City of Aurora Planning Commission met May 17.
Here is the minutes provided by the Commission:
Call to Order:
Chairman Truax called the meeting to order at 7:00 p.m.
Roll Call:
The following Commission members were present: Chairman Truax, Mrs. Anderson, Mr. Bergeron, Mr. Cameron, Mr. Chambers, Mrs. Cole, Mrs. Duncan, Mrs. Head and Mr. Reynolds. Mr. Divine, Mr. Garcia, Mrs. Owusu-Safo and Mr. Pilmer called in and excused themselves from the meeting.
Others Present:
The following staff members were present: Mr. Sieben, Mrs. Morgan and Mr. Broadwell.
Others Present: John Tebrugge (Tebrugge Engineering) and Rich Cannavino (A & E Roofing).
Approval of Minutes:
17-00421 Approval of the Minutes for the Planning Commission meeting of May 3, 2017.
A motion was made by Mrs. Anderson, seconded by Mr. Bergeron, that the minutes be approved and filed. The motion carried.
Agenda:
17-00253 A Resolution Approving a Final Plan for Lot 2 of Bell Gale Business Park Resubdivison located at 335 Marshall Avenue being the northwest corner of Marshall Avenue and Gale Street.
Mrs. Morgan said this is for a Final Plan for the lot located at 335 Marshall Avenue. You just saw the Preliminary Plan a couple of weeks ago, so they are coming in for the Final Plan. The Final Plan is for the construction of one warehouse. The Preliminary had two buildings. They are coming in for a Final on just the one, the one that was toward the eastern portion of the site. It contains about 3,237 square feet of office, and 4,885 of warehouse. They will also be putting a sidewalk along Gale Street and Marshall Avenue. The Final Plan does include building and signage elevations. The elevations are composed of two different sections. The first office section faces closest to Marshall Avenue and the warehouse is behind that going toward the residential section. The office is approximately a 22 foot tall building clad in horizontal, dark grey Hardie board siding with an asphalt roof and features a stone knee wall along the bottom. The approximate 31 foot tall warehouse section continues the stone knee wall and the horizontal grey siding along the bottom with a vertical, lighter grey Hardie board siding on the top. Also, windows span the top portion of the warehouse on all elevations. The roof of the warehouse is a standing seam metal roof and you as you can see in your packet, there is a brochure showing what the metal roof is. It is not corrugated metal, it is just a standing seam metal you often see on properties, including residential homes. The landscape plans also contains additional buffering than required along the perimeter where the residential properties are, including additional evergreen trees just to provide more buffering. Staff has some conditions regarding the landscaping. I just want to note one of them and that is to add additional CTE’s along what will now be the vacant portion, the western portion, of the property and to put those in now to provide some additional buffer for all the residential properties.
Mr. Chambers said the fencing around the perimeter, is that something that coincides with any of the properties in the area?
Mrs. Morgan said not that I know of. You will see in the Building and Signage Elevations, there is a little picture of the fencing. It is a metal fence.
Mr. Sieben said did that answer your question? It is a decorative metal, I believe, correct?
Mrs. Morgan said yes. It is a decorative metal.
Mr. Sieben said it is an aluminum.
Mrs. Morgan said is it aluminum. It curves at the top, not an ornate metal fence.
I’m Rich Cannavino with Cannavino Construction, 622 Mansfield Way in Oswego, Illinois. She just did a wonderful job. It is for A & E Roofing and Siding. They have been doing business in Aurora for 13 years and it is really an expansion of their business.
Mrs. Cole said after Mr. Chambers brought up the question about the fencing, I went back and took a better look at it. The top of that fencing is not pointed at all is it?
Mr. Cannavino said it does have, well not a point to where you would stick yourself on it, it is not like that, but it is so you don’t climb up over it.
Mrs. Cole said I realize that it is so you don’t climb up over it, but should someone decide to climb up over it, would there be a risk of them impaling themselves?
Mr. Cannavino said I have my architect and my civil engineer here, but I would assume no would be that answer. I would have to take a closer look at that. The design came based off of some of the properties that Aurora had already had approved and put on other properties.
