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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: April 21, 2023
SUBJECT:
A Resolution Approving a Final Plan on Lot 1 of Pacifica Riverview Subdivision with certain modifications to building code amendments located at 309 N. River Street and 201 N. River Street (Windfall Aurora, LLC - 23-0215 / AU22/1-23.004-Fpn - TV - Ward 6)
PURPOSE:
The Petitioner, Windfall Aurora, LLC, is requesting approval of a Final Plan for Lot 1 of Pacifica Riverview Subdivision with certain modifications to building code amendments located at 309 N. River Street and 201 N. River Street at the southeast corner of Vine Street and River Street for a multi-family residential building.
BACKGROUND:
The Subject Property is owned by the City of Aurora and is being utilized as a public parking lot. In 2010, the City of Aurora purchased this property and rezoned it to DF Downtown Fringe District with the intent that this property will be a future investment for redevelopment. At that time, the City constructed additional parking spaces as a temporary measure to help the overall parking situation in and near the downtown. It has always been the City’s goal to redevelop this property and relocate the parking lots away from the Fox River. In addition, the new pedestrian bridge across the Fox River is adjacent to this development which allows the residences to access amenities along the east side of the river such as the Aurora Train Station and RiverEdge Park.
In February of 2022, the City Council approved a Redevelopment Agreement with Windfall Group, LLC for the construction of an apartment building on the west bank of the river. In July of 2022, an amendment to the Redevelopment Agreement was approved to update various milestones. In October of 2022, the City Council approved the establishment of a Conditional Use Planned Development along with the Preliminary Plan and Plat.
The Petitioner is requesting approval of a Final Plan on 2.34 acres. The proposal includes the construction of a new riverfront market rate multi-story residential building. The proposed building consists of 7 stories with a total of 187 residential units. The units will be a combination of studios, 1-bedrooms, 2-bedrooms, and 3-bedrooms including 10 rowhouse units facing the Fox River which will be two-story units with rooftop patios. Units will range from approximately 400 square feet to 1550 square feet.
The first and second floor consists of the lobby, leasing office, amenity space, retail space, a 2-story parking garage, and the rowhouse units along the river. The third floor consists of residential units, amenity space including a fitness room, a social room and a rooftop terrace which overlooks the Fox River. The fourth thru seventh floors consists solely of residential units.
A total of 292 parking spaces will be located within the parking garage of which 17 spaces are tandem. There are also 6 parallel parking spaces located on the southern private drive, and 8 on-street parallel parking spaces located along River Street. A minimum of one parking space within the garage will be reserved for each residential unit which will be included as part of the rent. In addition, one-fourth of the total parking spaces will be reserved for visitor parking. The remaining spaces may be rented out to those tenants who have more than one car. The parking garage entrance will be via the private drive on the south side of the building with a cul-de-sac at the end for turnaround. A fire lane is being constructed on the north side of the building on the city’s property. The cul-de-sac and the fire lane will be in matching stamped concrete.
A Landscape Plan has been submitted as part of the Final Plan approval. The streetscape design for River Street will be stepped from the street to the sidewalk entering the building with raised landscaped beds and seating areas. Landscaping is also being installed along the north side of the private drive and along the rowhouse units. The rowhouse units will have enclosed entrances via decorative fencing on a retaining wall. The Petitioner is also constructing a sidewalk which will lead down to the existing bike path.
As part of the Final Plan approval, the Petitioner is requesting modifications to the building code. The modifications include a reduction of the amount of full wythe masonry on building from 80% to 20%, a reduction of the wall Sound transmission class (STC) rating from 60 to 55 and a reduction of the Floor Impact Insulation Class (IIC) rating from 58 to 53.
Staff has been working with the developer to create a contemporary design that incorporates a mixture of building materials with staggering facades. The first floor and parking levels consists of precast concrete formed to look like brick. The first floor corners along River Street will be accented in metal panels. The upper floors are clad in a smooth two-toned gray fiber cement with the projecting bays being cream brick with textured gray fiber cement between windows. Wood panel fiber cement is scattered throughout the building to create additional accents. Each unit features balconies or decks with extra-large balconies provided on the end units. The rowhouse units along the river are in keeping with the same contemporary design. They are gray brick with two-toned fiber cement on the projecting bays. Each unit includes a large span of windows and a rooftop deck taking advantage of the river view.
Concurrently with this proposal, the Petitioner is requesting approval of Final Plat for the Pacifica Riverview Subdivision. The Plat consists of subdividing 309 N. River Street and 201 N. River Street, being 7.511 acres into 4 lots. Lot 1 consists of the proposed residential building and northern half of the proposed private drive, Lot 2 consists of the southern half of the proposed private drive, Lot 3 consists of the proposed north fire lane and open space along the river, being between the building and the Fox Valley Park District property and Lot 4 will remain a public parking lot until such time it is redeveloped. Lot 2, 3 and 4 will continue to be owned by the City of Aurora.
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.
Over the last year, Staff has been working collaboratively with the Petitioner on building design, streetscape design and site layout to create a quality development. This development will bring much needed residents and improve the economics and strength the social fabric of the downtown.
