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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: April 23, 2015
SUBJECT:
A Resolution Approving a Final Plan and Granting associated Variances on Lot 1 & Lot 2 of Butterfield East Subdivision, Unit 2 located on north side of Ferry Road, west of Duke Parkway, Aurora, Illinois (Duke Realty - 15-00330 / NA04/1-15.028-Fsd/Fpn - TV - Ward 10)
PURPOSE:
The Petitioner, Duke Realty filed a Final Plan petition with the City of Aurora on March 18, 2015, requesting approval of a Final Plan with Variances on 35.23 acres on Lots 1 and 2 of Butterfield East Subdivision, Unit 2 located on north side of Ferry Road, west of Duke Parkway.
The proposal for Lot 1 consists of constructing a 403,000 square foot warehouse building with 90 docks. There is a total of 287 automobile parking spaces and 46 trailer parking spaces. Lot 2 consists of constructing a 230,232 square foot warehouse building with a 24 docks. There is a total of 156 automobile parking spaces and 20 trailer parking spaces. The plan shows a shared access between Lots 1 and 2 and another access point at the southeast corner of Lot 1, both of which are off of Ferry Road. There is an existing bike path located along Ferry Road. Two 6 foot monument signs, located at the southeast corners of each lot and landscaping is being provided throughout the site which meets the City's requirement.
As part of the Petition, the Petitioner is requesting the following variance on Lot 1: 1)Side yard setback from 20 feet to 18 feet, being a 2 foot variance along a portion of the east property line; 2) Side yard setback from 20 feet to 6.61 feet, being a 13.39 foot variance at the southeast corner; 3) Side yard setback from 20 feet to 7.5 feet, being a 12.5 foot setback variance at the northwest corner; 4) Side yard parking setback from 10 feet to 5.48 feet, being a 4.52 foot variance along a portion of the west property line; 5) Side yard parking setback from 10 feet to 5.13 feet, being a 4.87 foot variance along a portion of the west property line; and 6) Rear yard setback from 20 feet to 11.23 feet, being a 8.77 foot variance along a portion of the north property line.
In addition, the Petitioner is requesting to vary the parking requirement from 182 parking spaces to 156 parking spaces, being a variance of 26 parking spaces on Lot 2.
BACKGROUND:
The Subject Property is generally located at north side of Ferry Road, West of State Route 59, and South of Butterfield Road and is currently vacant land. The Subject Property is part of the Butterfield Planned Development District, zoned PDD with an underlying ORI (Office, Research and Light Industry) use district.
The property was annexed on February 3, 1976 by Ordinance Number O76-4509 pursuant to the approved Annexation Agreement on January 14, 1976 by Ordinance Number O76-4500. A Plan Description was established on the property on February 3, 1976 by Ordinance Number O76-4510 pursuant to the approved Annexation Agreement.
A revised Land Use Plan for the Butterfield PDD was approved on October 18, 1988 by Resolution Number R88-322, which modified some land uses and described five preliminary plan areas to be established. The revised Land Use Plan designated this property as Office/Research/Industrial.
A Preliminary Plan and Plat for Unit 3 was approved on July 25, 2000 by Resolution Number R00-326. A Final Plan and Plat for Unit 3 was approved on May 24, 2001 by Resolution Number PDFNL01-024. The approved Final Plat was never recorded at DuPage County.
A Revision to the Preliminary Plan and Plat for Butterfield East Subdivision was approved on May 10, 2007 by Resolution Number R07-181 and then on June 28, 2007, a Final Plat was approved for Butterfield East Subdivision, Unit 1 by Resolution Number PDFNL07-026 and a Final Plan for Lot 1 of Butterfield East Subdivision, Unit 1 was approved by PDFNL07-025.
On March 26, 2009, a Final Plat for Butterfield East Unit 2 was approved by Resolution Number PDFNL09-006. This was never recorded.
A Final Plat Revision for Butterfield East Subdivision, Unit 1 was approved on May 13, 2010 by Resolution PDFNL10-010.
DISCUSSION:
The petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances, with the exception of the items mentioned in the Staff Recommendation listed below.
The setback variances being requested abuts detention facilities, therefore, will not have a negative impact on the surrounding properties.
The previous preliminary plan and plat was originally approved in 2007. At that time, the parking requirement for a warehouse building was 1 parking space per 4 employees. Since then, the parking requirement for a warehouse building has increased to 1 space per 1,000 square feet of GFA up to 150,000 square feet plus 1 space per 2,500 square feet in excess of 150,000 square feet of GFA. Historically, variances have be granted to the parking requirement in cases where the end user is known or for very large warehouse which do not generate the ratio of parking required by the Ordinance. Staff has also considered future uses and determined that there are other areas on-site that can be converted to parking if warranted.