Mrs. Cole said so this fence is in use on other properties in Aurora?
Mr. Sieben said the City of Aurora uses this fence for their well properties, security fencing for the well sites that you’ll see scattered around. It curves in. It is kind of pointed at the top, but it curves in.
Mr. Cannavino said I guess a more specific answer is it is not made to impale yourself on it.
Mrs. Cole said well not intentionally.
Mr. Cannavino said but it is not pointed, it is kind of squared. It is really more not to climb over it than the risk of impaling yourself would be the answer.
Mrs. Cole said thank you.
Mrs. Morgan said staff would recommend conditional approval of the Resolution approving a Final Plan for Lot 2 of Bell Gale Business Park Resubdivision located at 335 Marshall Avenue being the northwest corner of Marshall Avenue and Gale Street with the following conditions:
1. That the Landscape Plan be revised per staff’s comments dated May 12, 2017 and as follows:
a) Add an additional 6 CTE’s along the vacant portion of the northern property line in a mixture of canopy trees and evergreen trees to provide a buffer for all the residential properties. These 6 CTE’s should be installed at the time of construction of this development.
b) An additional 4 street trees in the right-of-way between the parking lot curb cut and the western boundary.
2. That the sidewalk and 4 street trees along the vacant portion of the southern property shall be installed at the time of construction of the second building or within 5 years, whichever is sooner.
Mr. Cameron said has the Petitioner agreed to this?
Mr. Cannavino said yes we have.
Motion Of Conditional Approval Was Made By: Mr. Cameron
Motion Seconded By: Mr. Chambers
Ayes: Mrs. Anderson, Mr. Bergeron, Mr. Cameron, Mr. Chambers, Mrs. Cole, Mrs. Duncan, Mrs. Head, Mr. Reynolds
Nays: None
Mrs. Morgan said this will next be heard at the Planning and Development Committee on Thursday, May 25, 2017, at 4:00 p.m. on the fifth floor of this building.
A motion was made by Mr. Cameron, seconded by Mr. Chambers, that this agenda item be Forwarded to the Planning & Development Committee, on the agenda for 5/25/2017. The motion carried.
17-00338 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
See Attachment for Items 17-00338 amd 17-00339.
A motion was made by Mrs. Cole, seconded by Mrs. Duncan, that this agenda item be Forwarded to the Planning & Development Committee, on the agenda
The motion carried.
17-00339 An Ordinance Establishing a Special Use Planned Development, Approving the Plan Description and Amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, to an underlying zoning of B-2(S), Business District - General Retail for the property located at 834, 838, and 844 N Highland being west side of Highland Avenue between New Haven Avenue and Florida Avenue
See Attachment for Items 17-00338 amd 17-00339.
A motion was made by Mrs. Anderson, seconded by Mrs. Cole, that this agenda item be Forwarded to the Planning & Development Committee, on the agenda for 5/25/2017. The motion carried.
Attachment for Items 17-0038 and 17-0039 (Marie Wilkinson Food Pantry)
Mr. Broadwell said the subject property is currently made up of 2 separate subdivisions; the Marie Wilkinson Foundation Subdivision, which contains the existing Marie Wilkinson Food Pantry and is zoned B-3 Business and Wholesale District and the Baker-Morton Addition contains 3 lots, including a 720 square foot single family dwelling with a detached garage and 2 vacant lots all of which are zoned R-3 One Family Dwelling District. As a side note, the home will be demolished and the 549 square foot garage will remain for the Petitioner to use as necessary. The 2 vacant lots, being the northerly most 80 feet of the subject property were deeded to the Marie Wilkinson Food Panty in 2016 by the city. You can look in your Property Research Sheet for additional information. The Petitioner is requesting approval of a Final Plan, which will consolidate all 4 of the subject property’s lots. The total acreage of the subject property is.89 acres. Moving on, concurrently with this the Petitioner is requesting approval of the establishment of a Special Use Planned Development and to change the underlying zoning district to B-2 Special Use Business District – General Retail. So there are 2 parcels here. Parcel A contains Lot 1 of the existing Marie Wilkinson Foundation Subdivision, which 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. There is a Plan Description in your Legistar packet that shows more details and includes a setback reduction to meet the current conditions of the existing parking lot for the food pantry. Parcel B contains Lots 1, 2 and 3 of the existing Baker-Morton Addition and will be developed as a parking lot use associated with the food pantry and again, 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 the property to the food pantry was not to intensify the overall commercial corridor, this parcel’s use will be limited to a parking lot associated with the Parcel A food pantry.
