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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: June 20, 2019
SUBJECT:
An Ordinance granting a Special Use Revision for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and Similar Uses When Not Operated for Pecuniary Profits (6630) use on the Property located at 550 Redwood Drive (The Salvation Army - 19-0434 / AU18/4-15.213-Su/Fsd/Fpn - SB - Ward 5)
PURPOSE:
The Petitioner, the Salvation Army, is requesting approval of a Special Use Revision for the property located at 550 Redwood Drive, to allow for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and Similar Uses When Not Operated for Pecuniary Profit (6630) Use, which will allow for expanded community outreach efforts at this site.
BACKGROUND:
The subject property is currently zoned B-2(S), Business District - General Retail with a Special Use Planned Development. The property is 2.49 acres. The site previously maintained a vacant building that was approximately 17,000 square feet, and which will be demolished to allow for this proposed development. A Special Use for a Church and School was previously approved for the subject property as O04-82. Additional information on the legislative history of the property can be found in the attached Property Research Sheet.
The Petitioner is requesting approval of a Special Use for a Social Service Agency. Details of the request include Social Service resources that will be provided for the community by the Salvation Army, such as computer literacy, English as a second language programs, a gymnasium and general space for other community needs, and a mobile canteen that will provide resources to local police, fire, and other emergency needs.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat Revision. Details of the request include consolidation of the two current lots into Lot 1 of the Salvation Army Subdivision. This consolidated lot will include a new ten (10) foot wide City Easement along the western lot line of the current Lot 4, and along the southern lot line of the current Lot 4 and Lot 5.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan for a Social Service Agency (6630) use. Details of the request include redevelopment of the site for a new, approximately 23,000 square foot, one-story building, which will be developed in two phases. The first phase of this development, will be located in the approximately 11,440 square foot part of the building that is closest to Redwood Drive. The southern portion of this building will contain a chapel and accompanying lobby that will hold regular services, while the northern portion will contain the community center of the building, as well as a kitchen for the congregation and general public. The second phase of this development, which is located to the rear of the first phase of the development, will contain the gymnasium and general space, which will be approximately 11,700 square feet. The property is also planned for 112 parking spaces, which will satisfy the minimum parking requirements for Phase I and Phase II of this development. The Petitioner has provided adequate landscaping throughout the property per the standards of the Aurora Zoning Ordinance, and has also gone to great effort to provide satisfactory landscaping to screen the subject property from the adjacent residential and commercial properties. The building for Phase I and Phase II will have face brick exterior material, with standing seam metal roof on the Phase I building, and aluminum composite panels.
DISCUSSION:
Staff has reviewed the Special Use 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
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:
12.1 (2): To provide convenient services and visual diversity within the City by developing
A hierarchy of commercial centers appropriately spaces throughout the City.
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 ordinance granting a Special Use Permit for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and Similar Uses When Not Operated for Pecuniary Profit (6630) Use on the Property located at 550 Redwood Drive.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Memorandum of Agreement
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 19-0434
cc: Building, Zoning, and Economic Development Committee:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Vice Chairman
Alderman Carl Franco, Member
Alderman Robert J. O'Connor, Member
Alderman Juany Garza, Member
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Granting a Special Use Revision Permit for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and Similar Uses When Not Operated for Pecuniary Profit (6630) Use on the Property located at 550 Redwood Drive
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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, The Salvation Army 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 May 15, 2019, The Salvation Army filed with the City of Aurora a petition requesting approval of a Special Use Revision for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and Similar Uses (6630) use on Lot 1 of the Salvation Army Subdivision, located at 550 Redwood Drive and related required documents as attached hereto as 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 June 19, 2019, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on June 26, 2019, 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 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 a Special Use permit is hereby granted for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) 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 Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) 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 petitioner agrees to sign the Memorandum of Agreement attached hereto as Exhibit “B” within fourteen (14) days from the date of passage of this Ordinance and that said Special Use permit is granted specifically.
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 B-2 (S) General Retail and upon termination of the use of said property for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use, this Special Use permit shall terminate and the classification of B-2 (S) General Retail shall be in full force and effect.
Section Eleven: That this Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.