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TO: Mayor Richard C. Irvin
FROM: Zoning and Planning Commission
DATE: December 3, 2020
SUBJECT:
A Resolution Approving a Revision to the Final Plan for the Property Located at 410 Hill Avenue, for a Mini-storage, Common Corridor Units (3342) Use and a Vehicle Terminals and Vehicle Storage Yards, Major (3310) Use (Palatine Capital Partners Management, LLC - 20-0765 / AU26/2-20.192-SUPD/R/Fpn/R - SB - Ward 7)
PURPOSE:
The Petitioner, Palatine Capital Partners Management, LLC, is requesting approval of a Final Plan Revision to allow for a Mini-Storage, Common Corridor Units (3342) use and a Vehicle Terminals and Vehicle Storage Yards, Major (3310) use.
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 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.
Concurrently with this proposal, the Petition is requesting approval of a 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.
DISCUSSION:
Staff has reviewed the Final Plan Revision 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, with the exceptions 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:
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 CONDITIONAL APPROVAL of the resolution approving a revision to the Final Plan for the property located at 410 Hill Avenue, for a Mini-storage, Common Corridor Units (3342) use and a Vehicle Terminals and Vehicle Storage Yards, Major (3310) use, with the following conditions:
1) That the Building & Signage Elevations be revised to incorporate the Staff comments included in the memo date December 2, 2020
2) That a Plat of Dedication be provided for review and approval that allows for the dedication of at least seven (7) feet of public right-of-way along Hill Avenue, per the Engineering Department's request.
3) That a Photometric Plan be submitted that satisfies all of the applicable code requirements prior to final occupancy being issued
ATTACHMENTS:
Exhibit “A-1” Final Plan
Exhibit “A-2” Landscape Plan
Exhibit “A-3” Building & Signage Elevations
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 20-0764
cc: 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
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Revision to the Final Plan for the Property Located at 410 Hill Avenue, for a Mini-storage, Common Corridor Units (3342) Use and a Vehicle Terminals and Vehicle Storage Yards, Major (3310) Use
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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 November 12, 2020, Palatine Capital Partners Management, LLC filed with the City of Aurora a petition requesting approval of a Final Plan Revision for a Mini-Storage, Common Corridor Units (3342) use and a Vehicle Terminals and Vehicle Storage yards, Major (3310) use; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Zoning and Planning Commission, on December 2, 2020, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on December 9, 2020, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan Revision and the before mentioned recommendations and recommended CONDITIONAL 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 Plan.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A-1" Final Plan, Exhibit “A-2” Landscape Plan, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications or vacations deemed necessary by the Aurora City Engineer.