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
13.1(7) To promote mass transit stations and intensive land uses, including high-density residential complexes, to locate in relative proximity to one another so as to stimulate transit use.
33.1 (1) To plan for and promote the Downtown as a center for financial, institutional, governmental, office, general retail, specialized commercial, conference, hotel, residential, cultural, recreational and entertainment functions.
33.1 (5) To actively seek new office and high-density residential uses to create a viable commercial market.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Final Plan on Lot 1 of Pacifica Riverview Subdivision with certain modifications to building code amendments located at 309 N. River Street and 201 N. River Street, with the following conditions:
1) That the Final Plan approval be contingent upon Final Engineering approval.
2) That the final streetscape design on River Street be reviewed by Staff in conjunction with the future River Street design guidelines.
3) That the Petitioner shall enter into an Encroachment Easement and Maintenance Agreement with the City for the use, maintenance of improvements, and landscaping on the adjacent City properties and within the River Street right of way prior to Building Permit Issuance.
4) That the developer shall engage a third-party construction testing and inspection company to perform and report to the building official weekly Sound Transmission and Impact Insulation Class Construction detail special inspections demonstrating compliance with all STC and IIC details to achieve a wall STC design of 55 and a floor IIC design of 53.
5) That the Parking Management Plan be reviewed and approved by the Zoning and Planning Division prior to Certificate of Occupancy issuance.
6) That a copy of the Management Agreement be provided to the City that incorporates the approved Parking Management Plan into the agreement prior to occupancy permit issuance.
7) That a copy of the lease agreement, which shall include a parking handbook explaining to new renters the Parking Management Plan, be provided to the City prior to Certificate of Occupancy issuance.
8) That the owner of the property or their successor not object if the City decides to expand the Special Service Area (SSA) 1 to include this property.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Floor Plans
Fire Access Plan
Land Use Petition with Supporting Documents
Maps
Legistar Number: 23-0215
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 ________________
title
A Resolution Approving a Final Plan on Lot 1 of Pacifica Riverview Subdivision with certain modifications to building code amendments located at 309 N. River Street and 201 N. River Street
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 3, 2023, Windfall Aurora, LLC filed with the City of Aurora a petition Requesting approval of a Final Plan for Lot 1 of Pacifica Riverview Subdivision with certain modifications to building code amendments located at 309 N. River Street and 201 N. River Street at the southeast corner of Vine Street and River Street 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 April 5, 2023, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on April 26, 2023, 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, as follows:
Section One: That the City Council of the City of Aurora 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 Final Plan approval be contingent upon Final Engineering approval.
2) That the final streetscape design on River Street be reviewed by Staff in conjunction with the future River Street design guidelines.
3) That the Petitioner shall enter into an Encroachment Easement and Maintenance Agreement with the City for the use, maintenance of improvements, and landscaping on the adjacent City properties and within the River Street right of way prior to Building Permit Issuance.
4) That the developer shall engage a third-party construction testing and inspection company to perform and report to the building official weekly Sound Transmission and Impact Insulation Class Construction detail special inspections demonstrating compliance with all STC and IIC details to achieve a wall STC design of 55 and a floor IIC design of 53.
5) That the Parking Management Plan be reviewed and approved by the Zoning and Planning Division prior to Certificate of Occupancy issuance.
6) That a copy of the Management Agreement be provided to the City that incorporates the approved Parking Management Plan into the agreement prior to occupancy permit issuance.
7) That a copy of the lease agreement, which shall include a parking handbook explaining to new renters the Parking Management Plan, be provided to the City prior to Certificate of Occupancy issuance.
8) That the owner of the property or their successor not object if the City decides to expand the Special Service Area (SSA) 1 to include this property.
Section Two: That the following building code amendments are hereby modified and approved as follows:
1207.2.3 Airborne sound in R-2 uses:
Sound transmission class for 1207.2 in new structures shall be modified to ... (STC) of not less than 59 [floor (53 if field tested)] and 55 [wall] for air-borne noise when tested in accordance with ASTM E 90. The STC analysis shall not include any finish material (wall-coverings or flooring treatments).
1207.3.1 Structure-borne sound in R-2 uses:
Sound transmission class for 1207.3 in new structures shall be modified to... impact insulation Class (IIC) of not less than 58 [floor] and 53 [wall] when tested in accordance with ASTM E 492. The IIC analysis shall not include any finish material (flooring treatments).
1404.1.1. Exterior Material in R-1 & R-2 Uses:
Unless otherwise approved by a development agreement, in all Use Group R-1, and in R-2 buildings with common corridors, aside from glazing materials, a minimum of 20% of all elevations of the building shall consist of an exterior finish material equivalent or better in performance than a nominal 4" wythe of clay unit masonry - face brick (class SW) when tested for all of the following:
1. impact resistance,
2. fire resistance of exterior finish material,
3. And isolation from street noise using sound transmission coefficients.
Determination of equivalency shall be at the sole discretion of the Chief Development Services Officer or his designee. Acceptable testing methods for equivalents shall use applicable testing standards from referenced testing agencies as outlined in Chapter 35 Referenced Standards of this code.
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 and approves the modifications to the Building Code Amendments.