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TO: Mayor Richard C. Irvin
FROM: Zoning and Planning Commission
DATE: December 3, 2020
SUBJECT:
An Ordinance Approving a Revision to the Plan Description on 4.355 Acres, for the Property Located at 410 Hill Avenue (Palatine Capital Partners Management, LLC - 20-0764 / AU26/2-20.192-SUPD/R/Fpn/R - SB - Ward 7)
PURPOSE:
The Petitioner, Palatine Capital Partners Management, LLC, is requesting approval of a Plan Description Revision to the Special Use Planned Development on the property located at 410 Hill Avenue.
BACKGROUND:
The subject property is currently zoned B-2(S), Business District - General Retail with a Special Use Planned Development. The first Plan Description was approved as O84-5284 on April 17, 1984, and allowed for construction of mini-warehouse storage buildings. The subject property is approximately 4.355 acres, and is presently vacant. Additional information on the property can be found in the attached Property Research Sheet.
The Petitioner is requesting approval of a Plan Description Revision to the Special Use Planned Development for the property located at 410 Hill Avenue. This proposal will allow for the mini-warehouse storage building use in the original Plan Description to be expanded upon as a Mini-Storage, Common Corridor Units (3342) use in the main building, and a Vehicle Storage Yards, Major (3310) use in the parking area behind the main building.
The Plan Description Revision will further expand on the original Plan Description by proposing a minimum Interior Side Yard setback that is a minimum of two (2) feet, four (4) inches where adjacent to residentially zoned properties, and a minimum Rear Yard setback of five (5) feet. The minimum parking requirement is one (1) space per four thousand (4,000) square feet for the Mini-Storage, Common Corridor Units.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan Revision for the property located at 410 Hill Avenue. Details of the request include construction of a two-story, approximately 102,000 square foot storage facility for the Mini-Storage, Common Corridor Units (3342) use, and fifty-three (53) parking spaces that will be fully screened behind the mini-warehouse storage building for the Vehicle Terminals and Vehicle Storage Yards, Major (3310) use.
The proposed storage facility will maintain twenty-five (25) parking spaces: fifteen (15) of the parking spaces will be outside of the building, while ten (10) of the parking spaces will be parallel parking spaces within an enclosed shelter on the building’s south side. There will also be detention ponds on the building’s east, south, and west sides that will be fully landscaped. The landscaping and fencing around the parking in the rear will provide additional screening to the adjacent residential properties.
DISCUSSION:
Staff has reviewed the Special Use Planned Development Revision petition and have sent comments back to the Petitioner based on those submittals. The Petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances.
Public Input: 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:
14.1 (4): To encourage quality site design throughout the City of Aurora.
41.1 (2): To promote a balanced distribution of industries within the City.
51.1 (6): To promote the location and expansion of commercial activities within the
City consistent with the Comprehensive Plan.
RECOMMENDATIONS:
The Zoning and Planning Commission recommended APPROVAL of the ordinance approving a revision to the Plan Description on 4.355 acres, for the property located at 410 Hill Avenue.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Plan Description
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar Number: 20-0764
cc: Alderman Michael B. Saville, Chairperson
Alderman Sherman Jenkins, Vice Chairperson
Alderman Carl Franco, Member
Alderman Robert J. O'Connor, Member
Alderman Juany Garza, Member
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
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An Ordinance Approving a Revision to the Plan Description on 4.355 Acres, for the Property Located at 410 Hill Avenue
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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, Thomas Goodwin Trust 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 November 12, 2020, Palatine Capital Partners Management, LLC filed with the City of Aurora a petition requesting approval of a Plan Description Revision to the Special Use Planned Development on the property located at 410 Hill Avenue 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 Zoning and Planning Commission conducted a public hearing on December 2, 2020, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, the Plan Description established for the subject property with Ordinance O84-5284 approved April 17, 1984, shall remain in full forth and effect with the exception of the modifications included herein as Exhibit “B”; and
WHEREAS, on December 9, 2020, the Building, Zoning and Economic 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 approval of the revised Plan Description for the property legally described in Exhibit “A” will promote the sound Building, Zoning and Economic Development of the City, and therefore serve the best interests of the City of Aurora.
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: That the revised 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 Six: 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 revised Plan Description, are here by granted and approved.