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TO: Mayor Robert J. O’Connor
FROM: Planning Commission
DATE: April 6, 2017
SUBJECT:
A Resolution Approving a Preliminary Plan and Plat for the Fox Valley Square Subdivision Being Vacant Land located on the south side of New York Street, west of Welsh Drive (Fox Valley Property Services, LLC - 17-00106 / AU24/4-16.080-PD/R/Ppn/Psd - TV - Ward 7)
PURPOSE:
The Petitioner Fox Valley Property Services, LLC 1900 E New York is requesting approval of a Preliminary Plan and Plat for the Fox Valley Square Subdivision located on the south side of New York Street, west of Welsh Drive for a commercial development.
BACKGROUND:
The Subject Property is currently vacant land with B-3(S) Business and Wholesale zoning, which is part of a Special Use Planned Development. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting approval of a Preliminary Plan and Plat for the Fox Valley Square Subdivision. The details of the request include a four lot subdivision with a dedication of 5 feet of right-of-way and a dedication of a 15 feet city easement along New York Street.
The proposed Lot 1 is anticipated to be developed as a 4,380 square foot used car dealership with three auto bays. There is a total of 58 parking spaces proposed on the lot, of which 43 spaces may be used for auto sales display. The proposed Lot 2 is anticipated to be developed as a 14,000 square foot retail strip center with 80 parking spaces on the lot. The proposed Lot 3, located at the rear of the development, is proposed to be developed with 25,261 square feet of mini-storage buildings with a total of 3 parking spaces on the lot. There is one full access into the site from New York Street being a shared private drive located on Lot 3. This access aligns with the private entrance across New York Street for TT Technology. The proposed Lot 4 is anticipated to be dedicated to the Kane County Forest Preserve and incorporated into the Oakhurst Forest Preserve. Per the previous plan description, the Petitioner is paying their proportional cost for the construction of Oakhurst Lake in lieu of construction on-site detention.
Concurrently with this proposal, the Petitioner is requesting approval of the establishment of a new Special Use Planned Development, and to change the underling zoning to B-2 Business District, General Retail and P Park and Recreation District.
The Plan Description being proposed includes modifications to the standard B-2 zoning regulations including the addition of up to one of each of the following uses as permitted uses: 1) used car dealership; major automotive repair, when accessory to a used car dealership; 2) retail sales or services with a drive through; 3) financial institution with a drive through; 4) restaurant with a drive through; and 5) mini-storage. The Plan Description also includes the establishment of parking regulations for vehicles sales and mini-storage, and the standard prohibited uses. The Plan Description allows for an 18 foot development sign along New York Street, which is comparable to other signs in the area along this roadway. Lastly, the Plan Description includes waiving certain sections of the Aurora Subdivision Control Ordinance for Parcel B if dedicated to the Kane County Forest Preserve.
DISCUSSION:
Staff has reviewed the Preliminary Plan and 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.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
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.
30.0 To promote and plan for the location of commercial centers, based on their functions and interrelationships, in order to provide a balanced distribution of commercial development and redevelopment.
31.1(3) To promote the development of commercial facilities in existing or planned commercial areas.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Preliminary Plan and Plat for the Fox Valley Square Subdivision Being Vacant Land located on the south side of New York Street, west of Welsh Drive, with the following conditions:
1. That the property owner shall enter into a dedication agreement with the Kane County Forest Preserve District for Parcel B, being Lot 4 of the Fox Valley Square Subdivision, within ninety (90) days of approval of the Final Plat.
2. That at Final Plan and Plat time, the existing trees be reviewed to determine if any can be preserved.
ATTACHMENTS:
Exhibit "A-1" Preliminary Plan
Exhibit "A-2" Preliminary Plat
Fire Access Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar Number: 17-00106
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Preliminary Plan and Plat for the Fox Valley Square Subdivision Being Vacant Land located on the south side of New York Street, west of Welsh Drive
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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 February 7, 2017, Fox Valley Property Services, LLC 1900 E New York filed with the City of Aurora a petition requesting approval of a Preliminary Plan and Plat for the Fox Valley Square Subdivision located on the south side of New York Street, west of Welsh Drive and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-2”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on April 5, 2017, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on April 13, 2017, the Planning and Development Committee of the Aurora City Council reviewed said Preliminary Plan and Plat 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 Preliminary Plan and Plat with the following conditions:
1. That the property owner shall enter into a dedication agreement with the Kane County Forest Preserve District for Parcel B, being Lot 4 of the Fox Valley Square Subdivision, within ninety (90) days of approval of the Final Plat.
2. That at Final Plan and Plat time, the existing trees be reviewed to determine if any can be preserved.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the and related required documents as attached hereto as Exhibit "A-1" Preliminary Plan and Exhibit “A-2” Preliminary Plat.