TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: September 4, 2013
SUBJECT: title
Resolution approving a revision to the Final Plan for landscaping and signage on Lot 2 in Meridian Business Campus Phase 2 Unit 8 for the property located at 1036 N. State Route 59, Aurora, IL 60504 (Darden Restaurants, Inc. - NA16/4-11.347-V - TM - Ward 10)
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PURPOSE:
The Petitioner, Darden Restaurants, Inc., is proposing a Final Plan Revision due to the IDOT taking along Route 59 for the Red Lobster at 1036 N. State Route 59.
BACKGROUND:
This Final Plan petition was referred by the City Council to the Planning Division on June 25, 2013.
Legislative History:
Date Review Body Motion Vote
8/4/2013 Planning Commission Approval Unanimous
7/9/2013 Planning Council Forward Unanimous
7/5/2013 Planning Staff Approval N/A
DISCUSSION:
Proposal: The petitioner is requesting a Final Plan revision for the property located at 1036 N. State Route 59. Due to the Illinois Department of Transportation (IDOT) taking for the widinening of the state controlled road, the petitioner is required to move the existing sign and rework some of the previously approved landscaping.
Evaluation: Staff has reviewed the Variance petition, submitted by the petitioner and have sent comments back to them on those submittals. The Variance request for setback reductions for the Parking from 50 feet to 23 feet, and for the building from 60 feet to 49 feet, is due to the IDOT taking for right-of-way for the future widening of State route 59 in front of the store. The state required approximately 25 feet at the north side of the property and approximately 29 feet on the south side of the property. Due to no fault of the petitioner the property has changed resulting in the need for the variances to allow this property to be considered conforming.
The Final Plan revisions show how the landscaping has been impacted by the taking, as well as a new location for the approved monument sign. The sign has already been relocated so as not to be located in the new ROW. At this time there is still an issue with the landscaping at the property. In 1998 a majority of the approved landscape material was Autumn Purple White Ash. Unfortunately these trees have been impacted greatly by the Emerald Ash Borer. To remain in conformance with the approved zoning the petitioner is required to remove and replace these trees. In doing so, the applicant will then be in conformance with the approved landscape plan.
IMPACT STATEMENT:
The Planning and Zoning Division does not anticipate any impact to other City Department with the approval of this Petition.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of the Final Plan Revision for landscaping and signage at 1036 N. State Route 59 by Darden Restaurants, Inc.
The Staff's Recommendation is 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.
ATTACHMENTS:
Property Information Worksheet
Planning Council Summary
Plans
cc: Alderman Saville, Chairman
Alderman Irvin
Alderman Donnell
Alderman Hart-Burns, Alternate