City of Aurora Planning Commission met February 21.
Here is the minutes provided by the Commission:
Call To Order:
Chairman Truax called the meeting to order at 8:15 p.m.
Roll Call:
The following Commission members were present: Chairman Truax, Mrs. Anderson, Mr. Bergeron, Mr. Cameron, Mrs. Cole, Mr. Divine, Mrs. Head, Mrs. Owusu-Safo, Mr. Pilmer and Mr. Reynolds. Mrs. Duncan called in excused herself from the meeting. Mr. Chambers was absent.
Others Present:
Others Present: Laith Hermiz (Agree Realty)
Approval Of Minutes:
18-0108 Approval of the Minutes for the Planning Commission meeting of February 7, 2018.
A motion was made by Mr. Bergeron, seconded by Mrs. Anderson, that the minutes be approved and filed. The motion carried.
Agenda:
18-0012 A Resolution Approving the Final Plat for Burger King Aurora Subdivision, being Vacant Land, located at 1775 N. Farnsworth Avenue being east of Farnsworth Avenue and south of Molitor Road (Agree Realty Corporation/Burger King - 18-0012 / AU12/1-17.047-Fsd/V - JM - Ward 1)
Mrs. Morgan said this is for the Final Plat. It is for consolidating the 3 lots into 1 lot because a building is not allowed to go over lot lines, so this would stand for this development or any future development to make it one larger lot. This will continue with the Variance to City Council. Staff’s recommendation is for approval of the Final Plat.
Good evening. For the record, my name is Laith Hermiz. I’m the COO of Agree Realty. We are the developer. Thank you for your time. I’m here to answer any questions. It is pretty straightforward. We’re asking that you approve the Final Plat, which would be the combination from the 3 lots to the 1 lot. Thank you.
Mrs. Morgan said staff’s recommendation is approval for the Final Plat for consolidating 3 lots into 1 lot.
Motion Of Approval Was Made By: Mrs. Cole
Motion Seconded By: Mrs. Owusu-Safo
Ayes: Mrs. Anderson, Mr. Bergeron, Mr. Cameron, Mrs. Cole, Mr. Divine, Mrs. Head, Mrs. Owusu-Safo, Mr. Pilmer, Mr. Reynolds
Nays: None
Mrs. Morgan said this will next be heard at the Planning and Development Committee on Thursday, March 1, 2018, at 4:00 p.m. on the fifth floor of this building.
Chairman Truax said and the ZBA hearing things that were brought up by people attending that hearing are going along with our motions tonight. Is that right?
Mrs. Morgan said yes. I’ve already noted some of the concerns already in the staff report that I received previously. If there are any additional ones that weren’t noted, I will note that in the staff report and the petition that was given to staff today will be included in the packet for the P&D meeting for the Setback Variance packet.
Mrs. Anderson said well I just have a comment, or a question rather, was there an additional or any kind of traffic study done prior to this?
Mrs. Morgan said no, there wasn’t any specific study done on this lot. Farnsworth, in general, was made to handle, like be a major arterial road through the corridor.
Mrs. Anderson said well they haven’t done a recent one recently?
Mrs. Morgan said they have not. There has not been one done recently that I’m aware of. We can confirm with the Traffic Engineer. I don’t think they felt like there was a need to do one, but we can confirm that with the Traffic Engineer.
Mr. Pilmer said just a comment. Typically maybe the reason there wasn’t one done is because up and down the corridor and the existing zoning in place the street should support this.
Mr. Sieben said right. It was far enough from the intersection. There is a center of double, bi-directional left turn lanes, and there was only one entrance into here, so it was thought that Farnworth and the turn lane was sufficient for the one lot.
Mrs. Anderson said I’m just thinking about the traffic accidents that were commented on tonight.
Mr. Sieben said but the comments were for the intersection, which this is not intersection. That was at Molitor and Farnsworth.
Mr. Cameron said there was a comment made and I didn’t follow up on it, but that somehow 43 accidents for the year converted into 2 per week.
Mr. Sieben said I’m sure the Traffic Engineer could get the official numbers for the intersection.
Mr. Cameron said but that would have been 104 accidents.
Chairman Truax said it is a fair number of accidents no matter what the math is.
A motion was made by Mrs. Cole, seconded by Mrs. Owusu-Safo, that this agenda item be Forwarded to the Planning & Development Committee, on the agenda for 3/1/2018. The motion carried.
18-0051 An Ordinance Amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, by downzoning Property located at 186 N. Root Street from R-4 Two Family Dwelling District to R-3 One Family Dwelling District (Alma Ramirez - 18-0051 / AU22/4-18.016-DZ - TV - Ward 2) (Public Hearing)
Mrs. Vacek said the Petitioner is requesting to downzone the property at 186 N. Root Street from R-4 to R-3. The subject property is currently a single family house with R-4 zoning. This was, again, brought to us by Property Standards as they do these matchings of the zoning. It is brought to our attention and then we get them to downzone. The proposed downzoning is consistent with the city’s longstanding density reduction policy and in addition, it is consistent with the zoning of the area.
The public input portion of the public hearing was opened. No witnesses came forward. The public input portion of the public hearing was closed.
Mrs. Vacek said staff would recommend approval of the rezoning.
Motion Of Approval Was Made By: Mrs. Head
Motion Seconded By: Mrs. Cole
Ayes: Mrs. Anderson, Mr. Bergeron, Mr. Cameron, Mrs. Cole, Mr. Divine, Mrs. Head, Mrs. Owusu-Safo, Mr. Pilmer, 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 all 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?
Mr. Reynolds said the proposal represents the highest and best use of the property.
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. Reynolds said again, the proposal represents the highest and best use of the property.
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. Owusu-Safo said there should be no impact.
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. Owusu-Safo said these are already 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?
Mrs. Cole said there should be no change in congestion at all.
7a. Is the rezoning a consistent extension of the existing land uses, existing zoning classifications, and essential character of the general area?
Mr. Reynolds said yes it is.
7b. Is the rezoning consistent with the 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. Reynolds said again, the proposal represents the highest and best use of the property.
7c. Will the rezoning permit uses which are more suitable than uses permitted under the existing zoning classification?
Chairman Truax said I think that probably is the point of downzoning to make it more desirable.
Mrs. Vacek said this will next be heard at the Planning and Development Committee on Thursday, March 1, 2018, at 4:00 p.m. on the fifth floor of this building.
A motion was made by Mrs. Head, seconded by Mrs. Cole, that this agenda item be Forwarded to the Planning & Development Committee, on the agenda for 3/1/2018. The motion carried.
Pending
Committee Reports:
A) Amendments
B) Grant and Award Research
C) Comprehensive Plan
Announcements:
Mr. Sieben said there will not be a meeting in 2 weeks. We do not have anything for the agenda for March 7th, so then the next meeting would be March 21st. We’ve got several items that have just come in or should be in very, very soon, so we’ll definitely make it up to you.
Adjournment:
A motion was made by Mr. Bergeron, seconded by Mrs. Head, that the meeting be adjourned. The motion carried by voice vote. Chairman Truax adjourned the meeting at 8:30 p.m.
https://www.aurora-il.org/AgendaCenter/ViewFile/Minutes/_02212018-1350
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