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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: July 19, 2018
SUBJECT:
A Planning and Development Committee Resolution Approving a Revision to the Final Plat for Lot 4 and 5 of Meijer Subdivision being Vacant Land located at 716 and 724 N. State Route 59, being along Drexel Avenue, west of State Route 59, east of Station Boulevard and south of Liberty Street, and Establishing Lot 1 of Meijer 2nd Resubdivision (Peak Construction Corporation - 18-0497 / NA21/2-18.050-Fsd/Fpn/R - JM - Ward 10)
PURPOSE:
The Petitioner Peak Construction Corporation is requesting approval of a Final Plat Revision consolidating Lots 4 and 5 of Meijer Subdivision located at 716 and 724 N. State Route 59, being located along Drexel Avenue, west of State Route 59, east of Station Boulevard and south of Liberty Street, and establishing Lot 1 of Meijer 2nd Resubdivision which includes consolidating the two lots for the development of a hotel on the combined lot.
BACKGROUND:
The Subject Property is currently vacant land with B-B(S) Business-Boulevard District with a Special Use zoning, which is part of the Meijer, Inc. Special Use Planned Development. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting approval of a Final Plat Revision consolidating Lots 4 and 5 of Meijer Subdivision located at 716 and 724 N. State Route 59 and establishing Lot 1 of Meijer 2nd Resubdivision. The details of the request include consolidating two lots into a 140,361 square foot lot along with granting any needed easements.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan for Lot 1 of Meijer 2nd Resubdivision for a Hotel, select service (1360) Use. The details of the request include the development of a 29,756 square foot select service, 5-story, and 110 guestroom hotel with a conference center. The hotel will be the Best Western Premier Hotel, which is one of the top two deluxe collections that Best Western offers. Best Western Premier hotels offer upscale amenities. This hotel will provide the surrounding area with a location for conferences, weddings, business events and other social events. It will provide a 5,500 square foot ballroom that can be divided into breakout rooms with a full service kitchen for catering. The hotel will also provide guests with an indoor pool, restaurant and lobby bar, fitness room, business center, board room, and guest laundry.
The hotel will be accessed from Drexel Avenue, off of Route 59. It will have one access on site and a second shared access with the lot to the west, which was final planned last year for a badminton facility. The site provides 204 parking spaces located around the building and at the rear entrance to the conference center. The building has a one-story section that contains the banquet facility and other amenities and a five-story section that houses the guestrooms. Guests will be able to pull up under a porte cochere to the glass entrance. The one-story portion is clad in blond brick while the five-story section is a combination of blond brick, darker brick, EIFS along the fifth story, and concrete horizontal bands below the fifth story and above the first story. A sidewalk with street trees will be added along the frontage. The Landscape Plan provides heavy landscaping to the south and to the west, buffering the parking from the neighboring lots. The building’s entrance also features shrub beds beside the door.
DISCUSSION:
Staff has reviewed the Final Plat Revision 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, with the exception of the items reflected in the conditions listed in the Staff Recommendation below.
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.
11.0 To guide the growth of the City in an orderly and structured manner.
12.0 To plan and provide for the growth of the city through the integration of land use patterns and functions that promotes complementary interactions between different land use components.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of A Planning and Development Committee Resolution Approving a Revision to the Final Plat for Lot 4 and 5 of Meijer Subdivision being Vacant Land located at 716 and 724 N. State Route 59, being along Drexel Avenue, west of State Route 59, east of Station Boulevard and south of Liberty Street, and Establishing Lot 1 of Meijer 2nd Resubdivision, with the following condition:
1.) That the Final Plat be amended to include a cross access easement to Lot 3 of Meijer Subdivision and any other easements deemed necessary by the City Engineer.
ATTACHMENTS:
EXHIBITS:
Exhibit "A" Final Plat
Updated Qualifying Statement
Land Use Petition with Supporting Documents
Property Research Sheet
Appeal Sheet
Legistar History Report
Legistar Number: 18-0497
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Planning and Development Committee Resolution Approving a Revision to the Final Plat for Lot 4 and 5 of Meijer Subdivision being Vacant Land located at 716 and 724 N. State Route 59, being along Drexel Avenue, west of State Route 59, east of Station Boulevard and south of Liberty Street, and Establishing Lot 1 of Meijer 2nd Resubdivision
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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, by petition dated June 6, 2018, Peak Construction Corporation filed with the City of Aurora a petition requesting approval of a Final Plat Revision consolidating Lots 4 and 5 of Meijer Subdivision located at 716 and 724 N. State Route 59, being located along Drexel Avenue, west of State Route 59, east of Station Boulevard and south of Liberty Street, and establishing Lot 1 of Meijer 2nd Resubdivision.
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on July 18, 2018, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on July 26, 2018, the Planning and Development Committee of the Aurora City Council reviewed said Final Plat Revision and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, the decision of the Planning and Development with respect to a final plat Committee is subject to appeal to the City Council in the manner set forth in the City of Aurora Subdivision Control Ordinance; and
WHEREAS, no person authorized under City of Aurora Subdivision Control Ordinance to appeal such decision having done so in the manner set forth in the Ordinance, the Decision of the Planning and Development Committee constitutes final action on the proposed final plat; and
NOW, THEREFORE, BE IT RESOLVED that the Planning and Development Committee of the City of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Final Plat with the following condition:
1.) That the Final Plat be amended to include a cross access easement to Lot 3 of Meijer Subdivision and any other easements deemed necessary by the City Engineer.
BE IT FURTHER RESOLVED that the Planning and Development Committee 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 or vacations deemed necessary by the Aurora City Engineer.