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TO: Mayor Robert J. O’Connor
FROM: Planning Commission
DATE: February 9, 2017
SUBJECT:
A Resolution Approving the Final Plat for Balaji Homes Condominiums Subdivision, being Vacant Land located at southwest corner of Sequoia Drive and Randall Road (Balaji Homes, LLC - 16-01076 / AU08/1-15.287-Fsd/Fpn - TV - WARD 5)
PURPOSE:
The Petitioner Balaji Homes, LLC is requesting approval of a Final Plat for Balaji Homes Condominiums Subdivision located at the southwest corner of Sequoia Drive and Randall Road for a two lot subdivision.
BACKGROUND:
The Subject Property is located at southwest corner of Sequoia Drive and Randall Road and is currently vacant with R-5A(S) Midrise Multiple Family Dwelling zoning, which is part of the Balaji Partners, LLC Special Use Planned Development. The Subject Property is located behind the Randall Plaza, a retail center which includes general retail and the Life Storage facility, Two Rivers Head Start Agency, and the River of Life Christian Center. 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 Final Plat for Balaji Homes Condominiums Subdivision. The details of the Final Plat include a two lot subdivision with dedication of 55 feet of right-of-way along Sullivan Road and 17 feet along Randall Road. The proposed Lot 2 includes the stormwater detention facility for the development, and the proposed Lot 1 contains the community center and the five condominium buildings which will be condoized once constructed.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan for Balaji Homes Condominiums Subdivision located at the southwest corner of Sequoia Drive and Randall Road. The details of the request include five multi-story condominium buildings, each at four-stories, and a community center building. The buildings are proposed to have a total of 161 dwelling units and will be developed as an age-restricted retirement community associated with the Swami Temple located just across Randall Road. There are 324 individually accessible parking spaces proposed on the site which includes 122 surface spaces and 202 enclosed spaces which meets the City's requirement of 2 parking spaces per unit with1.25 of those spaces being enclosed within the primary structure(s). A typical Building Elevation has been submitted as part of this application. The elevations consist of a mixture of red face brick and gray renaissance cut and split stone.
The proposal shows a full vehicular access off of Sullivan Road, and two vehicular accesses off of Sequoia Drive, with the westerly one being a right-in right-out only. Old Sequoia Road runs through the property and, while no longer a public roadway, has been mostly incorporated into the site plan to retain the internal access and utility connections with cross access and utility easements. The Petitioner is proposing to pay fee-in-lieu of construction of Sullivan Road improvements as this will be completed as a larger project.
There is an existing private access road to the Subject Property owned by Two Rivers Head Start Agency, the plan currently shows this access being gated off. The Petitioner is negotiating with Two Rivers to allow for cross access rights over this private drive, for either general access whereby the gate would be removed, or emergency access only whereby the gate would remain but police and fire would have keyed access.
DISCUSSION:
Staff has reviewed the Final 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 / IMPACT STATEMENT:
The Staff’s Evaluation and Recommendation are based on the following 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.
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.
11.1(3) To encourage new development contiguous to existing development.
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.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of the Resolution Approving the Final Plat for Balaji Homes Condominiums Subdivision, being Vacant Land located at southwest corner of Sequoia Drive and Randall Road
ATTACHMENTS:
EXHIBITS:
Exhibit "A" Final Plat
Land Use Petition with Supporting Documents
Landscape Material Worksheet (1-23)
Property Research Sheet
Legistar Number: 16-01076
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 the Final Plat for Balaji Homes Condominiums Subdivision, being Vacant Land located at southwest corner of Sequoia Drive and Randall Road
body
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 November 9, 2016, Balaji Homes, LLC filed with the City of Aurora a petition requesting approval of a Final Plat for Balaji Homes Condominiums Subdivision located at the southwest corner of Sequoia Drive and Randall Road and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on February 8, 2017, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on February 16, 2017, the Planning and Development Committee of the Aurora City Council reviewed said Final 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 Plat.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plat and related required documents as attached hereto as Exhibit "A" Final Plat along with any dedications deemed necessary by the Aurora City Engineer.