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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: November 16, 2021
SUBJECT:
A Resolution Approving a Final Plan for the property located at 2120 Sullivan Road for a Warehouse, Distribution and Storage Services (3300) Use (Panattoni Development Company, Inc. - 21-0759 / AU07/4-21.284-Rz/Fsd/Fpn - JS - Ward 5)
PURPOSE:
The Petitioner, Panattoni Development Company, is requesting approval of a Resolution Approving a Final Plan for the property located at 2120 Sullivan Road for a Warehouse, Distribution and Storage Services (3300) Use
BACKGROUND:
The Subject Property is currently zoned O(C) or Office with a Conditional Use for a planned development, which is part of the Sullivan Land Venture Conditional Use Planned Development. Additional information on the legislative history of the property can be found in the attached Legislative History Sheet.
The Petitioner, Panattoni Development Company, is requesting approval of a Final Plan for a Warehouse, Distribution and Storage Services (3300) Use. The petitioner is proposing the creation of an approximately 357,000 sq. ft. speculative warehouse. There is no tenant proposed at this time. Two access points are proposed for the development, one tying into the existing access for 2380 Sullivan Road and the other creating a new curb cut along Sullivan Road. The development will not be tying into the existing curb cut along Sullivan Road that is used to access Aurora Christian Schools due to the desire to keep both passenger vehicle and truck traffic away from the residential subdivision. As a part of this project, the developer will be closing off the access point that was originally planned to tie into Sullivan Road.
The trailer/truck parking is proposed to be taking place in the Southeastern portion of the site, being separated from the neighboring properties by a combination of a retention pond and heavy landscaping. 138 trailer spaces are proposed. The passenger vehicle parking is taking place on the Western, Northern, and Eastern portions of the building and is being screen from the streets and residential properties with landscaping. 290 passenger parking spaces are proposed. 34 exterior truck docks are proposed at this time with 32 truck docks being possible for future tenants.
Concurrently with this proposal, the Petitioner is requesting to rezone the property from O(C) District to ORI District. In 2001 the property was first annexed into the City of Aurora and was placed into the ORI district and was planned for a warehouse similar to what is currently proposed. In 2005, an office park was platted and planned for, which triggered to a rezoning of the property to O(C). This would put the property back into the zone it was originally planned for.
Finally, the petitioner is requesting approval of a Final Plat. The plan approved in 2005 for an office park created a series of smaller lots for the individual buildings as along with the retention basins and the parking lot. This plat process would be removing the individual lots and vacating the easements that were put in place by the 2005 Plat of Subdivision.
DISCUSSION:
Staff has reviewed the Final Plan petition and has sent comments back to the petitioner. The petitioner has made the requested revisions, with the exceptions of the items laid out in the recommendations
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
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.
14.1 (4) To encourage quality site design throughout the City.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Final Plan for the property located at 2120 Sullivan Road for a Warehouse, Distribution and Storage Services (3300) Use with the following condition:
1.) That the documents be revised to incorporate the Engineering Staff comments
ATTACHMENTS:
Land Use Petition and Supporting Documents
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Fire Access Plan
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 for the property located at 2120 Sullivan Road for a Warehouse, Distribution and Storage Services (3300) 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 September 14, 2021, Panattoni Development Company filed with the City of Aurora a petition requesting approval of a Final Plan located at 2120 Sullivan Road for a Warehouse, Distribution and Storage Services (3300) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on November 3, 2021, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on November 10, 2021, 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
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 documents be revised to incorporate the Engineering Staff comments.
2.) That the developer post signs at the exits to the property requiring semi-trucks leaving the site to make a left turn only.
BE IT FURTHER RESOLVED that the City Council 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 or vacations deemed necessary by the Aurora City Engineer.