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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: July 8, 2024
SUBJECT:
A Resolution Approving a Final Plan for Lots 1-5 of Butterfield Phase II Subdivision, Unit 5B located at 2725 Bilter Road being south of Bilter Road, west of Eola Road, and north of Interstate 88 for a Warehouse, Distribution and storage services (3300) in the form of a data center only and a Telecommunications Facility (4211) Use (CyrusOne - 24-0479 / NA06/4-24.245 - Fpn/Fsd - JM - Ward 10)
PURPOSE:
The Petitioner CyrusOne is requesting approval of a Final Plan for Lots 1-5 of Butterfield Phase II Subdivision, Unit 5B located at 2725 Bilter Road being south of Bilter Road, west of Eola Road, and north of Interstate 88 for a Warehouse, Distribution and storage services (3300) in the form of a data center only and a Telecommunications Facility (4211) Use which includes the development of a data center campus with associated towers and detention facilities.
BACKGROUND:
The Subject Property is currently vacant with PDD Planned Development District zoning, which is part of the Butterfield Planned Development District. City Council just recently approved a PDD Amendment, a Conditional Use for Telecommunications Facility (4211) use, and a Preliminary Plan and Plat for the development.
The Petitioner is requesting approval of a Final Plan for Lots 1-5 of Butterfield Phase II Subdivision, Unit 5B for a Warehouse, Distribution and storage services (3300) in the form of a data center only and a Telecommunications Facility (4211) Use on approximately 32 acres.
Improvements to the Data Center Campus will be constructed in three phases. The first phase will include the construction of a 411,175 square foot building, two generator yards (one facing Bilter Road and one facing the Interstate), and two towers with associated communication support facilities. The second phase is for the completion of a utility substation to support the electrical requirements of the data centers. The third phase is a future approximately 153,000 square foot building constructed adjacent to the first building with generator yard facing the western property line.
There are two means of ingress and egress for the Data Center Campus off Bilter Road. The western most entrance will serve as the primary means of ingress/egress and will be a full access. A secondary access point is being proposed towards the eastern edge of the property, which will be limited to a right-in and right-out. This access will be limited to serve as ingress/egress for the public utility substation and egress for any traffic that is not granted access to the secure portion of the data center. This proposed access point is contingent upon approval by the Tollway Authority due to the close proximity of the interstate ramps.
The data center complex will be screened from the surrounding properties in a variety of manners. A 3-foot berm is proposed along a portion of Bilter Road where feasible. The northeast corner of the property and much of the southern and eastern property lines feature detention facilities. The complex will be secured by an 8-foot decorative security fence. In addition, the generator yards will be screened by a 20 -foot wall. The walls will be designed to achieve the noise mitigation rating required of a noise modeling study. The substation will be screened by a 12 -foot decorative wall as coordinated with ComEd. The rooftop will include equipment screening, but additional noise mitigation measures will be provided if required to comply with the noise modeling study.
The Landscape Plan depicts how the buildings and substation are heavily buffered by berms and trees. The detention facilities are lined along the edges with canopy trees and evergreen trees where possible. Staff and the Petitioner worked on developing a double row of trees along all perimeters including a substantial amount of evergreen trees for year-round screening. Shrub beds are at the entrances and along Bilter Road to creative attractive viewsheds.
Staff and developers worked to create more attractive elevations than a standard data center by adding architectural features, such as large windows and metal paneling. The east elevation features full height windows at the entrance and metal paneling along the top lined with LED light that is punctuated by additional glass windows. The metal paneling wraps onto the north elevation and continues until the generator yard. Additional spandrel glass or similar material was incorporated into this elevation. The developers used additional metal paneling on the South Elevation to create a visual focal point on the elevation facing the Tollway. The generator yards will be screened by a 20-foot concrete wall with decorative reveal and the substation will be screened by a decorative 12-foot ornamental masonry wall with a security fence on top
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat for Butterfield Phase II Subdivision, Unit 5B, located. The details of the request include a five-lot subdivision with one lot for the data center and two lots for the associated detention. In addition, per the requirement of ComEd, the Plat shows one lot for the public utility substation and one lot for the detention associated with the substation. Associated cross access, stormwater control, and city easements are being granted with the Final Plat..
DISCUSSION:
Staff has reviewed the Final Plan Resolution 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, with the exception of the items reflected in the conditions listed in the Staff Recommendation below.
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.
12.0 To plan and provide for the growth of the city through the integration of land use patterns and functions that promotes complementary interactions between different land use components.
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 (5) To plan and promote the extension of the office and office-research corridor along the tollway in the City of Aurora.
