TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: 8/21/2013
SUBJECT: title
An ordinance establishing a Special Use Planned Development and approving a plan description on 4.7 acres located at 200 E. Sullivan Road (Linda F. Claud, LLC - AU10/2-13.270-RZ/SU - TM - Ward 1)
body
PURPOSE:
The petitioner, Linda F. Claud, LLC, is proposing a rezoning and special use petition on 4.26 acres rezoning the property from M-1 to M-1(S) with a special use for non-metallic mining and other extractions located 200 E. Sullivan Road.
BACKGROUND:
This Rezoning And Special Use Petition was referred by the City Council to the Planning Division on august 6, 2013.
review body date motion vote
Planning Commission: 8/21/2013 Conditional approval Unanimous
Planning Council: 8/20/2013 Forward unanimous
Planning Staff: 8/16/2013 Conditional Approval N/A
DISCUSSION:
The petitioner, Linda F. Claud, LLC, is proposing a rezoning and special use petition on 4.26 acres rezoning property from M-1 to M-1(S) with a Special Use Planned Development for non-metallic mining and other extractions located at 200 E. Sullivan Road. Creating the planned development to help regulate the existing uses operating on the property, as well as to address the subsurface mining request of the Lafarge Company. The special use would allow for the subsurface mining under the Claud parcels. The plan description will also help regulate future development of the the subject property.
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.
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.
12.1(9) To guide development and redevelopment into energy efficient land use patters.
40.1(1) To attract and encourage industrial, office and office-research development to planned sites where requisite public facilities are either present or proposed.
PUBLIC INPUT:
Due public notice was given for the public hearing on this matter and as of the date of this staff report the planning division has not had any inquires regarding this case.
EVALUATION:
Staff has reviewed the rezoning and special use petition, submitted by the petitioner and have sent comments back to them on those submittals. The petitioner has made all the requested changes to these documents.
The property is currently zoned M-1 and the land currently consists of several uses including: (1) the operation of a business that provides portable restroom facilities (generically “porta-potties”) to area businesses and other users, which includes the storage of such units and also empty waste collection containers; and (2) the storage and crushing of waste concrete and asphalt products. This property has historically been used for similar type uses, based on aerial photography the stone piles have been located on this property since some time in 1997. There is no current proposal to change the use on the surface of the property. Subsurface mining and extraction below this property would not have a perceptible impact on the surrounding properties. This subsurface use will actually be conducted on all of the adjacent properties north of Sullivan Road. Access to the subsurface mine operation is located through the large quarry to the north of I-88 in North Aurora. The addition of this property in the Lafarge plan will allow for the mining plan to be executed.
Through the approval of this plan description for the property, the city will have more review oversight for possible future development of the site. It would allow the city the opportunity to final plan review future development and make sure that the proposal is compatible with the adjacent possible future development as well as architectural review of the future development.
Public Input:
Due public notice was given for the public hearing on this matter. As of the date of this report, staff has not received any public inquiries regarding this petition.
IMPACT STATEMENT:
The Planning and Zoning Division does not anticipate any impact to other city department with the approval of this petition.
RECOMMENDATIONS:
Staff would recommend CONDITIONAL APPROVAL of the Rezoning and Special Use petition on 4.26 acres rezoning property from M-1 to M-1(S) with a special use planned development for non-metallic mining and other extractions at 200 E. Sullivan Road by Linda F. Claud, LLC with the following condition:
- That the first fifty (50) feet of the access drive to the property, perpendicular to the public Right-of-Way, not to exceed twenty-six (26) feet in width, be paved with asphalt or concrete.
CASEFILE INFORMATION SHEET
Petitioner: Linda F. Claud, LLC
Case Number: AU10/2-13.270-Rz/Su
Parcel Number(s): 15-10-251-026
Size: 4.26 acres
Street Frontage: 350 feet on Sullivan Road
Current Zoning: M-1 Manufacturing - Limited
Current Land Use: Light Industry
Comp Plan Designation: Conservation / Open Space / Recreation / Drainage
Contiguous Zoning: North: Out - Aurora Township
South: M-1 Manufacturing - Limited
East: R-1 One Family Dwelling
West: R-1(S) One Family Dwelling
Contiguous Land Uses: North: Utility
South: Light Industry
East: Utility
West: Vacant Land
Character of Area
Subject Property
The subject property is located 200 e. Sullivan road and is currently utilized as light industry.
Surrounding Property
The property to the north is outside the city limits in Aurora Township and is used as a ComEd rght-of-way for overhead transmission lines. To the south the zoning is M-1 Manufacturing District, Limited and the property is used as an allied waste truck service center. East of the subject property the zoning is R-1 One Family Dwelling District, and is used as a comed rght-of-way for overhead transmission lines. West of the property the zoning is R-1(S) and the property is a former city dump.
History
This Rezoning And Special Use Petition was referred by the City Council to the Planning Division on August 6, 2013.
The property was annexed in 1966 by ordinance number O66-3746. The property was more recently rezoned from R-1(S) to M-1 March 20, 1990 by ordinance O90-029.
cc: Alderman Saville, Chairman
Alderman Irvin
Alderman Donnell
Alderman Hart-Burns, Alternate