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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: June 17, 2021
SUBJECT:
An Ordinance approving a Plan Description Revision to the Conditional Use Planned Development, to change the underlying zoning district for a portion of the property from R-1(C) One family Dwelling District to O(C) Office District located west of Hankes Road, south of Galena Boulevard, east of Blackberry Creek, and north of Raven Drive (VCA Aurora Animal Hospital - 21-0362 / SG24/2-21.112-CU/Rz/Fsd/Fpn - JS - Ward 5) (PUBLIC HEARING)
PURPOSE:
The Petitioner, VCA Aurora Animal Hospital is, requesting a Plan Description Revision to the Conditional Use Planned Development, to change the underlying zoning district for a portion of the property from R-1(C) One family Dwelling District to O(C) Office District located west of Hankes Road, south of Galena Boulevard, east of Blackberry Creek, and north of Raven Drive.
BACKGROUND:
The Subject Property is currently zoned R-1(C) or One Family Dwelling District zoning with a Conditional Use Planned Development. The original Planned Development was approved in 2002 (O02-109). A Preliminary Plan and Plat for the property was approved in 2002 as well (R02-453), but never came in for final to build the subdivision.
The Petitioner is requesting approval of a revision to the Plan Description generally located at the Southwest Corner of Galena Boulevard and Hankes Road. The original Plan Description called for the creation of a small residential subdivision on the southern part of the subject property. Due to the loss of a potential access point along Hankes Road, that planned residential development is no longer feasible. At the time, VCA decided they would rather save the land for future expansion of their facility, rather than develop that portion residentially. The proposed change would remove all residential language from the Plan Description. This action would also change the underlying zoning from R-1(C) to O(C), which is more consistent with the current development located on the site of the VCA campus.
The Petitioner is also requesting approval of a Final Plat. As previously stated, the current property is split into two separate parcels, one being roughly 6.5 acres and the other being roughly 5.2 acres. The building currently sits in the middle of the property line, therefore a combination of the two lots is necessary. This is going to create one 11.7-acre lot so that the entire campus is on a single lot.
Finally, the Petitioner is also requesting approval of a Final Plan located at 2600 West Galena Boulevard for an Animal Hospital (2720) Use. The VCA Aurora Animal Hospital has operated on this property for 18 years and is seeking an expansion to both their building and their parking lot. The building expansion will be roughly 16,000 sq. ft. and allow for expansions into new services as well as existing amenities.
There are currently roughly 125 parking spaces on the property. Their current parking lot does not hold their current staff or clients and with the proposed increases in types of services, their parking will need to considerably expand. There are currently 205 spaces proposed (an increase of 80 spaces), which is 65 more spaces than are required by the city. As a portion of the proposed parking abuts several houses, screening is an important part of the development. There are currently 24 evergreen trees proposed to fill the 50' buffer between the parking lot and the residential. Along with the tree plantings, berming is proposed to run the length of the parking lot. A photometric plan has been submitted as well, showing compliance with zoning standards.
DISCUSSION:
Staff has reviewed the Conditional Use petition and have determined that it meets the applicable codes and ordinances.
Staff wanted to briefly discuss the Findings of Facts for Conditional Use Petitions:
1.) The establishment, maintenance, or operation of this conditional use will not be detrimental or endanger the public health.
2.) The conditional use will not be injurious to the use and enjoyment of properties in the surrounding area. The site is designed in a way that will keep the building as far as possible from the residential uses.
3.) The establishment of the conditional use will not impede the normal and orderly development of the surrounding property. There is no further room for development in this area.
4.) The necessary utilities, access, roads, and drainage have been provided to this location.
5.) The proposal takes adequate measures to minimize traffic to public streets. There is no proposed increase to the amount of access points to the property.
6.) The conditional use conforms to all necessary and applicable regulations for the district it is located in.
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.
14.1 (4) To encourage quality site design throughout the City.
32.0 To enhance the positive and minimize the negative impact and relationships that the location, design and appearance of commercial activities have on traffic patterns and on the stability and vitality of surrounding neighborhoods, other commercial centers, and the City as a whole.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the Ordinance approving a Plan Description Revision to the Conditional Use Planned Development, to change the underlying zoning district for a portion of the property from R-1(C) One family Dwelling District to O(C) Office District located west of Hankes Road, south of Galena Boulevard, east of Blackberry Creek, and north of Raven Drive
ATTACHMENTS:
Finding of Facts
Land Use Petition
Exhibit A - Legal Description
Exhibit B - Plan Description Revision
cc:
Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance approving a Plan Description Revision to the Conditional Use Planned Development, to change the underlying zoning district for a portion of the property from R-1(C) One family Dwelling District to O(C) Office District located west of Hankes Road, south of Galena Boulevard, east of Blackberry Creek, and north of Raven.
body
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, VCA Aurora Animal Hospital 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 May 7, 2021, VCA Aurora Animal Hospital filed with the City of Aurora a petition Requesting a Plan Description Revision to the Conditional Use Planned Development on the property generally located at west of Hankes Road, south of Galena Boulevard, east of Blackberry Creek, and north of Raven Drive 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, the Plan Description established for the subject property with Ordinance O02-109 approved October 8, 2002 shall remain in full forth and effect with the exception of the modifications included herein as Exhibit “B”; and
WHEREAS, after due notice and publication of said notice, the Aurora Planning and Zoning Commission conducted a public hearing on June 16, 2021, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on June 23, 2021, 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 and Zoning 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.