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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: June 20, 2019
SUBJECT:
A Resolution Approving a Final Plan on Lot 1 of the Salvation Army Subdivision, Located at 550 Redwood Drive, for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use (The Salvation Army - 19-0434 / AU18/4-15.213-Su/Fsd/Fpn - SB - Ward 5)
PURPOSE:
The Petitioner, the Salvation Army, is requesting approval of a Final Plan for the subject property, which includes construction of an approximately 23,000 square foot, one-story building which will be developed in two phases, for increased community outreach and as a religious institution.
BACKGROUND:
The subject property is currently zoned zoned B-2(S), Business District - General Retail with a Special Use Planned Development. The property is 2.49 acres. The site previously maintained a vacant building that was approximately 17,000 square feet, and which will be demolished to allow for this proposed development. A Special Use for a Church and School was previously approved for the subject property as O04-82. Additional information on the legislative history of the property can be found in the attached Property Research Sheet.
The Petitioner is requesting approval of a Final Plan for a Social Service Agency (6630) use. Details of the request include redevelopment of the site for a new, approximately 23,000 square foot, one-story building, which will be developed in two phases. The first phase of this development, will be located in the approximately 11,440 square foot part of the building that is closest to Redwood Drive. The southern portion of this building will contain a chapel and accompanying lobby that will hold regular services, while the northern portion will contain the community center of the building, as well as a kitchen for the congregation and general public. The second phase of this development, which is located to the rear of the first phase of the development, will contain the gymnasium and general space, which will be approximately 11,700 square feet. The property is also planned for 112 parking spaces, which will satisfy the minimum parking requirements for Phase I and Phase II of this development. The Petitioner has provided adequate landscaping throughout the property per the standards of the Aurora Zoning Ordinance, and has also gone to great effort to provide satisfactory landscaping to screen the subject property from the adjacent residential and commercial properties. The building for Phase I and Phase II will have face brick exterior material, with standing seam metal roof on the Phase I building, and aluminum composite panels.
Concurrently with this proposal, the Petitioner is requesting approval of a Special Use for a Social Service Agency. Details of the request include Social Service resources that will be provided for the community by the Salvation Army, such as computer literacy, English as a second language programs, a gymnasium and general space for other community needs, and a mobile canteen that will provide resources to local police, fire, and other emergency needs.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat Revision. Details of the request include consolidation of the two current lots into Lot 1 of the Salvation Army Subdivision. This consolidated lot will include a new ten (10) foot wide City Easement along the western lot line of the current Lot 4, and along the southern lot line of the current Lot 4 and Lot 5.
DISCUSSION:
Staff has reviewed the Final Plan petition and have sent comments back to the Petitioner based 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:
12.1 (2): To provide convenient services and visual diversity within the City by developing
A hierarchy of commercial centers appropriately spaces throughout the City.
14.1 (2): To promote the preservation and revitalization of older residential
neighborhoods and commercial areas within the City of Aurora.
14.1 (4): To encourage quality site design throughout the City of Aurora.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of the resolution approving a Final Plan on Lot 1 of the Salvation Army Subdivision, Located at 550 Redwood Drive, for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building & Signage Elevations
Land Use Petition with Supporting Documents
Legistar History Report
Legistar Number 19-0436
cc: Building, Zoning, and Economic Development Committee
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Vice Chairman
Alderman Carl Franco, Member
Alderman Robert J. O'Connor, Member
Alderman Juany Garza, Member
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan on Lot 1 of the Salvation Army Subdivision, Located at 550 Redwood Drive, for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) 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 May 15, 2019, The Salvation Army filed with the City of Aurora a petition requesting approval of a Final Plan for Lot 1 of the Salvation Army Subdivision, located at 550 Redwood Drive, for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and Similar Uses (6630) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on June 19, 2019, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on June 26, 2019, the Building, Zoning, and Economic Development Committee of the Aurora City Council reviewed said Final Plan and Plat and the before mentioned recommendations and recommended 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; and
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 or vacations deemed necessary by the Aurora City Engineer.