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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: June 21, 2018
SUBJECT:
A Resolution Approving a Preliminary Plan for Lot 1 and Lot 4 of the Mitchell Road Industrial Park Subdivision located at the northeast corner of I-88 and Mitchell Road (The Pizzuti Companies - 18-0427 / AU02/3-17.202-SUPD/Ppn/Psd - TV - Ward 1)
PURPOSE:
The Petitioner, The Pizzuti Companies, is requesting approval of a Preliminary Plan for Lot 1 and Lot 4 of Mitchell Road Industrial Park Subdivision for office, warehouse, distribution building and detention facility use.
BACKGROUND:
The Subject Property is currently vacant Land. The southern portion of the Subject Property consists of approximately 12.3 acres is zoned M-1(S) Manufacturing - Limited District zoning with a Special Use which is part of The Northern Trust Company Special Use Planned Development and the northern portion of the Subject Property consists of approximately 31 acres is zoned ORI(S) Office, Research, and Light Industrial District zoning with a Special Use, which is part of the West Corporate Center Phase III Special Use Planned Development. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting approval of a Preliminary Plan for Lot 1 and Lot 4 of Mitchell Road Industrial Park Subdivision. The details of the request include the extension of Corporate Boulevard to Mitchell Road which will be constructed along with the development of Lot 1 and Lot 4. The extension consists of a cross section of 39' of pavement width back to back with B6-12 curb and gutter to match up with the existing Corporate Boulevard to the east. As part of the roadway improvements, a 5' sidewalk with be construction on the north and south side of Corporate Boulevard and along the east side of Mitchell Road, north of Corporate Boulevard along Lots 3 and 4.
The proposal also includes the construction of a 275,000 square foot speculative office, warehouse, and distribution building with an associated 238 space parking lot on Lot 1. The offices will be located on the south of the building facing I-88 and the docks and 49 trailer parking spaces will be located on the north side of the building along the newly extended Corporate Boulevard. There will be two access into Lot 1 off of Corporate Boulevard. Due to the grade change on the site, the Petitioner is proposing up to a 5' retaining walls at the northwest corner of the property and between a 1'-13' retaining wall along the east property line, in order to construct the proposed building. In addition, the two billboards on the property will be removed as part of this development.
The Petitioner will be building a detention facility on Lot 4 which will serve the entire Subdivision.
Concurrently with this proposal, the Petitioner is requesting approval of a Preliminary Plat for Mitchell Road Industrial Park Subdivision. The details of the request include a five lot subdivision of the Subject Property. Lots 1, 2, and 3 consists of future buildable lots for ORI Office, Research, and Light Industrial uses. Lot 4 consists of the detention for the Subdivision and Lot 5 will remain wetlands. As part of the Subdivision, the Petitioner will be dedicating an 80 foot right of way to extend Corporate Boulevard to Mitchell Road.
The Petitioner is also requesting to change the southern portion of the Subject Property that is zoned M-1(S) to an underlying zoning to ORI Office, Research, and Light Industrial District and incorporate it into the West Corporate Center Phase III Special Use Planned Development. In addition, the Petitioner is requesting a modification to the existing Plan Description to allow retaining walls to be taller than 3 feet if designed by a structural engineer.
DISCUSSION:
Staff has reviewed the Preliminary Plan petition 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.
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.
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.
40.1(7) To encourage improvements in existing industrial areas that minimize industrial blight and reduce incompatibilities with neighboring land uses.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of the Resolution Approving a Preliminary Plan for Lot 1 and Lot 4 of the Mitchell Road Industrial Park Subdivision located at the northeast corner of I-88 and Mitchell Road
ATTACHMENTS:
Exhibit "A" Preliminary Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 18-0427
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Preliminary Plan for Lot 1 and Lot 4 of the Mitchell Road Industrial Park Subdivision located at the northeast corner of I-88 and Mitchell Road
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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 May 9, 2018, The Pizzuti Companies filed with the City of Aurora a petition requesting approval of a Preliminary Plan for Lot 1 and Lot 4 of Mitchell Road Industrial Park Subdivision and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission conducted a hearing on June 20, 2018, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on June 28, 2018, the Planning and Development Committee of the Aurora City Council reviewed said Preliminary Plan and the before mentioned recommendations and recommended APPROVAL of said petition; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution and hereby grants APPROVAL of said Preliminary Plan.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Preliminary Plan and related required documents as attached hereto as Exhibit "A" Preliminary Plan.