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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: July 19, 2018
SUBJECT:
A Planning and Development Committee Resolution Approving the Final Plat for Mitchell Road Industrial Park Subdivision, being Vacant Land located at the northeast corner of I-88 and Mitchell Road (The Pizzuti Companies - 18-0555 / AU02/3-18.108-Fsd/Fpn - JM - Ward 1)
PURPOSE:
The Petitioner the Pizzuti Companies is requesting approval of a Final Plat for Mitchell Road Industrial Park Subdivision located at the northeast corner of I-88 and Mitchell Road which includes the creation of a five lot subdivision.
BACKGROUND:
The Subject Property is currently vacant Land. On July 10, 2018, approximately 12.3 acres of the southern portion of the property was rezoned to an underlying zoning of ORI Office, Research, and Light Industrial District and was incorporated into the West Corporate Center Phase II Special Use Planned Development.
The Petitioner is requesting approval of a Final Plat for Mitchell Road Industrial Park Subdivision. The details of the request include a five lot subdivision of the Subject
Property. Lots 1, 2, and 3 consists of future buildable lots for ORI Office, Research, and
Light Industrial uses. Lot 4 consists of the detention for the Subdivision and Lot 5 will remain wetlands. As part of the Subdivision, the Petitioner will be dedicating an 80 foot right-of-way to extend Corporate Boulevard to Mitchell Road.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan for Lot 1 and Lot 4 of Mitchell Road Industrial Park. The details of the request include the extension of Corporate Boulevard to Mitchell Road which will be constructed along with the development of Lot 1 and Lot 4. The extension consists of a cross section of 39' of pavement width back to back with B6-12 curb and gutter to match up with the existing Corporate Boulevard to the east. As part of the roadway improvements, a 5' sidewalk will be constructed on the north and south side of Corporate Boulevard and a bike path will be installed along the east side of Mitchell Road, north of Corporate Boulevard along Lots 3, 4, and 5.
The proposal also includes the construction of a 275,000 square foot speculative office, warehouse, and distribution building with an associated 275 space parking lot on Lot 1.
The offices will be located on the south side of the building facing I-88 and the docks and trailer parking spaces will be located on the north side of the building along the newly extended Corporate Boulevard. There will be two access points into Lot 1 off of Corporate Boulevard. Due to the grade change on the site, the Petitioner is proposing up to a 5' retaining wall at the northwest corner of the property and between a 1'-13' retaining wall along the east property line, in order to construct the proposed building. In addition, the two billboards on the property will be removed as part of this development. The Petitioner will be building a detention facility on Lot 4 which will serve the entire Subdivision.
The Landscape Plan provides street trees along Corporate Boulevard and understory street trees, due to overhead utility lines, along the portion of Mitchell Road that abuts Lot 4 and Lot 5. The majority of the open space remaining on Lot 3 and 4 (274,450 square feet) will be planted with native prairie, which will include canopy trees along the frontage of Mitchell Road and I-88 Tollway for buffering. There are bioswales and biocells provided along Corporate Boulevard to help treat surface water runoff. The area abutting Corporate Boulevard will be seeded containing the street trees on the north and south side and evergreen trees along Lot 1 for buffering. The Elevations show a white precast building with sections of gray and blue and a glass entrance at each end with windows on either side. Windows are located along the top half of the south elevation abutting Corporate Boulevard and along the side elevations, breaking up the large façade.
DISCUSSION:
Staff has reviewed the Final Plat 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.
11.1(3) To encourage new development contiguous to existing development.
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(7) To encourage improvements in existing industrial areas that minimize industrial blight and reduce incompatibilities with neighboring land uses.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of A Resolution Approving the Final Plat for Mitchell Road Industrial Park Subdivision, being Vacant Land located at the northeast corner of I-88 and Mitchell Road, with the following condition:
1.) That the Developer obtain the necessary off-site water main easement.
2.) That the small strip that was dedicated to the Illinois Tollway and appears to have been subsequently dedicated to the Aurora Township Road District be conveyed and dedicated to North Aurora prior to the issuance of a Certificate of Occupancy for Lot 1 of Mitchell Road Industrial Park Subdivision.
3.) That the right-of-way be dedicated to North Aurora prior to the issuance of a Certificate of Occupancy for Lot 1 of Mitchell Road Industrial Park Subdivision.
4.) That the extension of Corporate Boulevard be substantially completed, meaning at a minimum binder and curb and gutter, prior to the issuance of a Certificate of Occupancy for Lot 1 of Mitchell Road Industrial Park Subdivision.
5.) That all conveyance and dedication to North Aurora be fully executed and recorded prior to the issuance of a Certificate of Occupancy for Lot 1 of Mitchell Road Industrial Park Subdivision.
ATTACHMENTS:
EXHIBITS:
Exhibit "A" Final Plat
Land Use Petition with Supporting Documents
Property Research Sheet
Appeal Form
Legistar History Report
Legistar Number: 18-0555
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Planning and Development Committee Resolution Approving the Final Plat for Mitchell Road Industrial Park Subdivision, being Vacant Land located at the northeast corner of I-88 and Mitchell 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 June 28, 2018, the Pizzuti Companies filed with the City of Aurora a petition requesting approval of a Final Plat for Mitchell Road Industrial Park Subdivision located at the northeast corner of I-88 and Mitchell Road; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on July 18, 2018, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on July 26, 2018, the Planning and Development Committee of the Aurora City Council reviewed said Final Plat and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, the decision of the Planning and Development with respect to a final plat Committee is subject to appeal to the City Council in the manner set forth in the City of Aurora Subdivision Control Ordinance; and
WHEREAS, no person authorized under City of Aurora Subdivision Control Ordinance to appeal such decision having done so in the manner set forth in the Ordinance, the Decision of the Planning and Development Committee constitutes final action on the proposed final plat; and
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 hereby grants CONDITIONAL APPROVAL of said Final Plat with the following condition:
1.) That the Developer obtain the necessary off-site water main easement.
2.) That the small strip that was dedicated to the Illinois Tollway and appears to have been subsequently dedicated to the Aurora Township Road District be conveyed and dedicated to North Aurora prior to the issuance of a Certificate of Occupancy for Lot 1 of Mitchell Road Industrial Park Subdivision.
3.) That the right-of-way be dedicated to North Aurora prior to the issuance of a Certificate of Occupancy for Lot 1 of Mitchell Road Industrial Park Subdivision.
4.) That the extension of Corporate Boulevard be substantially completed, meaning at a minimum binder and curb and gutter, prior to the issuance of a Certificate of Occupancy for Lot 1 of Mitchell Road Industrial Park Subdivision.
5.) That all conveyance and dedication to North Aurora be fully executed and recorded prior to the issuance of a Certificate of Occupancy for Lot 1 of Mitchell Road Industrial Park Subdivision.
BE IT FURTHER RESOLVED that Planning and Development Committee of the City of Aurora hereby adopts the Final Plat and related required documents as attached hereto as Exhibit "A" Final Plat along with any easement dedications or vacations deemed necessary by the Aurora City Engineer.