cover
TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: July 18, 2024
SUBJECT:
A Resolution Approving a Revision to the Final Plat for Shree Shirdi Saibaba Manor Subdivision, located at 1101 Foran Lane. (Sai Samsthan USA - 24-0254 / AU16/1-24.166-CUPD/FPN/FSD - SB - Ward 6)
PURPOSE:
The Petitioner, Sai Samsthan USA, is requesting approval of a Final Plat for Shree Shirdi Saibaba Manor Subdivison, which includes consolidating the approximately six (6) acre Subject Property into a one (1) lot subdivision that includes the property located at 1125 Foran Lane.
BACKGROUND:
The Subject Property is zoned R-1(C), One Family Dwelling District with a Conditional Use and R-1, One Family Dwelling District. The Comprehensive Plan designates the property as Low Density Residential. The Subject Property's total area is approximately six (6) acres. The existing temple building is approximately seven thousand (7,000) square feet, with one hundred, twenty-three (123) parking spaces. The property located at 1125 Foran Ln is an existing single-family home, which is owned by the Petitioner.
The original Conditional Use for the Religious Institution (6400) use was approved per O02-123, while the previous Conditional Use Revision was approved per O13-081 and included plans for a southern building addition that was never constructed. The original Final Plat, which was approved per PDFNL13.18 included the temple, the southern space, and the detention pond.
The Petitioner, Sai Samsthan USA, is requesting approval of a Final Plat Revision for Shree Shirdi Saibaba Manor Subdivision. The details of the request include consolidating the existing subdivision, which is approximately five and a half (5.5) acres, with the existing lot at 1125 Foran Ln. Post consolidation, the total acreage of the subdivision is six (6) acres. The Final Plat also includes the dedication of a fifteen (15) foot wide City Easement, as well as the dedication of approximately thirty-three (33) feet of right-of-way on Foran Ln. The subdivision has a single lot.
Concurrently with this proposal, the Petitioner is requesting approval of a Conditional Use Revision for a Religious Institution (6400) use, which includes expansion of the Subject Property's boundaries to include the single-family dwelling at 1125 Foran Ln to be utilized as an accessory dwelling for the temple's worship leadership.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan Revision for the Shree Shirdi Saibaba Manor Subdivision. The details of the request include construction of a new, two (2) story addition on the north side of the existing building for expanded worship and community space. With this Final Plan Revision, the Petitioner is also requesting to expand the existing parking lot to the south for an additional thirty-four (34) parking spaces. The Final Plan Revision is broken into two separate phases. Phase I includes construction of just the first floor of the proposed northwestern building addition, which is to be utilized for accessory meditation space by on-site members. Phase II includes rebuilding the first floor of the northeastern portion of the existing building for common space, as well as construction of the second floor, which is to be used for accessory classroom and office space. The provided plans indicate the second phase of construction will extend across the entire first floor of the proposed addition, which includes Phase I and Phase II. Phase II of the Final Plan Revision includes construction of the additional parking lot and parking spaces. The elevation drawings also show temporary stairs on the building's exterior, and which will be removed once construction for Phase II has commenced.
Concurrently with this proposal, the Petitioner is requesting approval of a Plat of Vacation. The details of the request includes vacating the existing fifteen foot wide City Easement, which is required per the Engineering Department's review to be removed as the easement is located beneath the building addition that is proposed as part of the Final Plan Revision. The easement is required to allow for a watermain line to be constructed and maintained in place of the existing utility.
DISCUSSION:
Staff has reviewed the Final Plat 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
Based on the sum of the proposal, Staff finds the phasing bears further discussion. Because the phased building additions are intended to be utilized as accessory to the primary worship use, meaning that visitors, other than those already attending worship, are not likely at a given time. The Floor Plans show the maximum, anticipated number of occupants within the principle sanctuary is three hundred, seventy-five (375). Given that the minimum parking requirement is based on one (1) space per four (4) fixed seats within the principle sanctuary, the existing one hundred, twenty-three (123) parking spaces satisfies the minimum parking requirement of ninety-four (94) spaces. The additional planned parking lot, which is to be built at a later time, is likely to be necessary during special events when additional overflow parking is needed.
POLICIES AND GUIDELINES:
The Staff's evaluation and recommendation are based on the following Physical Development Policies:
14.1 (1): To foster future growth in the City that does not contribute to deterioration in
either existing development or a reduction in the City's ability to provide adequate
services.
14.1 (4): To encourage quality site design throughout the City of Aurora.
22.1 (2): To protect designated areas of existing conventional single-family development
from inappropriate highly intensive land uses.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the resolution approving a Revision to the Final Plat for Shree Shirdi Saibaba Manor Subdivision, located at 1101 Foran Lane.
ATTACHMENTS:
Exhibit "A" - Final Plat
Land Use Petition and Supporting Documents
Property Parcel Maps
cc: Building, Zoning, and Economic Development Committee:
Alderwoman Patty Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman Bill Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Revision to the Final Plat for Shree Shirdi Saibaba Manor Subdivision, located at 1101 Foran Lane.
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, by petition dated April 3, 2024, Sai Samsthan USA filed with the City of Aurora a petition Requesting approval of a Conditional Use Revision for a Religious Institution (6400) use, located at 1101 Foran Lane. and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on July 17, 2024, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on July 24, 2024, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plat and the before mentioned recommendations and recommended APPROVAL of said petition; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution and hereby grants APPROVAL of said Final Plat.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plat and related required documents as attached hereto as Exhibit "A" Final Plat along with any easement dedications deemed necessary by the Aurora City Engineer.