Mrs. Duncan said so the existing home will be taken off the books for taxes?
Mr. Sieben said they are going to demolish the home and keep the garage. So then the ownership, I believe you guys are not for profit, so it would not be part of the tax roll, correct. They can explain that, but I think that’s correct.
The Petitioners was sworn in.
I’m John Tebrugge with Tebrugge Engineering. We did the site design and landscaping plan for the project. We were able to add 37 parking places to this development, which were needed for times when they are distributing the food, so this is going to come in a time of great need with the food pantry expanding. There is no need to expand the building that was already built up a few years ago. That’s when we redid the building. Now we are just planning on doing the parking lot and some landscaping. That’s really all that this project really entails. The building had pulled a permit to take it down last December, but we didn’t want to tear up the street and have to worry about patching the road during the winter, so we are going to wrap the house demo along with the construction of the parking lot.
The public input portion of the public hearing was opened. No witnesses came forward. The public input portion of the public hearing was closed.
Mr. Broadwell said this is the recommendation for the Final Plat. Staff would recommend 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.
Motion Of Approval Was Made By: Mrs. Cole
Motion Seconded By: Mrs. Duncan
Ayes: Mrs. Anderson, Mr. Bergeron, Mr. Cameron, Mr. Chambers, Mrs. Cole, Mrs. Duncan, Mrs. Head, Mr. Reynolds
Nays: None
Chairman Truax said we are now dealing with the Special Use Planned Development.
Motion Of Approval Was Made By: Mrs. Anderson
Motion Seconded By: Mrs. Cole
Ayes: Mrs. Anderson, Mr. Bergeron, Mr. Cameron, Mr. Chambers, Mrs. Cole, Mrs. Duncan, Mrs. Head, Mr. Reynolds
Nays: None
Findings of Fact:
1. Is the proposal in accordance with all applicable official physical development policies and other related official plans and policies of the City of Aurora?
Mrs. Cole said these are listed in the staff report.
2. Does the proposal represent the logical establishment and/or consistent extension of the requested classification in consideration of the existing land uses, existing zoning classifications, and essential character of the general area of the property in question?
Chairman Truax said well these are changes made to a use that’s been established for quite a long time, so I would say it would be a logical extension.
3. Is the proposal consistent with a desirable trend of development in the general area of the property in question, occurring since the property in question was placed in its present zoning classification, desirability being defined as the trend’s consistency with applicable official physical development policies and other related official plans and policies of the City of Aurora?
Mr. Cameron said it provides parking in an area where it’s been definitely short of parking, so I think it meets those standards.
4. Will the proposal maintain a compatible relationship with the traffic pattern and traffic volume of adjacent streets and not have an adverse effect upon traffic or pedestrian movement and safety in the general area of the property in question?
Mrs. Cole said with the additional parking, it will improve the safety of the pedestrians who currently park on Highland and have to cross a busy street. Also, I believe there will be an entrance and an exit, so the circulation on the property will be much improved.
5. Will the proposal allow for the provision of adequate public services and facilities to the property in question and have no adverse effect upon existing public services and facilities?
Mrs. Anderson said all those are currently in place.
6. Does the proposal take adequate measures or will they be taken to provide ingress and egress so designed as to maximize pedestrian and vehicular circulation ease and safety, minimize traffic congestion, and not substantially increase the congestion in the public streets?
Mr. Chambers said yes it does, especially with the additional parking places.
