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TO: Mayor Thomas J. Weisner
FROM: Stephane Phifer, Planning and Zoning Director
DATE: April 22, 2014
SUBJECT:
A Resolution Approving a Preliminary Plat and Plan for Property located at 1901 Bilter Road, Aurora, Illinois 60502 (The Northern Trust Company, Trustee / Chicago Premium Outlets - AU01/4-13.520-Ppn/Psd - SP Ward 1/Bohman)
PURPOSE:
The petitioner, The Northern Trust Company, Trustee, is proposing Preliminary Plan and Plat for the expansion of the Chicago Premium Outlets Mall on 45.08 acres located 1901 Bilter Road.
BACKGROUND:
This Preliminary Plan and Plat petition, which is part of the Farnsworth International Special Use Planned Development, was referred by the City Council to the Planning Division on January 14, 2014.
Legislative History:
Date Review Body Motion Vote
2/25/2014 Planning Council Forward Unanimous
3/5/2014 Planning Commission Conditional Approval Unanimous
DISCUSSION:
Proposal: The proposal consists of expanding the existing Chicago Premium Outlet (CPO) mall onto the Subject Property. The proposed Preliminary Plan and Plat shows 6 new buildings to the complex, 1 building addition, a toy boat pond and parking being constructed on the eastside of the existing outlet mall site.
With the expansion the overall outlet mall is proposed to have a total of 13 building pads. Gross Floor Area of the existing outlet mall is 438,000 square feet and the proposed expansion is 293,756 square feet, with an overall total of 731,756 square feet of retail use.
The existing outlet mall has a total of 2,190 parking spaces and 6 bus parking spaces. An additional 1,798 parking spaces is proposed as part of the expansion, with an overall total of 4,092 parking spaces and 6 bus parking spaces. The proposed parking amount exceeds the City's requirement of 3,659 parking spaces (1 ps/200 GFA).
CPO Parking Table
Spaces Bld Sqft Ratio 1 per
Existing 2,190 438,000 200
New Required 3,659 731,756 200
Concept 3,988 731,756 183
Prelim/Final 4,092 731,756 179
The public access points for the existing outlet mall will remain, being two access points off N. Farnsworth Avenue and one access point off Bilter Road. Sealmaster Drive is to be widened, and improvements will be made to the intersection of Bilter and Sealmaster Drive.
The stormwater management requirements will be met through a stormwater management/floodplain compensatory storage facility at the far eastside of the Subject Property, abutting the DuPage County Forest Preserve. The development will NOT include any work on the Forest Preserve property and will not disturb the exiting preserve's fence line adjacent to the east side of the Subject Property.
IMPACT STATEMENT:
The Planning and Zoning Division would anticipate that this project will increase the City's overall tax base and viability which will offset any incidental Department or staffing impacts; additionally certain impacts will be augmented by the applicable Fire and Public Works Impact Fees..
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the Preliminary Plat and Plan for Property located at 1901 Bilter Road, by the Northern Trust Company, Trustee / Chicago Premium Outlets, with the following conditions:
1. That the Petitioner develops a Parking and Emergency Access Management Plan for the facility to be kept on file at the Planning and Zoning Division and works with the Aurora Police Department to develop a Security Plan for the facility.
ATTACHMENTS:
Commission Memo
Commission Minutes Report
Property Information Worksheet
Planning Council Report
Land Use Petition
Preliminary Plan and Plat
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Preliminary Plat and Plan for Property located at 1901 Bilter Road, Aurora, Illinois 60502
body
\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 January 7, 2014, The Northern Trust Company, Trustee / Chicago Premium Outlets filed with the City of Aurora requesting a Preliminary Plan and Plat for the expansion of the Chicago Premium Outlets Mall on 45.08 acres for the property located at 1901 Bilter Road as described on Exhibit "A" attached hereto; and
WHEREAS, said Preliminary Plan and Plat was duly referred on January 14, 2014, by the Aurora City Clerk to the Aurora City Council, who, in turn, referred said Preliminary Plan and Plat to the Aurora Planning Council and Aurora Planning Commission and Aurora Planning and Development Committee for study and recommendation, and to the Aurora City Council for final decision; and
WHEREAS, said Preliminary Plan and Plat has been determined to be in substantial conformance with the Aurora Municipal Code, Chapter 43 entitled "The Aurora Subdivision Control Ordinance" and with the "Aurora Zoning Ordinance" Number 3100 Section 10.6-6.2; and
WHEREAS, said Preliminary Plan and Plat has been determined to be in substantial conformance with the Plan Description and Concept Plan approved by the Aurora City Council on October 22, 2013 by Resolution Number O13-062; and
WHEREAS, on February 25, 2014, the Aurora Planning Council recommended that said Preliminary Plan and Plat be moved Forward for consideration; and
WHEREAS, on March 5, 2014, the Aurora Planning Commission reviewed said Preliminary Plan and Plat and recommended Conditional Approval of said petition; and
WHEREAS, on February 13, 2014, the Planning and Development Committee of the Aurora City Council reviewed said Preliminary Plan and Plat 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, accepts the recommendation of the Aurora Planning Commission and the Aurora Planning and Development Committee, and hereby grants of said Preliminary Plan and Plat with the following conditions:
1. That the Petitioner will develop a Parking and Emergency Access Management Plan for the facility consistent with industry standards to be kept on file at the Planning and Zoning Division.
.
NOW, THEREFORE, BE IT RESOLVED that the Planning and Development Committee of the City of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution and herby adopts the Preliminary Plan and Plat as described on Exhibit "A", and that the Aurora City Clerk is hereby directed to file and keep on record said Preliminary Plan and Plat and a certified copy of this Resolution after its passage and signing by the Aurora City Council.
PASSED AND APPROVED on ______________.
AYES ____ NAYS ____ NOT VOTING ____ ABSENT ____
____________________________ __________________________
Alderman Bohman, Ward 1 Alderman Garza, Ward 2
____________________________ __________________________
Alderman Mesiacos, Ward 3 Alderman Donnell, Ward 4
____________________________ __________________________
Alderman Peters, Ward 5 Alderman Saville, Ward 6
____________________________ __________________________
Alderman Hart-Burns, Ward 7 Alderman Mervine, Ward 8
____________________________ __________________________
Alderman Bugg, Ward 9 Alderman Johnson, Ward 10
____________________________ __________________________
Alderman Irvin, At Large Alderman O'Connor, At Large
ATTEST:
____________________________ __________________________
City Clerk Mayor
ATTACHMENTS:
Exhibit "A" Information Sheet
Legistar Number: 14-00142
EXHIBIT "A"
INFORMATION SHEET
For the Preliminary Plan and Plat for the property located at 1901 Bilter Road
Case File Number: AU01/4-13.520-Ppn/Psd
Tax Parcel Number: 15-01-200-024, 15-01-400-015, 15-01-400-026, 15-01-352-003, 15-01-377-003, 15-01-377-002 and 15-01-451-002
Owner: Emerson Charitable Trust
50 S. LaSalle Street, Suite M-12
Chicago, IL
60675
Date Plan Received by Planning: 2/26/2014
Plan Prepared By: V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
Date Plat Received by Planning: 2/26/2014
Plat Prepared By: V3 Companies
7325 Janes Avenue
Woodridge,IL 60517
NOTE: A COPY OF THESE DOCUMENTS AS REFERENCED HEREON ARE ON FILE IN THE CITY OF AURORA PLANNING AND ZONING DIVISION OFFICE ON THE SECOND FLOOR, 1 SOUTH BROADWAY, AURORA, ILLINOIS, 60505.