cover
TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: July 20, 2018
SUBJECT:
An Ordinance Establishing a Special Use Planned Development and Approving the West Aurora Campus Plan Description for the property located east of Reimer Drive, between W. Galena Boulevard and Downer Place (Whitt Law LLC - 18-0520 / AU19/2-15.273-SUPD/Fpn - TV - Ward 5) (PUBLIC HEARING)
PURPOSE:
The Petitioner, Whitt Law LLC on behalf of the West Aurora School District #129, is requesting approval of a Special Use for a Planned Development for Educational Purposes on the property located east of Reimer Drive, between W. Galena Boulevard and Downer Place.
BACKGROUND:
The Subject Property is the former Dreyer Medical Clinic Campus with O(S) Office zoning, which is part of the Clinic Corporation Special Use Planned Development. In November of 2016, the West Aurora School District acquired this property through a 3-party agreement involving the Dreyer Medical Clinic, the West Aurora School District and the City of Aurora. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting approval to establish a new Special Use for a Planned Development for the Subject Property. The details of the request include modifications to the standard O Office zoning regulations allowing Education Services and related uses as additional permitted uses. The Plan Description allows for three signs adjacent to the entrance along each of the public right of ways. It also codifies the reduced setbacks from the previously approved special use planned development.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan. The details of the request include the reuse of the existing 31,858 square foot building for the District's Learning Center which is located along W. Galena Boulevard. The Learning Center will house the School District's Success Academy, Transition Program, early Childhood Program, Pathways to Prosperity, and its District Assessment clinic for incoming early learning students. It will also house administrative offices, dining and food preparation area, and multi-purpose rooms for training and well as babysitting space.
The Petitioner is also proposing the construction of the 16,550 square foot Weisner Family Technical Center just north of the detention pond within the parking area along Reimer Drive. The building will have workshops for training students in welding, machining, and other skilled trades. It will also house administrative offices. The proposal shows a fenced paved area on the south of the building which will be used primarily for deliveries, trash, recycling, and occasional overnight storage of material prior to them being moved into the workshops for use. The parking lot is being slightly reconfigured to accommodate the proposed building and a student drop off zone. The campus will have a total of 299 parking spaces.
The Final Plan proposal also includes a Landscaping Plan which supplements additional landscaping around the Weisner Family Technical Center building. The Petitioner is also improving the detention pond by removing the existing weeds and dead vegetation and adding new rip rap stone and additional landscaping around it.
The building elevations consist of a combination of metal wall panels and brick. The north, east, and west facades are majority blue metal panels with an accent of red metal panels and red brick while the south facade consists entirely of blue metal wall panels. There is a metal canopy over a portion of the east elevation which matches the grey metal roof of the building.
DISCUSSION:
Staff has reviewed the Special Use Planned Development 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.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has not received public inquiries regarding this petition.
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.
14.1(4) To encourage quality site design throughout the City.
14.1(5) To provide for the visual enhancement of the City through attractive landscaping, quality signage and diverse building design and arrangement.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of the Ordinance Establishing a Special Use Planned Development and Approving the West Aurora Campus Plan Description for the property located east of Reimer Drive, between W. Galena Boulevard and Downer Place.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Plan Description
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 18-0520
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Establishing a Special Use Planned Development and Approving the West Aurora Campus Plan Description for the property located east of Reimer Drive, between W. Galena Boulevard and Downer Place
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, West Aurora School District #129 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 June 14, 2018, Whitt Law LLC on behalf of West Aurora School District #129 filed with the City of Aurora a petition requesting approval of a Special Use for a Planned Development for Educational Purposes on the property located east of Reimer Drive, between W. Galena Boulevard and Downer Place 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, after referral of said petition from the Aurora City Council, and after due notice and publication of said notice, the Aurora Planning Commission conducted a public hearing on July 18, 2018, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on July 26, 2018, the Planning and 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 Commission, finds that the proposed Special Use / Planned Development is not contrary to the purpose and intent of Ordinance Number 3100, being the Aurora Zoning Ordinance.
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: In accordance with Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, and pursuant to Section 4.3.(8000) and Section 10.6 a Special Use permit is hereby granted for a Planned Development use for the real estate property legally described in Exhibit “A”.
Section Six: That this Special Use permit hereby granted is solely for the purpose of a Planned Development use and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the petitioner and their respective heirs, executors, administrators, successors, assigns and devisees for the duration of said special use.
Section Seven: That the 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 Eight: That should any of the above-stated conditions not be met or that the property described in Exhibit “A” is not developed in accordance with the special use the City Council shall take the necessary steps to repeal this Ordinance.
Section Nine: That future proposals for expansion or intensification of whatever kind for the property legally described in said Exhibit “A”, except as provided for herein, shall be considered only upon proper application, notice and hearing as provided by Section 10.6 of Ordinance Number 3100, being the Aurora Zoning Ordinance.
Section Ten: That the property legally described in Exhibit “A” shall remain in the underlying zoning classification of O Office and upon termination of the use of said property for a Special Use Planned Development, this Special Use permit shall terminate and the classification of O Office shall be in full force and effect.
Section Eleven: That this Planned Development use shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.
Section Twelve: 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 Plan Description, are here by granted and approved.
RE IT FURTHER RESOLVED that the City Council of the City of Aurora expressly repeals the previous special use planned development which was approved by O94-115 by December 6, 1994.