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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: March 18, 2016
SUBJECT:
A Resolution Approving the Final Plat and Plan for the PAS Plaza Subdivision for property located at the southwest corner of Butterfield Road and Farnsworth Avenue, Aurora, Illinois (CIMA Developers, Inc. - L15-00748 / BA36/3-15.148-Fsd/Fpn - TV - Ward 1)
PURPOSE:
The Petitioner, CIMA Developers, Inc., is requesting approval of a Final Plat and Plan on 5.033 acres for property located at the southwest corner of Butterfield Road and Farnsworth Avenue pursuant the PAS Plaza Special Use Planned Development.
BACKGROUND:
The Subject Property is located at the southwest corner of Butterfield Road and Farnsworth Avenue. The property consists of several parcels, being a total of 5.033 acres, which are all now annexed into the City with B-2(S) General Business District and OS-1(S) Conservation, Open Space and Drainage District zoning. The subject property is currently vacant with the exception of the existing gas station which was constructed in the mid 80's.
The Final Plan and Plat consists of subdividing the property into five lots. Lots 1 contains the existing gas station and Lots 2, 3, and 5 will be developed with three new retail buildings. Stormwater detention is being provided on Lot 4 of this development.
Lot 2, located along Farnsworth Avenue, will contain a 1,870 sq. ft. fast food restaurant building with a drive-through. Lots 3 consists of a 10,000 sq. ft. retail center with a drive-through and Lot 5 consists of a 7,440 sq. ft. retail building, both of which front on Butterfield Road. The three new buildings are proposed to have a total of 129 parking spaces and an additional 12 parking spaces will be constructed in the rear of the existing gas station building on Lot 1 which meets the City's parking requirement. An 8'8" tall, 50 sq. ft. monument sign is being proposed for each retail lot. An administrative variance is being requested for the 8" pergola design feature on the top of the signs to be consistent with the signage on Lot 1.
The Final Plan proposal includes a full Landscape Plan to be implemented throughout the subdivision. The building elevations for Lots 2 and 3 consist of brick with stone accents and metal awning over the door and windows and the building elevation for Lot 5 consists of brick only.
Besides the existing access points into the gas station, one additional access point is proposed along Butterfield Road at the far west end of the development. Cross access is being provide throughout this development as well as to the retail center directly west of this property.
DISCUSSION:
Staff has reviewed the Final Plat and Plan petition, submitted by the petitioner and have sent comments back to them 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 mentioned in the Staff Recommendation listed below.
The Final Plat and Plan is consistent with Preliminary Plat and Plan. Staff requested that the building elevation for Lot 5 incorporate some of the key elements, such as the brick wainscot, the metal awning above the doors and windows and the stone accent in the middle and top of the building so that it was in keeping with the building elevation of Lot 3. This building is not being built at this time, however, the Petitioner is agreeable to incorporate some of the key elements prior to construction.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1(3) To encourage new development contiguous to existing development,
11.1(5) To guide and promote development to area where public utilities, public roads and municipal services are either available or planned;
14.1(4) To encourage quality site design throughout the City;
14.1(5) To provide for the visual enhancement of the City through attractive landscaping, quality signage and diverse building design and arrangement;
63.1(1) To promote an integrated pedestrian circulation system in the City.
RECOMMENDATIONS:
The Planning Commission recommends CONDITIONAL APPROVAL of the Resolution Approving the Final Plat and Plan for the PAS Plaza Subdivision for property located at the southwest corner of Butterfield Road and Farnsworth Avenue, Aurora, Illinois, with the following conditions:
1. That the building elevation for Lot 5 be revised to be consistent with the building elevation for Lot 3.
2. The monument sign shall be relocated along Farnsworth Avenue on Lot 1 pursuant to the provisions of the Plan Description approved by Resolution O15-042. At such time the sidewalk shall also be relocated to be one (1) foot inside the right of way line at the owner's expense.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Final Plat
Exhibit "A-3" Landscape Plan
Exhibit “A-4” Building and Signage Elevations
Exhibit “A-5” Fire Access Plan
Land Use Petition with Supporting Documents
Landscape Material Worksheet (1-23)
Property Research Sheet
Legistar Number: L15-00748
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving the Final Plat and Plan for the PAS Plaza Subdivision for property located at the southwest corner of Butterfield Road and Farnsworth Avenue, Aurora, Illinois
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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 August 12, 2015, CIMA Developers, Inc. filed with the City of Aurora a petition Requesting approval of a Final Plat and Plan on 5.033 acres for property located at the southwest corner of Butterfield Road and Farnsworth Avenue and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-5”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on March 16, 2016, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on March 24, 2016, the Planning and Development Committee of the Aurora City Council reviewed said Final 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 Final Plan and Plat with the following conditions:
1. That the building elevation for Lot 5 be revised to be consistent with the building elevation for Lot 3.
2. The monument sign shall be relocated along Farnsworth Avenue on Lot 1 pursuant to the provisions of the Plan Description approved by Resolution O15-042. At such time the sidewalk shall also be relocated to be one (1) foot inside the right of way line at the owner's expense.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plan and Plat and related required documents, subject to Final Engineering approval, as attached hereto as Exhibit "A-1" Final Plan, Exhibit “A-2” Final Plat, Exhibit “A-3” Landscape Plan, Exhibit “A-4” Building and Signage Elevations, Exhibit “A-5” Fire Access Plan along with any dedications deemed necessary by the Aurora City Engineer.