9a. Will the Special Use not preclude the normal and orderly development and improvement of surrounding properties due to the saturation or concentration of similar uses in the general area?
Mrs. Cole said well this is actually a very unique use and I think it is the only one in the area.
9b. Is the Special Use in all other respects in conformance to the applicable regulations of the district in which it is located, except as such regulations may in each instance be modified by the City Council pursuant to the recommendations of the Plan Commission?
Chairman Truax said I believe it is in conformance in other respects.
Mr. Broadwell said this will next be heard at the Planning and Development Committee on Thursday, May 25, 2017, at 4:00 p.m. on the fifth floor of this building.
17-00127 An Ordinance Approving Obvious Changes to Aurora’s Comprehensive Plan for Specific Areas Located throughout the City of Aurora
Mr. Broadwell said this is picking up where we left off at our last Commission meeting. One thing I wanted to bring to your attention is that we did add, there are the original 37 and we added 1 more site area. The 38th is Station Boulevard, increasing the intensity of the roads, so we can cover that one also, but I just wanted to make sure you were all aware and it is on the record. Are there any questions so far about anything that we need to pick up from the last meeting?
Mr. Cameron said I was the one that suggested it be continued and after review, I have no objections.
Mr. Broadwell said I think these decisions were based on land use code, the existing use of the building, which is in our parcel file which staff uses every single day, and then conflict between the land use, the existing zoning and then Comprehensive Plan designation, low density residential, medium density residential and if there was some sort of conflict between those, whatever the conflict may be, that’s what’s presented here. You see the existing designation and then the proposed designation on the second page, so they are back to back proposals there. If there are no questions, I’ll just scroll through this. The new one, the Station Boulevard, which is on page 80, the idea there is that we are increasing the, there is development going up on Station Boulevard, and we are just increasing the intensity of the road to allow for more use.
Chairman Truax said are you going to go through all these?
Mr. Sieben said I think the intent was no.
Chairman Truax said I do have a question. On 14B at 1114 W. New York Street. Can you just talk about that for a minute? I’m not sure I understand what we are doing here. It is on page 32 of 82.
Mr. Sieben said this is adjacent to West High there. I believe it is changing from quasi-public or public to low density residential. Also the other one, which is west of Commonwealth, north of Galena is changing from residential to public because that’s property owned by the School District. They are just flipping because the one is a residential house and the other one is owned by the School District. The second one is what we are proposing.
Chairman Truax said okay, so that’s public, which is currently vacant anyway. At one point it had been a house, I think.
Mr. Sieben said yes. This is the northwest corner of Commonwealth and Galena and it is owned by the School District.
Chairman Truax said okay so that’s going to be designated public because it would be the school campus?
Mr. Sieben said correct.
Mr. Broadwell said that is correct.
The public input portion of the public hearing was opened. No witnesses came forward. The public input portion of the public hearing was closed.
Mr. Broadwell said staff would recommend approval of the Ordinance approving Obvious Changes to Aurora’s Comprehensive Plan for 38 areas located throughout the City of Aurora.
Motion Or Approval Was Made By: Mr. Cameron
Motion Seconded By: Mr. Bergeron
Ayes: Mrs. Anderson, Mr. Bergeron, Mr. Cameron, Mr. Chambers, Mrs. Cole, Mrs. Duncan, Mrs. Head, Mr. Reynolds
Nays: None
A motion was made byMr. Cameron, seconded by Mr. Bergeron, that this agenda item be Forwarded to the Planning & Development Committee, on the agenda for 5/25/2017. The motion carried.
Pending:
Committee Reports:
A) Amendments
B) Grant and Award Research
C) Comprehensive Plan
Announcements:
Mr. Sieben said I believe June 7th, the first Wednesday of the month, is our next Planning Commission meeting.
Adjournment:
A motion was made by Mr. Chambers, seconded by Mrs. Head, that the meeting be adjourned. The motion carried by voice vote. Chairman Truax adjourned the meeting at 7:30 p.m.
https://www.aurora-il.org/AgendaCenter/ViewFile/Minutes/_05172017-1034
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