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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: September 18, 2025
SUBJECT:
A Resolution Approving a Revision to the Final Plan on Butterfield Phase II Unit 5A Subdivision and Butterfield Phase II Unit 5A ReSubdivision No. 1 located south of Bilter Road and west of N. Eola Road (Edged - 25-0736 / NA05/1-25.227 - Fsd/R/Fpn/R - JM - Ward 10)
PURPOSE:
The Petitioner Edged is requesting approval of a Final Plan Revision for Butterfield Phase II Unit 5A Subdivision and Butterfield Phase II Unit 5A ReSubdivision No. 1, located south of Bilter Road and west of N. Eola Road, for a Warehouse, Distribution, and Storage Services (3300) Use in the form of a data center only which includes developing a large 376,850 square foot building.
BACKGROUND:
The Subject Property is currently vacant with PDD Planned Development District zoning, which is part of the Butterfield Planned Development.
The Petitioner is requesting approval of a Final Plan Revision for Butterfield Phase II Unit 5A Subdivision and the new Butterfield Phase II Unit 5A ReSubdivision No. 1 for a Warehouse, Distribution, and Storage Services (3300) Use in the form of a data center. The details of the request include the development of a 376,850 square foot data center. The approved Final Plan for Butterfield Phase II Unit 5A Subdivision was for an electronic data center complex consisting of two 209,967 square foot buildings and one 415,934 square foot building along with an electrical substation. The first 209,967 square foot building has been constructed, and the substation is in the process of submitting for permits. Instead of the two smaller buildings, the developers are proposing one larger building. While the Final Plat is just for the two-lot consolidation, the Final Plan is for the entire complex as the modification from three buildings to two buildings slightly changed the overall complex. The building will still be accessed off the complex’s private drive aisle with emergency access only from Eola Road. The building is set further back from Bilter Road and is situated vertically on the site with walled generator yards on the east and west elevations. The main entrance is located on the south elevation facing Eola Road. The drive aisle and entrance for the passenger vehicle electric charging area will be constructed with this building along with five spaces.
The proposed data center will utilize advanced energy-efficient cooling systems and a high-performance building envelope to reduce power consumption with the goal of achieving ENERGY STAR certification. Edged utilizes a closed-loop cooling system, which does not use water for cooling to minimize water consumption.
The developers conducted an acoustic study of the project. To control noise, the chillers will be enclosed by solid concrete parapet walls ranging in height from four feet to twelve feet. Acoustical modeling of worst-case conditions as set forth in the acoustical report - assuming all chillers and generators are operating simultaneously (a very rare scenario) - shows that predicted sound levels will comply with State of Illinois regulatory limits.
The revised Landscape Plan generally adheres to the original Landscape Plan with some modifications to accommodate the larger building. The Landscape Plan still shows that the views of the buildings and substation are heavily buffered by berms and trees. Most of the berms and landscaping along the roadways have been installed. The revised Landscape Plan shows the interior landscaping around the ponds being installed with this building along with the landscaping around the substation.
Staff worked with the developers to upgrade the elevations of the buildings, including relocating the entrance of the building to the south elevation with a longer storefront to provide a more attractive façade facing Eola Road. While no longer an entrance, the north elevations has been upgraded with additional spandrel glass to resemble an entrance
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat Revision consolidating Lots 1 & 5 of Butterfield Phase II Unit 5A Subdivision, and establishing Lot 1 of Butterfield Phase II Unit 5A Resubdivision No. 1. The details of the request include consolidating two smaller lots into one large lot along with associated easement dedications.
The Petitioner is also requesting the Vacation of Easements that are no longer needed with the one larger building. This will meet up with the other two petitions at Building, Zoning, and Economic Development Committee.
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 Resolution Approving a Revision to the Final Plan on Butterfield Phase II Unit 5A Subdivision and Butterfield Phase II Unit 5A ReSubdivision No. 1 located south of Bilter Road and west of N. Eola Road, with the following conditions:
1.) That the Fire Access Plan be updated prior to building permit application to show the Fire Department Connection (FDC) facing the street of address, that the FDC is equipped with a 4”30 degree downturn Storz, and a paved access route is shown to the FDC from the public way.
