-Fsd - TV - WARD 10)
PURPOSE:
The Petitioner, Aurora Town Center Associates, LLC, is requesting approval of a Final Plat for Melody Town Center Subdivision located at east of the intersection of Ogden Avenue and 75th Street with includes subdividing this property into 7 lots.
BACKGROUND:
The Subject Property is currently vacant land located east of the intersection of Ogden Avenue and 75th Street. In 2006, this property received approval for a commercial life-style center, however, the center never developed. A Redevelopment Agreement was approved in February of 2019 to assist in the development of this property as the requirement to provide for the construction/extension of Commons Drive has created a burden that has prevented development on this property to date. Then in August of 2019, this property was rezoned to R-5(C) Multiple-Family Dwelling District, R-5A(C) Midrise Multiple Family Dwelling District, B-2(C) General Retail District, and OS-1(C) Conservation, Open Space and Drainage District with a Conditional Use Planned Development (previously approved as a Special Use Planned Development). At the same time, a Preliminary Plat and Plan was approved on this property.
The Petitioner is requesting approval of a Final Plat for Melody Town Center. The details of the Final Plat include a 7-lot subdivision with a 100-foot-wide right of way dedication along the eastern portion of the property for the extension of Commons Drive between Ogden Avenue and 75th Street. Lot 1 consists of a future assisted living and memory care facility. Lots, 2, 3, 4, and 7 consists of the future stormwater detention facilities. Lot 5 consists of a future commercial or office lot and Lot 6 will be re-subdivided in Phase 2 for a future age restricted independent living facility and for future commercial or office lots along Commons Drive. The City will be constructing Commons Drive and the stormwater detention facility on Lot 7 as part of Phase 2.
Concurrently, the Petitioner, is requesting approval of a Final Plan for Lot 1, 2, 3, and 4. The Final Plan includes the construction of an approximately 90,000 square foot assisted living and memory support facility on Lot 1 and the construction of stormwater detention facilities on Lots 2, 3, and 4. The assist living and memory support facility will house 63 assisted living units and 26 memory care units with a total of 69 parking spaces. There will be a combination of studios, one-bedroom, and two-bedroom units which will range in size from 324 sq. ft. to 784 sq. ft. The facility also provides a wide variety of services and amenities to the residents and their families, such as theater, hair and nail salon, art studio and different dining experiences. It also offers fitness opportunities, a dedicated physical therapy area, and medical offices.
At this time, the proposed access will be via a three-quarter access along Ogden Avenue across from Gregory Street and a right-in, right-out at the eastern portion of Lot 1 along Ogden Avenue and 75th Street.
The Final Plan proposal also includes a full Landscaping Plan be implemented throughout Lots 1, 2, 3, and 4. The Building Elevations consist of a two-story assisted living wing and a one-story memory care wing primarily clad of brick and fiber cement siding in shades of browns, grays, and greens.
DISCUSSION:
Staff has reviewed the Final Plat 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, except for the items reflected in the conditions listed in the Staff Recommendation below.
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.
13.1(3) To use the improvement and addition of street and highway facilities as a positive force in guiding new development and improving land use relationships.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving the Final Plat for Melody Town Center Subdivision located east of the intersection of Ogden Avenue and 75th Street with the following conditions:
1. That the Final Plat be revised prior to recording as follows:
a. Add a 10-foot city easement along the west side of Commons Drive.
b. Add a 15-foot city easement along the property line of US Route 34 on Lot 6
c. Add a temporary construction easement on Lot 1 along the east side of Lot 5 to the private drive to allow for the access drive can be constructed.
d. Add a cross access easement over all internal private drives on Lot 1.
e. That the Developer may make the rights conferred by all cross-access easements contingent and subject to a declaration of easements, covenants and restrictions to be recorded against the Subject Property
2. That the approval of the Final Plat be contingent upon Final Engineering approval.
3. That the approval of the Final Plat be contingent upon Illinois Department of Transportation (IDOT) and DuPage Department of Transportation (DDOT) approval which may include additional right of way dedication and any additional or modifications to easements.
4. That all declarations of easements, covenants, and restrictions shall be subject to approval by the City prior to recording.
ATTACHMENTS:
Exhibit "A" Final Plat
Land Use Petition with Supporting Documents
Legistar Number: 20-0883
cc:
Alderman Michael B. Saville, Chairperson
Alderman Sherman Jenkins, Vice Chairperson
Alderman Carl Franco
Alderman Robert J. O’Connor
Alderman Juany Garza
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving the Final Plat for Melody Town Center Subdivision located east of the intersection of Ogden Avenue and 75th 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, by petition dated December 22, 2020, Aurora Town Center Associates, LLC, filed with the City of Aurora a petition requesting approval of a Final Plat for Melody Town Center Subdivision located at east of the intersection of Ogden Avenue and 75th Street and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, the Planning and Zoning Commission conducted hearing on March,17, 2021, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on March 24, 2021, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plat Development and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, the decision of the Building, Zoning and Economic Development Committee with respect to a final plan is subject to appeal to the City Council in the manner set forth in the City of Aurora Zoning Ordinance; and
WHEREAS, no person authorized under City of Aurora Zoning Ordinance to appeal such decision having done so in the manner set forth in the Ordinance, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed final plan; and
NOW, THEREFORE, BE IT RESOLVED that the Building, Zoning and Economic Development Committee 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 Final Plat be revised prior to recording as follows:
a. Add a cross access easement over the internal private drive between Lot 1 and Lot 6.
b. That the Developer may make the rights conferred by all cross-access easements contingent and subject to a declaration of easements, covenants and restrictions to be recorded against the Subject Property.
c. That the sign easement provision be added to the plat or within the declaration of easements, covenants and restrictions to be recorded against the Subject Property.
2. That the approval of the Final Plat be contingent upon Final Engineering approval.
3. That the approval of the Final Plat be contingent upon Illinois Department of Transportation (IDOT) and DuPage Department of Transportation (DDOT) approval which may include additional right of way dedication and any additional or modifications to easements.
4. That all declarations of easements, covenants, and restrictions shall be subject to approval by the City prior to recording.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic Development Committee of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A" Final Plat, along with any easement dedications deemed necessary by the Aurora City Engineer.