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TO: Mayor Richard C. Irvin
FROM: Tracey M. Vacek, Senior Planner
DATE: October 20, 2021
SUBJECT:
A Resolution Approving a Final Plan Revision on Lot 1 and Lot 3 of Pacifica Square Subdivision located at the northwest corner of New York Street and State Route 59 (Pacific Square III, LLC - 21-0691 / NA21/2-21.249-Fpn/R - TV - Ward 10)
PURPOSE:
The Petitioner, Pacific Square III, LLC, is requesting approval of a Final Plan Revision for Lot 1 and 3 of Pacifica Square Subdivision to redevelop a portion of the center parking lot into an Asian centric shopping and lifestyle center.
BACKGROUND:
In early 2018, Pacifica Square, LLC, purchased the former Yorkshire Plaza shopping center which is located at the northwest corner of New York Street and State Route 59. Subsequent to their purchase, they received Final Plan and Plat approval for the first phase of redevelopment. This phase rebranded and modernized the existing shopping center to Pacifica Square, an Asian centric marketplace that mixes seamlessly with other more traditional uses.
The Petitioner is requesting approval for the second phase of redevelopment. The Final Plan Revision is on Lot 1 and Lot 3. The proposal includes the construction of 5 new multi-tenant buildings within the center parking lot, being Lot 3, for a total of 56,848 square feet. The proposed buildings will have ground floor retail spaces. Additionally, building 1 will include 10,406 square feet of office space located on the second story. The layout has been designed to be pedestrian friendly with plaza/gathering areas, outdoor seating, large sidewalks, defined connections to the existing center, and convenient parking. Since some parking has been removed and/or reconfigured to make way for this development, the Petitioner, is adding some parking in the rear of the existing shopping center on Lot 1 in order to meet the parking regulations. There is a total of 1317 parking spaces for the shopping center which meets the parking requirements.
In addition, the stormwater detention facility at the northwest corner of Lot 1 is being expanded to compensate for the construction of the new buildings.
The building elevations have been designed with a modern look using different fiber cement textures and an assortment of colors giving a unique look to each building accentuating the new Asian theme.
Landscaping is being implemented throughout the parking lot and around the expansion area of the stormwater detention facility. The Petitioner will also be using planter boxes around the retail building to secure the outdoor seating area.
DISCUSSION:
Staff has reviewed the Final Plan Revision 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, except for the items reflected in the conditions listed in the Staff Recommendation below.
This redevelopment of this area is in keeping with and forwards the goals of the Route 59 Corridor Study as it provides unique needed retail and restaurant facilities to Aurora residents.
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.
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
11.1(3) To encourage new development contiguous to existing development.
RECOMMENDATIONS:
Staff would recommend CONDITIONAL APPROVAL of the Resolution Approving a Final Plan Revision on Lot 1 and Lot 3 of Pacifica Square Subdivision, located at the northwest corner of New York Street and State Route 59, for additional retail and office uses, with the following conditions:
1) That prior to building permit issuance, the Final Plan shall be revised as follows:
a. The proposed parking in the rear of the building be shown in black line work and dimension.
b. That the 5’ sidewalk connections on the east and west side of the proposed development be located within the parking islands with curb and gutter.
c. That the detention pond be fully shown on the plan.
2) Prior to any building occupancy on Lot 3, the Petitioner shall provide a City Easement over any public utilities.
3) Prior to any building occupancy on Lot 3, the Petitioner shall provide a Cross Access Easement over all of the vehicular pavement.
4) That the establishment of the Special Service Area will be required for the long-term maintenance of the existing stormwater management facility.
5) That the Final Plan approval be contingent on Final Engineering approval.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Fire Access Plan
Land Use Petition with Supporting Documents
Maps
Legistar History Report
Legistar Number: 21-0691
cc: Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan Revision on Lot 1 and Lot 3 of Pacifica Square Subdivision located at the northwest corner of New York Street and State Route 59
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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 August 30, 2021, 2021, Pacific Square III, LLC, filed with the City of Aurora a petition, requesting approval of a Final Plan for Lot 1 and Lot 3 of Pacifica Square Subdivision located at the northwest corner of New York Street and State Route 59, and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, on October 27, 2021, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan Revision and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, the decision of the Building, Zoning and Economic Development Committee with respect to a Final Plan is subject to appeal to the City Council in the manner set forth in Chapter 34 of the Code of Ordinances, City of Aurora; and
WHEREAS, no person authorized under Chapter 34 of the Code of Ordinances, City of Aurora to appeal such decision having done so in the manner set forth in Chapter 34, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed Final Plan; and
NOW, THEREFORE, BE IT ORDAINED by the Building, Zoning and Economic Development Committee of the City of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Final Plan Revision with the following conditions:
1) That prior to building permit issuance, the Final Plan shall be revised as follows:
a. The proposed parking in the rear of the building be shown in black line work and dimension.
b. That the 5’ sidewalk connections on the east and west side of the proposed development be located within the parking islands with curb and gutter.
c. That the detention pond be fully shown on the plan.
2) Prior to any building occupancy on Lot 3, the Petitioner shall provide a City Easement over any public utilities.
3) Prior to any building occupancy on Lot 3, the Petitioner shall provide a Cross Access Easement over all of the vehicular pavement.
4) That the establishment of the Special Service Area will be required for the long-term maintenance of the existing stormwater management facility.
5) That the Final Plan approval be contingent on Final Engineering approval.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic Development Committee of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A-1" Final Plan, Exhibit “A-2” Landscape Plan, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications deemed necessary by the Aurora City Engineer.