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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: June 7, 2018
SUBJECT:
An Ordinance Approving a Revision to the Aurora University Plan Description and Master Plan for 45.7 acres on Property located west of Gladstone Avenue, east of and along the west frontage of Evanslawn Avenue between Marseillaise Place and Prairie Street, south of and along the north side of Marseillaise Place between Calumet Avenue and Gladstone, and north side of Prairie Street (Aurora University - 17-00950 / AU20/4-15.172-SU/PD/R - TV - Ward 4)
PURPOSE:
The Petitioner, Aurora University, is requesting a Plan Description Revision to the Aurora University Special Use Planned Development and Master Plan for the above described property.
BACKGROUND:
The Campus Portion of the Subject Property currently includes Aurora University, a private, post-secondary institution of higher education with accredited Bachelor's, Master's, and Doctoral level programs. The Campus currently consists of approximately 40 acres and includes 18 major buildings, 7 parking lots and a football field/soccer field with bleachers. The University has acquired all but one property on the south side of Southlawn Place which is currently a single-family dwelling with R-1 One-Family Dwelling District zoning. Some of the homes acquired have been demolished and have been devoted to open space until redevelopment occurs. The remaining acquired homes are being used for University offices, classrooms and a studio.
The Petitioner is requesting a revision to the Aurora University Special Use Planned Development and Master Plan.
The revisions to the documents address the proposed expansion area, the future growth of the Campus, the increased parking ratio, the updated stormwater requirement for future development, and the elimination of the University's participation in the Special Service Area for Evanslawn Avenue.
The Petitioner is proposing a new expansion area which is approximately 5.7 acres, called the Expanded Campus on the 2018 Master Plan. The area is located along the west frontage of Evanslawn Avenue, between Prairie Street and Marseillaise Place and is currently single-family dwellings with R-1 One-Family Dwelling District zoning. The University does not own any of the properties within this area. After the University acquires any of these properties within the Expanded Campus, the University will need to petition the City to add them to the Aurora University Planned Development. This area may be used for offices, graduate or faculty housing, rental housing for employees, non-traditional classrooms or studios, and/or single family residences excluding fraternity or sorority houses.
As in the 2012 Master Plan, the proposed 2018 Master Plan indicates the location of future buildings and additions within the Original Campus. These include a future building just north of Parking Lot 19 and an addition to Jenks Hall and Phillips Library.
The 2018 Master Plan is updated to show the construction of the recently built Stem Partnership Center, the Welcome Center, the Wackerlin Center Labyrinth, and the additional/reconfiguration of the parking lots.
The proposed plan also indicates an addition to the west side of the Alumni Hall, a future parking deck, a parking lot, and other future university buildings.
DISCUSSION:
This Petition was discussed at Planning Commission on April 18, 2018 and continued to June 6, 2018. However, the public notice was never published in the Beacon Newspaper so the public hearing will be reopened again for public comment.
Since the continuation, Staff has been working with the Petitioner towards finalizing the Plan Description. Language was added to the plan description regarding the shared cost of replacing and upsizing the existing watermain which serves the central part of the current campus.
Staff has reviewed the Special Use Plan Description and Master Plan 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. Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has received public inquiries requesting additional information on this petition.
The proposed 2018 Master Plan illustrates the current conditions of the Campus and provides a more accurate development vision for the future. The proposed Plan Description and Master Plan revisions are consistent with the overall growth trend of the Campus.
The City recognizes that the University has always relied on having a portion of its parking needs met by students, faculty, and guests parking on the side streets in the neighborhoods around the Campus. However, since the 2004 Master Plan, the full time student population has increased by 65%, and many of those students are driving to school.
The City and University recognize that the increase in the full time student population has resulted in the need for more Campus parking spaces or alternative parking arrangements to minimize the impact of an increased student population parking off Campus in the surrounding neighborhood.
In efforts to address the increase in student enrollment, the University has revised class schedules to spread out demand over the five weekdays and has moved programs to the Orchard Center Campus and the University has more than doubled the amount of parking on the Campus since the adoption of the 2004 Master Plan with a current total of 1057 parking spaces on the Campus.
The required ratio of on-Campus parking spaces as compared to the full time student population (as based on IPEDS data for Aurora Campus Full Time Equivalency) has also been increased from 0.25 to 0.30 for this Master Plan. In addition, the University intends to add over 45 more spaces when Southlawn Place is vacated after the University acquires the last house on Southlawn Place, and has agreed to construct a parking deck with at least 350 spaces during the 2019 construction season as shown on the Master Plan.
Due to drainage concerns downstream, the University has agreed to provide full detention for future development.
The University has been obligated to participate in a Special Service Area (SSA) to finance street, curb, gutter, and storm sewer improvements for the block of Evanslawn Avenue between Marseillaise Place and Southlawn Place. However, since the University will eventually own all of the properties on Evanslawn Avenue, there is no need to improve this street as it may be vacated, therefore, the SSA obligation has been eliminated from the Plan Description.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
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.
14.1(3) To protect, preserve and restore the historical and architectural heritage of the City.
14.1(4) To encourage quality site design throughout the City.
14.1(5) To provide for the visual enhancement of the City through attractive landscaping, quality signage and diverse building design and arrangement.
12.1(8) To promote an accessible open space system that would be based on the various needs generated by the community.
63.1(1) To promote an integrated pedestrian circulation system in the City.
63.1(2) To promote a bicycle circulation system in the City.
71.1(3) To work toward accomplishing complete utilities, including water mains and separated storm and sanitary sewers in all parts of the City.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of a Revision to the Aurora University Plan Description and Master Plan for 45.7 acres on Property located west of Gladstone Avenue, east of and along the west frontage of Evanslawn Avenue between Marseillaise Place and Prairie Street, south of and along the north side of Marseillaise Place between Calumet Avenue and Gladstone, and north side of Prairie Street
ATTACHMENTS:
Exhibit “A” Legal Description
Exhibit “B” Plan Description
Master Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 17-00950
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 Approving a Revision to the Aurora University Plan Description and Master Plan for 45.7 acres on Property located west of Gladstone Avenue, east of and along the west frontage of Evanslawn Avenue between Marseillaise Place and Prairie Street, south of and along the north side of Marseillaise Place between Calumet Avenue and Gladstone, and north side of Prairie Street
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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, Aurora University 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 October 10, 2017, Aurora University filed with the City of Aurora a petition requesting a Plan Description Revision to the Aurora University Special Use Planned Development and Master Plan For property located west of Gladstone Avenue, east of and along the west frontage of Evanslawn Avenue between Marseillaise Place and Prairie Street, south of and along the north side of Marseillaise Place between Calumet Avenue and Gladstone, and north side of Prairie Street 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; 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 June 14, 2018, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on June 14, 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 approval of the revised Plan Description for the property legally described in Exhibit “A” will promote the sound planning and 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: 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 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 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 R-1 One Family Dwelling and upon termination of the use of said property for a Planned Development use, this Special Use permit shall terminate and the classification of R-1 One Family Dwelling shall be in full force and effect.
Section Eleven: That this Planned Development 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.