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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: May 18, 2017
SUBJECT:
A Resolution Approving the Final Plat for Lot 1 of Marie Wilkinson Subdivision Located at 834, 838, and 844 N Highland Avenue, Being the West Side of Highland Avenue Between New Haven Avenue and Florida Avenue (Marie Wilkinson Food Pantry - 17-00338 / AU16/4-17.032-Fsd/Rz/Su/Pd - SB - Ward 6)
PURPOSE:
The Petitioner, Marie Wilkinson Food Pantry, is requesting approval of a Final Plat for the Marie Wilkinson Subdivision located at 834, 838, and 844 N Highland Avenue being the west side of Highland Avenue between New Haven Avenue and Florida Avenue.
BACKGROUND:
The Subject Property is currently made up of two separate subdivisions. The Marie Wilkinson Foundation Subdivision, which contains the existing Marie Wilkinson food pantry, and is zoned B-3, Business and Wholesale District zoning. The Baker-Morton Addition contains three lots, a 720 square foot single-family dwelling with a detached garage, and two vacant lots, all of which are zoned R-3, One Family Dwelling District. The home will be demolished and the 549 square foot garage will remain for the Petitioner to use as necessary. The two vacant lots, being the northerly most eighty (80) feet of the Subject Property, was deeded to Marie Wilkinson Food Pantry in 2016 by the City. Additional information is available in the attached Property Research Sheet.
The Petitioner is requesting approval of a Final Plat, which will consolidate all four of the subject property’s lots. The total acreage of the subject property is .89 acres.
Concurrently with this proposal, the Petitioner is requesting approval of the establishment of a Special Use Planned Development and to change the underlying zoning district to B-2(S) Business District - General Retail.
Parcel A, which contains Lot 1 of the existing Marie Wilkinson Foundation Subdivision, will continue its current operations as a food pantry. This parcel’s uses will be limited to those permitted in the B-2, Business District - General Retail zoning. The Plan Description also includes a setback reduction to meet the current conditions.
Parcel B, which contains Lots 1, 2, and 3 of the existing Baker-Morton Addition, will be developed as a parking lot use associated with the food pantry. The Plan Description includes a setback reduction for the parking lot so that it lines up with the existing parking.
As the purpose of the City's deeding property to the food pantry was not to intensify the overall commercial corridor, this parcel’s uses will be limited to a parking lot associated with the Parcel A food pantry. If the use of Parcel A changes the owner would have 90 days to request a Plan Description Revision to allow the parking lot to be permitted for the new use. If said request is not made within the timeframe or the request is denied, the parking lot shall be razed and remove by the property owner of Parcel A and shall revert to the R-3 One Family Dwelling District zoning and no longer regulated by the Special Use Planned Development.
DISCUSSION:
Staff has reviewed the Final Plat 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.
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 developments or a reduction in the City’s ability to
provide adequate services.
14.1(2): To promote the preservation and revitalization of older residential
neighborhoods and commercial areas within the City of Aurora.
14.1(4): To encourage quality site design throughout the City of Aurora.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of the resolution approving the Final Plat for Lot 1 of Marie Wilkinson Subdivision Located at 834, 838, and 844 N Highland Avenue, being the west side of Highland Avenue Between New Haven Avenue and Florida Avenue.
ATTACHMENTS:
Exhibit "A" Final Plat
Property Research Sheet
Land Use Petition
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 ________________
title
A Resolution Approving the Final Plat for Lot 1 of Marie Wilkinson Subdivision Located at 834, 838, and 844 N Highland Avenue, Being the West Side of Highland Avenue Between New Haven Avenue and Florida Avenue
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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 April 12, 2017, Marie Wilkinson Food Pantry filed with the City of Aurora a petition requesting approval of a Final Plat for the Marie Wilkinson Subdivision located at 834, 838, and 844 N Highland Avenue being the west side of Highland Avenue between New Haven Avenue and Florida Avenue
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission, on May 17, 2017, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on May 25, 2017, the Planning and Development Committee of the Aurora City Council reviewed said Rezoning and Special Use 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; and
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 dedications deemed necessary by the Aurora City Engineer.