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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: May 17, 2018
SUBJECT:
An Ordinance Establishing a Special Use Planned Development and Approving the Missner Development Plan Description for the property located at 1998 Melissa Lane and 2706, 2717, 2718 Dancer Drive (The Missner Group - 18-0220 / SG12/2-18.048-VAC/ Fsd/R/SUPD/Fpn - TV - Ward 5)
PURPOSE:
The Petitioner, The Missner Group, is requesting the establishment of a Special Use Planned Development on the property located at 1998 Melissa Lane and 2706, 2717, 2718 Dancer Drive being located north and south of Dancer Drive and west of Melissa Lane.
BACKGROUND:
The Subject Properties are currently vacant with ORI Office, Research, and Light Industrial zoning. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting the establishment of a Special Use Planned Development on the Subject Property. The details of the Special Use Planned Development include modifications to the standard ORI Office, Research, Light Industry zoning regulation allowing Food, textile and related products as an additional permitted use. It also establishes a 10 foot parking setback along Melissa Lane reduce the requirement by 20 feet and outlines roadway improvement responsibilities.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat Revision. The details of the request include consolidating Lots 11-14 of Podolsky Orchard 88 Phase 2 Subdivision. In order to consolidate the 4 lots, the Petitioner is proposing to relocate Dancer Drive, at 100% their cost, approximately 300 feet to the south edge of Lots 13 and 14, to establish Lot 1 of the Podolsky Orchard 88 Phase 2 Resubdivision which is approximately 9.6 acres.
The Petitioner is also requesting approval of a Plat of Vacation. The details of the request include vacating the right of way for Dancer Drive and the adjacent public utility easements to allow for the consolidation of the 4 lots.
The Petitioner is also requesting approval of a Final Plan for Lot 1 of Podolsky Orchard 88 Phase 2 Resubdivision. The details of the request include a 172,654, up to a 3-tentant speculative office and industrial building with 22 docks on the west side of the building and an associated 174 automobile parking spaces and 12 trailer parking space lot. As part of the project, the Petitioner has agreed to construct off-site roadway improvements to realign Sullivan Road at the intersection at Sullivan Road and Deerpath Road.
The Final Plan proposal also includes a full Landscape Plan to be implemented throughout the lot. Stormwater detention for this lot has already been provided as part of the overall subdivision. The building elevation consists of precast concrete panels. The petitioner has added additional architectural elements along the eastern and northern elevations to help minimize the big box look along Melissa Lane and I-88. These elements consist of five, two story glass entrances along with oversized windows spanning the top of the two elevations. A faux entry feature is located along the western corner of the north elevation even though there is not an office at this location.
Lastly, the Petitioner is requesting approval of a Roadway Agreement for the construction of the realignment of Sullivan Road at the intersection at Sullivan Road and Deerpath Road.
DISCUSSION:
Staff has reviewed the Special Use / Planned Development 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.
Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has not received public inquiries regarding this petition.
POLICIES AND GUIDELINES:
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.
11.1(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
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.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of the Ordinance Establishing a Special Use Planned Development and Approving the Missner Development Plan Description for the property located at 1998 Melissa Lane and 2706, 2717, 2718 Dancer Drive.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Plan Description
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 18-0220
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
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An Ordinance Establishing a Special Use Planned Development and Approving the Missner Development Plan Description for the property located at 1998 Melissa Lane and 2706, 2717, 2718 Dancer Drive
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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, Orchard 88 TMG, LLC is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated March 8, 2018, The Missner Group, on behalf of the Owner, Orchard 88 TMG, LLC, filed with the City of Aurora a petition requesting the Establishment of a Special Use Planned Development on the property located at 1998 Melissa Lane and 2706, 2717, 2718 Dancer Drive being located north and south of Dancer Drive and west of Melissa Lane in the form of Exhibit “B” attached hereto, and have been duly submitted to the Corporate Authorities of the City of Aurora for review for the property described in Exhibit “A”; and
WHEREAS, after referral of said petition from the Aurora City Council, and after due notice and publication of said notice, the Aurora Planning Commission conducted a public hearing on May 16, 2018, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on May 24, 2018, the Planning and Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning Commission, finds that the proposed Special Use / Planned Development is not contrary to the purpose and intent of Ordinance Number 3100, being the Aurora Zoning Ordinance.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Three: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Four: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Five: In accordance with Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, and pursuant to Section 10.6 and Section 4.3 (8000) a Special Use permit is hereby granted for a Planned Development (8000) use for the real estate property legally described in Exhibit “A”.
Section Six: That this Special Use permit hereby granted is solely for the purpose of a Planned Development (8000) use and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the petitioner and their respective heirs, executors, administrators, successors, assigns and devisees for the duration of said special use.
Section Seven: That the Plan Description in the form of Exhibit “B” attached hereto and included herein by reference as if fully set forth and incorporated in and made a part of this Ordinance is hereby approved.
Section Eight: That should any of the above-stated conditions not be met or that the property described in Exhibit “A” is not developed in accordance with the special use the City Council shall take the necessary steps to repeal this Ordinance.
Section Nine: That future proposals for expansion or intensification of whatever kind for the property legally described in said Exhibit “A”, except as provided for herein, shall be considered only upon proper application, notice and hearing as provided by Section 10.6 of Ordinance Number 3100, being the Aurora Zoning Ordinance.
Section Ten: That the property legally described in Exhibit “A” shall remain in the underlying zoning classification of ORI Office, Research, and Light Industrial and upon termination of the use of said property for a Planned Development (8000) this Special Use permit shall terminate and the classification of ORI Office, Research, and Light Industrial shall be in full force and effect.
Section Eleven: That this Planned Development (8000) use shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.
Section Twelve: That all modifications and exceptions under the Aurora Zoning Ordinance and all modifications and exceptions from the Aurora Subdivision Control Ordinance, as set forth in the Plan Description, are here by granted and approved.