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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: June 22, 2023
SUBJECT:
A Resolution Approving a Revision to the Final Plat for Lot 1 of West Reimers Subdivision, Located at 55 South Constitution Drive, and Establishing Lindsay Window & Door Subdivision (Lindsay Window - Legistar 23-0465 / AU19/1-23.314-FSD/R - SB - WARD 5)
PURPOSE:
The Petitioner, Lindsay Windows, is requesting approval of a Final Plat Revision, to subdivide the existing Lot 1 of West Reimers Subdivision, to create a two (2) lot subdivision, Lindsay Window & Door Subdivision: Lot 1 is approximately eight and a half (8.5) acres and includes the existing building, while Lot 2 is a new commercial out lot that is approximately one (1) acre that is located along the S. Constitution Dr. frontage.
BACKGROUND:
The Subject Property is zoned B-2(C), Business District - General Retail with a Conditional Use Planned Development. The Comprehensive Plan designates the Subject Property as Commercial. The Subject Property is Lot 1 of West Reimers Subdivision and is approximately nine and a half (9.5) acres. The City Council approved the acting Conditional Use Planned Development Revision for the Subject Property as O20-048 on August 11, 2020. This ordinance allows Lot 1 to be utilized for the current Processing, Finishing, and Assembly (3140) use, and Lot 2 as commercial development. The acting Final Plan Revision for the Subject Property, R20-157, which was approved on August 11, 2020, R20-157, indicates a two (2) lot subdivision, which consists of the existing building and a future addition on Lot 1, while Lot 2 includes a new approximately ten thousand (10,000) square foot commercial building.
The Petitioner, Lindsay Windows, is requesting approval of a Final Plat Revision, to subdivide the existing Lot 1 of West Reimers Subdivision, to create a two (2) lot subdivision, Lindsay Window & Door Subdivision. Lot 1, which is approximately eight and a half (8.5) acres, contains the existing building and parking lot, as well as the planned future development; and, Lot 2, which is approximately one (1) acre, is intended for the planned future development of the new commercial building. The Plat of Subdivision includes a newly dedicated Cross Access Easement running across the northern portion of Lot 1 to ensure maintained access through the subdivision for Lot 1, Lot 2, and adjacent properties that front on W. Galena Blvd.
DISCUSSION:
Staff has reviewed the Final Plat Revision 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, with the exception of the items reflected in the conditions listed in the Staff Recommendation below.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
14.1 (4): To encourage quality site design throughout the City of Aurora.
31.1 (4): To encourage the development of multiple use commercial, employment,
and service centers.
32.1 (3): To minimize the adverse effects of commercial activity on neighboring
development, particularly residential and open space areas through the
provision of buffering land use and/or screening.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the resolution approving a revision to the Final Plat for Lot 1 of West Reimers Subdivision, located at 55 South Constitution Drive, and establishing Lindsay Window & Door Subdivision, with the following conditions:
1) Security, in the form of a letter of credit or subdivision bond, shall be provided to the City for the construction of the offsite watermain prior to the recording of the subdivision plat.
2) A new City Easement should be shown as dedicated over the existing storm sewer on Lot 1.
ATTACHMENTS:
Exhibit "A" Final Plat
Land Use Petition and Supporting Documents
Approved Final Plan
Property Parcel Maps
Legistar History Report
Legistar Number: 23-0465
cc: Alderwoman Patricia Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman William “Bill” Donnell
Alderman Carl Francol
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Revision to the Final Plat for Lot 1 of West Reimers Subdivision, Located at 55 South Constitution Drive, and Establishing Lindsay Window & Door Subdivision
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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 June 9, 2023, Lindsay Windows filed with the City of Aurora a petition Requesting approval of a Final Plat Revision, subdividing Lot 1 of West Reimers Subdivision, located at 55 South Constitution Drive, and establishing Lindsay Window & Door subdivision and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on June 21, 2023, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on June 28, 2023, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plat and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, the decision of the Building, Zoning and Economic Development Committee with respect to a Final Plat is subject to appeal to the City Council in the manner set forth in Chapter 43 of the Code of Ordinances, City of Aurora, Illinois, being the Subdivision Control Ordinance; and
WHEREAS, no person authorized under the Subdivision Control Ordinance, to appeal such decision having done so in the manner set forth in the Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed final plat; and
NOW, THEREFORE, BE IT RESOLVED that the Building, Zoning and Economic Development Committee 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 Plat with the following conditions:
1) Security, in the form of a letter of credit or subdivision bond, shall be provided to the City for the construction of the offsite watermain prior to the recording of the subdivision plat.
2) A new City Easement should be shown as dedicated over the existing storm sewer on Lot 1.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic Development Committee 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 easement dedications deemed necessary by the Aurora City Engineer.