POLICIES AND GUIDELINES:
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
40.1(1) To attract and encourage industrial, office and office-research development to planned sites where requisite public facilities are either present or proposed.
RECOMMENDATIONS:
The Planning Commission recommends CONDITIONAL APPROVAL of the Resolution Approving a Final Plan and Granting associated Variances on Lot 1 & Lot 2 of Butterfield East Subdivision, Unit 2 located on north side of Ferry Road, west of Duke Parkway, Aurora, Illinois, with the following conditions:
1. That all work proposed within the Ferry Road right of way requires approval and permits from DuPage County Department of Transportation prior to City of Aurora final engineering approval.
2. That the stormwater management for this unit match the previously approved Unit 1 stormwater report which included this area or provide a new updated stormwater report, based on the as-built conditions for Unit 1 and the proposed conditions of Unit 3, showing the existing basins, as constructed, will accommodate these Unit 2 changes and meet City of Aurora stormwater requirements.
3. Contingent upon Final Engineering Approval.
4. That the secondary access for Lot 1 shall be temporary until such time that Lot 2 of Butterfield East, Unit 2 is built.
5. That the Landscape Plan provide for a variety of species of trees, with no more than five trees being the same species in a row or clustered together.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building and Signage Elevations
Exhibit "A-4" Fire Access Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Planning Council Report
Legistar Number: 15-00330
cc: Planning and Development Committee:
Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan and Granting associated Variance on Lot 1 & Lot 2 of Butterfield East Subdivision, Unit 2 located on north side of Ferry Road, west of Duke Parkway, Aurora, Illinois
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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 March 18, 2015, Duke Realty filed with the City of Aurora a petition requesting approval of a Final Plan with associated variances on Lot 1 & Lot 2 for Butterfield East Subdivision, Unit 2, and related required documents as attached hereto as Exhibits "A-1" through Exhibit "A-4"; and
WHEREAS, on April 22, 2015, the Aurora Planning Commission conducted a public hearing for the setback and parking requirement variances pursuant to Section 10.7-6 of the Aurora Zoning Ordinance reviewed said Final Plan and variances and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on April 30, 2015, the Planning and Development Committee of the Aurora City Council reviewed said Final Plan with associated variances and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
NOW, THEREFORE, BE IT RESOLVED that 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 Resolution and hereby grants CONDITIONAL APPROVAL of said Final Plan with associated variances with the following conditions:
1. That all work proposed within the Ferry Road right of way requires approval and permits from DuPage County Department of Transportation prior to City of Aurora final engineering approval.
2. That the stormwater management for this unit match the previously approved Unit 1 stormwater report which included this area or provide a new updated stormwater report, based on the as-built conditions for Unit 1 and the proposed conditions of Unit 3, showing the existing basins, as constructed, will accommodate these Unit 2 changes and meet City of Aurora stormwater requirements.
3. Contingent upon Final Engineering Approval.
4. That the secondary access for Lot 1 shall be temporary until such time that Lot 2 of Butterfield East, Unit 2 is built.
5. That the Landscape Plan provide for a variety of species of trees, with no more than five trees being the same species in a row or clustered together
Section Two: That the following variations are hereby granted from the standards of Ordinance No. 3100, being the Aurora Zoning Ordinance:
Section 8.10-5.12 - 1) Reducing the side yard setback requirement from 20 feet to 18 feet, being a 2 foot variance along a portion of the east property line; 2) Reducing the side yard setback from 20 feet to 6.61 feet, being a 13.39 foot variance at the southeast corner; 3) Reducing the side yard setback from 20 feet to 7.5 feet, being a 12.5 foot setback variance at the northwest corner; 4) Reducing the side yard parking setback from 10 feet to 5.48 feet, being a 4.52 foot variance along a portion of the west property line; 5) Reducing the side yard parking setback from 10 feet to 5.13 feet, being a 4.87 foot variance along a portion of the west property line; and 6) Reducing the rear yard setback from 20 feet to 11.23 feet, being a 8.77 foot variance along a portion of the north property line.
Section 8.10-5.10 - Reducing the parking requirement from 182 parking spaces to 156 parking spaces, being a 26 parking space variance on Lot 5 said Preliminary Plan and Plat
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Preliminary Plan and Plat Revision with the associated variance and related required documents as attached hereto as Exhibit "A-1" Final Plan, Exhibit "A-2" Landscaping Plan, Exhibit "A-3" Building and Signage Elevations and Exhibit "A-4" Fire Access Plan