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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: September 24, 2020
SUBJECT:
An Ordinance Approving a Revision to the Greenfield Partnership Plan Description on 13.8227 Acres for the Property located at 2372 W. Indian Trail (Factor 75, Inc. - 20-0543 / AU18/1-20.140-Su/R - JM - Ward 5)
PURPOSE:
The Petitioner Factor 75, Inc. is requesting approval of a Plan Description Revision on 13.8227 acres to allow for a Processing, Finishing and Assembly Facilities (3140) use limited to food preparation, packaging and distribution on Lot 1 of Greenfield Commons which will allow for the development of the parcel with a subscription based, refrigerated meal service company.
BACKGROUND:
The Subject Property is currently a vacant building with B-2(S) General Retail District with a Special Use zoning, which is part of the Greenfield Partnership Special Use Planned Development that covers the area located at the southeast corner of Indian Trail and Orchard Road. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting approval of a Plan Description Revision on 13.8227 acres to allow for a Processing, Finishing and Assembly Facilities (3140) use on Lot 1 of Greenfield Commons but limited to only uses associated with food preparation, packaging and distribution. This would allow the building to be used for a subscription based, ready-to-eat, refrigerated meal service company. Office space will make-up approximately 35,500 square feet of the building. The remaining 100,774 square feet will be used as a commercial kitchen, packaging, and storage area.
DISCUSSION:
Staff has reviewed the Plan Description Revision 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.
Factor 75’s plans for reuse of this building that has sat vacant for several years will bring approximately 230 employees to the area, which should provide additional business to the neighboring stores and restaurants. Factor 75 stated that based on their experience at their current facility in Burr Ridge, their use does not produce any noxious odors or other environmental hazards as it is limited to food preparation, packaging, and storage. Traffic impact to surrounding areas should be minimal as the site sits right off of major arterials, is already used for truck traffic with the adjacent warehouse uses, and the previous uses required truck deliveries. The petitioner expects truck traffic to be limited to 6:00 AM to 5:00 PM. There is ample parking spaces as the site currently has 520 spaces. Therefore, staff feels that this use would provide new activity to a vacant parcel while not negatively impacting the surrounding areas.
Public Input: As of the date of this memo, staff has received public inquiries requesting additional information on this petition and expressing concerns that the building would be used as a restaurant or meat processing facility.
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.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of An Ordinance Approving a Revision to the Greenfield Partnership Plan Description on 13.8227 Acres for the Property located at 2372 W. Indian Trail.
ATTACHMENTS:
EXHIBITS:
Exhibit A - Legal Description
Exhibit B - Plan Description Revision
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Factor 75 Presentation
Legistar Number: 20-0543
cc:
Alderman Michael B. Saville, Chairperson
Alderman Sherman Jenkins, Vice Chairperson
Alderman Carl Franco
Alderman Robert J. O’Connor
Alderman Juany Garza
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Approving a Revision to the Greenfield Partnership Plan Description on 13.8227 Acres for the Property located at 2372 W. Indian Trail
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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, Patriarch LLC is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated September 1, 2020, Factor 75, Inc. filed with the City of Aurora a petition requesting approval of a Plan Description Revision on 13.8227 acres to allow for a Processing, Finishing and Assembly Facilities (3140) use on Lot 1 of Greenfield Commons in the form of Exhibit “B” attached hereto, and have been duly submitted to the Corporate Authorities of the City of Aurora for review for the property described in Exhibit “A”; and
WHEREAS, the Plan Description established for the subject property with Ordinance O02-127 approved November 26, 2002 shall remain in full forth and effect with the exception of the modifications included herein as Exhibit “B”; and
WHEREAS, after due notice and publication of said notice, the Aurora Planning and Zoning Commission conducted a public hearing on September 23, 2020, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on September 30, 2020, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning and Zoning Commission, finds that the approval of the revised Plan Description for the property legally described in Exhibit “A” will promote the sound Building, Zoning and Economic Development of the City, and therefore serve the best interests of the City of Aurora.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Three: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Four: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Five: That the revised Plan Description in the form of Exhibit “B” attached hereto and included herein by reference as if fully set forth and incorporated in and made a part of this Ordinance is hereby approved.
Section Six: That all modifications and exceptions under the Aurora Zoning Ordinance and all modifications and exceptions from the Aurora Subdivision Control Ordinance, as set forth in the revised Plan Description, are here by granted and approved.