40.1 (6) To promote attractive, well-maintained industrial and office-research areas through landscaping and site design.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the A Resolution Approving a Final Plan for Lots 1-5 of Butterfield Phase II Subdivision, Unit 5B located at 2725 Bilter Road being south of Bilter Road, west of Eola Road, and north of Interstate 88 for a Warehouse, Distribution and storage services (3300) in the form of a data center only and a Telecommunications Facility (4211) Use, with the following conditions:
1.) That the screen walls around the generator yards incorporate architectural detail, such as a decorative reveal.
2.) That the screen walls around the generator yards be designed to ensure that the screened equipment will comply with applicable Illinois Pollution Control Board noise limits.
3.) That the rooftop equipment is screened and that the equipment screening incorporate such noise mitigation as may be required to ensure that the screened equipment will comply with applicable Illinois Pollution Control Board noise limits.
4.) That the easternmost access is approved by the City subject to concurrence of the Tollway Authority. If the easternmost access is fully approved, the City may require the Developer to construct a raised median from the Tollway ramp west approximately 600 feet.
5.) If the eastern access is not fully approved, the final plan shall be updated to include an on site turnaround such that all traffic utilizes the singular western point of ingress and egress and in which case the City shall approve the singular point of access for the property. An emergency only eastern access point shall include the construction of a mountable “Pork Chop” median as per City Standard Specifications for Improvements.
6.) That the documents be revised to incorporate paving the portion of the Illinois Prairie Path located on the Subject Property as per the City’s Standard Specifications for Improvements.
7.) That all the comments of the Engineering Division be addressed prior to approval of Final Engineering.
8.) A Dormant SSA shall be established over the entire property as required by the Stormwater Control Ordinance.
9.) A Long Term Maintenance Plan for the maintenance of all on site stormwater management facilities shall be made a part of the CC&R’s or other similar document for the development as required by the Stormwater Control Ordinance.
10.) That the Landscape Plan be updated to incorporate Zoning and Planning and Engineering Staff comments prior to approval of the Resolution approving the Final Plan.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Land Use Petition with Supporting Documents
Location Map
Legistar History Report
Appealable Sheet
Legistar Number: 24-0479
cc:
Alderwoman Patty Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman Bill Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Final Plan for Lots 1-5 of Butterfield Phase II Subdivision, Unit 5B located at 2725 Bilter Road being south of Bilter Road, west of Eola Road, and north of Interstate 88 for a Warehouse, Distribution and storage services (3300) in the form of a data center only and a Telecommunications Facility (4211) Use
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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 June 5, 2024, C1 Chicago Aurora III LLC filed with the City of Aurora a petition requesting approval of a Final Plan for Lots 1-5 of Butterfield Phase II Subdivision, Unit 5B located at 2725 Bilter Road being south of Bilter Road, west of Eola Road, and north of Interstate 88 for a Warehouse, Distribution and storage services (3300) in the form of a data center only and a Telecommunications Facility (4211) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on June 26, 2024, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on July 10, 2024, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan 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, Illinois; and
WHEREAS, no person authorized under Chapter 34 to appeal such decision having done so in the manner set forth in Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed Final Plan; 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 CONDITIONAL APPROVAL of said Final Plan with the following conditions:
1.) That the screen walls around the generator yards incorporate architectural detail, such as a decorative reveal.
2.) That the screen walls around the generator yards be designed to ensure that the screened equipment will comply with applicable Illinois Pollution Control Board noise limits.
3.) That the rooftop equipment is screened and that the equipment screening incorporate such noise mitigation as may be required to ensure that the screened equipment will comply with applicable Illinois Pollution Control Board noise limits.
4.) That the easternmost access is approved by the City subject to concurrence of the Tollway Authority. If the easternmost access is fully approved, the City may require the Developer to construct a raised median from the Tollway ramp west approximately 600 feet.
5.) If the eastern access is not fully approved, the final plan shall be updated to include an on site turnaround such that all traffic utilizes the singular western point of ingress and egress and in which case the City shall approve the singular point of access for the property. An emergency only eastern access point shall include the construction of a mountable “Pork Chop” median as per City Standard Specifications for Improvements.
6.) That the documents be revised to incorporate paving the portion of the Illinois Prairie Path located on the Subject Property as per the City’s Standard Specifications for Improvements.
7.) That all the comments of the Engineering Division be addressed prior to approval of Final Engineering.
8.) A Dormant SSA shall be established over the entire property as required by the Stormwater Control Ordinance.
9.) A Long Term Maintenance Plan for the maintenance of all on site stormwater management facilities shall be made a part of the CC&R’s or other similar document for the development as required by the Stormwater Control Ordinance.
10.) That the Landscape Plan be updated to incorporate Zoning and Planning and Engineering Staff comments prior to approval of the Resolution approving the Final Plan
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.