2.) That at the time of building permit application, a revised or updated Evaluation of Site Sound Emission study be provided to demonstrate compliance with all State of Illinois noise regulation requirements.
3.) That third-party testing studies shall be submitted demonstrating compliance of all State of Illinois noise regulation requirements prior to issuance of all certificates of occupancy permits.
4.) That the generator yards be fully enclosed with full height walls.
5.) That architectural drawings submitted with the building permit application show that the generators use vibration isolation mounts or information satisfying the Development Services director is submitted that show that vibration caused by the generators will not be an issue beyond the property line.
6.) That the architectural drawings submitted with the building permit application show fully enclosed sound attenuating screens/barriers or parapet walls around all chillers.
7.) That the chillers use closed loop, high efficiency heat transfer without regular water usage.
8.) That the architectural drawings submitted with the building permit application show that the condensers, fan blades, and equipment mounts use manufacturers best sound rated options as determined by the Development Services director.
9.) That the developer agrees to install aftermarket baffles on top of each chiller if the third-party testing studies required at the time of occupancy permits show that the site is not complying with all State of Illinois noise regulation requirements unless the Development Services director approves another form of mitigation.
10.) That the site shall provide comprehensive 24/7 monitoring of sound leaving of the site with 365 days of record keeping available to the city on demand. That a monitoring system notifies your facilities management of exceedances real-time, and these notices shall additionally be kept with your records.
11.) That all the comments of the Engineering Division be addressed prior to approval of Final Engineering.
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
Appeal Sheet
Legistar Number: 25-0736
cc:
Alderman Michael B. Saville, Chairperson
Alderman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Revision to the Final Plan on Butterfield Phase II Unit 5A Subdivision and Butterfield Phase II Unit 5A ReSubdivision No. 1 located south of Bilter Road and west of N. Eola 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 July 29, 2025, Edged filed with the City of Aurora a petition requesting approval of a Final Plan Revision for Butterfield Phase II Unit 5A Subdivision and Butterfield Phase II Unit 5A ReSubdivision No. 1, located south of Bilter Road and west of N. Eola Road, for a Warehouse, Distribution, and Storage Services (3300) Use in the form of a data center 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 September 17, 2025, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on September 24, 2025, 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 Fire Access Plan be updated prior to building permit application to show the Fire Department Connection (FDC) facing the street of address, that the FDC is equipped with a 4”30 degree downturn Storz, and a paved access route is shown to the FDC from the public way.
2.) That at the time of building permit application, confirmation from the 3rd party sound engineer that the Site Sound Emission study matches what was submitted in the permit application shall be provided to demonstrate compliance with all State of Illinois noise regulation requirements.
3.) That third-party testing studies shall be submitted demonstrating compliance of all State of Illinois noise regulation requirements prior to issuance of all certificates of occupancy permits.
4.) That the generator yards be fully enclosed with full height walls.
5.) That the architectural drawings submitted with the building permit application show that the generators use vibration isolation mounts as necessary to adequately provide compliance of any regulation requirements.
6.) That the architectural drawings submitted with the building permit application show fully enclosed sound attenuating screens/barriers or parapet walls that extend around all chillers to adequately provide sound attenuation to maintain compliance of all State of Illinois noise regulation requirements.
7.) That the chillers use closed loop, high efficiency heat transfer without regular water usage.
8.) That the architectural drawings submitted with the building permit application show that the condensers, fan blades, and equipment mounts use manufacturers sound rated options to adequately provide compliance of all State of Illinois noise regulation requirements as determined by the Architect and sound consultant.
9.) That the developer agrees to install aftermarket baffles on top of each chiller if the third-party testing studies required at the time of occupancy permits show that the site is not complying with all State of Illinois noise regulation requirements unless the developer provides another form of mitigation which achieves compliance with the State of Illinois noise regulation requirements.
10.) Upon request from the city, ownership shall provide an arranged third-party test study of sound leaving the site if the City determines it necessary due to noise complaints. This type of testing shall be limited to either once per year or if any sound sources have been added or modified since the last noise complaint. Records of these tests shall be maintained and released to the city upon request.
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.