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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: August 26, 2024
SUBJECT:
A Resolution Approving a Final Plan on Lot 1 of Aurora Fire Station #9 Subdivision, Located at 7S300 Eola Road, for a Public Facilities and Services (6200) Use. (City of Aurora Fire Station #9 - 24-0570 / NA20/1-24.290-FSD/FPN - SB - Ward 7)
PURPOSE:
The City of Aurora is requesting approval of a Final Plan for the Aurora Fire Station #9 subdivision, which includes development of the Subject Property for a new, approximately seventeen thousand, six hundred (17,600) square foot fire station.
BACKGROUND:
The Subject Property, which is located near the northwest corner of N Eola Rd and E New York St, is approximately three (3) acres in size. The Subject Property contains a single-family detached dwelling, which is approximately one thousand, four hundred (1,400) square feet. The Subject Property is zoned O(C), Office with a Conditional Use Planned Development, which was established per O05-128 on November 8, 2005. Per the approved zoning, the Subject Property's use and bulk restrictions shall comply with the standards of the O, Office zoning district. The Comprehensive Plan designates the property as Commercial and the adjacent block of N Eola Rd as Arterial. The City of Aurora's purchase of the Subject Property, for the specific purpose of facilitating the construction of the new Fire Station #9, was unanimously approved by the City Council on September 12, 2023, per O23-056.
The Petitioner, the City of Aurora, is requesting approval of the Final Plan for the Aurora Fire Station #9 subdivision. The details of the request include construction of an approximately seventeen thousand, six hundred (17,600) square foot building, which will employ eight (8) fire fighters per shift. The Final Plan also indicates the construction of two (2) new access points onto N Eola Rd, along with removal of the raised median for fire trucks to pass through. The proposed Public Facilities and Services (6200) use is permitted within the Office zoning district. The minimum parking requirement is based on one (1) space per three hundred (300) square feet of Gross Floor Area for the portions of the building where the employees will be located, which is approximately three thousand, five hundred (3,500) square feet. Therefore, the Final Plan, which shows fifteen (15) parking spaces, is exceeding the minimum parking requirement of twelve (12) spaces. The Final Plan also shows an eight (8) foot wide multi-use path being constructed along the frontage on N Eola Rd, which is to contribute to the planned Eola Bikeway path.
The Landscape Plan shows sufficient landscaping throughout the Subject Property, with particular attention given to the western and northern property lines, where adjacent to residential properties. The provided Photometric Plan also indicates the lighting on the Subject Property is to be less than one (1) footcandle at the property lines, as is the City's requirement. The Building & Signage Elevations indicate the building is to have a peak height of twenty-five (25) feet and six (6) inches, with an exterior material that is mostly with masonry, along with composite metal panel wall systems
Concurrently with this proposal, the City of Aurora is requesting approval of the Final Plat for the Aurora Fire Station #9 subdivision. The details of the request include consolidation of the two (2) individuals parcels into a single lot subdivision, which is approximately three (3) acres. The Final Plat also includes the dedication of a Stormwater Control Easement over the stormwater management facility in the western portion of the Subject Property, a ten (10) foot wide City Easement that runs parallel along the frontage on N Eola Rd, and a fifteen (15) foot wide City Easement to cover the property's watermains and fire hydrants.
DISCUSSION:
Staff has reviewed the Final Plan petition and have sent comments back to the design team based on those submittals. The requested changes have been made to the documents and they now meet the applicable codes and ordinances.
In addition to the details of the proposal mentioned above in this Staff Report, it is also worth noting the changes to Aurora's existing fire prevention services. In particular, the proposed Fire Station #9 is intended to replace the existing Fire Station #9, which is located at 2339 Diehl Rd. Moving Fire Station #9's operations to the Subject Property will improve fire safety coverage in this area. A portion of the area that is covered by the existing Fire Station #9 will also be covered by the proposed Fire Station #13, which is currently under separate review by City Staff.
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.
22.1 (2): To protect designated areas of existing conventional single-family development
from inappropriate highly intensive land uses.
71.1 (1): To locate and direct urban growth to areas where municipal services are
available or proposed.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the resolution approving a Final Plan on Lot 1 of Aurora Fire Station #9 Subdivision, Located at 7S300 Eola Road, for a Public Facilities and Services (6200) Use.
ATTACHMENTS:
Exhibit "A-1" - Final Plan
Exhibit "A-2" - Landscape Plan
Exhibit "A-3" - Building & Signage Elevations
Land Use Petition and Supporting Documents
Qualifying Statement
Traffic Signal Locations
Existing and Proposed Fire Station Locations
Property Parcel Maps
BZE Appeal Sheet
cc: Building, Zoning and Economic Development Committee:
Alderwoman Patricia Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman William "Bill" Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan on Lot 1 of Aurora Fire Station #9 Subdivision, Located at 7S300 Eola Road, for a Public Facilities and Services (6200) 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 July 24, 2024, City of Aurora Fire Station #9 filed with the City of Aurora a petition “Requesting approval of a Final Plan for Aurora Fire Station #9, located at 7S300 Eola Road” and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on August 21, 2024, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on August 28, 2024, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan and the before mentioned recommendations and recommended 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 Chapter 34 of the Code of Ordinances, City of Aurora, Illinois; and
WHEREAS, no person authorized under Chapter 34 to appeal such decision having done so in the manner set forth in Code, 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 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.
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-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.