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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: April 6, 2023
SUBJECT:
A Resolution Approving a Revision to the Final Plan for Life Storage Centers Subdivision, Located at 1650 North Randall Road for a Mini-Storage, Common Corridor Units (3342) Use. (Life Storage - 23-0104 / AU08/1-23.068-CUPD/R/PN/R - SB - Ward 5)
PURPOSE:
The Petitioner, Life Storage, is requesting a Final Plan Revision for the property located at 1650 North Randall Road, to allow for the construction of a new, approximately fifty-eight thousand (58,000) square foot building, as well as the conversion of an existing nine thousand (9,000) square foot commercial building, for Mini-Storage, Common Corridor Units (3342) use.
BACKGROUND:
The Subject Property is currently zoned B-2(C), Business District - General Retail with a Conditional Use Planned Development. This is the Life Storage Centers subdivision. The Subject Property is approximately five (5) acres, and includes the existing storage building to the west, which is approximately forty-one thousand (41,000) square feet, and the existing multi-tenant commercial building to the north, which is approximately nine thousand (9,000) square feet. The Comprehensive Plan designates the Subject Property as Commercial, and this portion of N. Randall Rd. as Arterial. The existing Plan Description was approved per O06-112 on October 24, 2006, and the existing Final Plan was approved per R06-440 on October 24, 2006.
The Petitioner, Life Storage, is requesting the approval of a Final Plan Revision, which includes construction of a three-story building for indoor storage, which will be approximately fifty-nine thousand (59,000) square foot building. The new building will be built on the existing parking lot that fronts on N. Randall Rd. The existing nine thousand (9,000) square foot multi-tenant retail building to the north will also be converted to indoor storage. There are ninety-two (92) proposed parking spaces, which exceeds the minimum parking requirement of forty-seven (47) parking spaces. The proposed building’s exterior will be an EIFS material that is similar to the Subject Property’s existing western building. The existing northern building’s exterior material, which is a combination corrugated steel and masonry, is being updated for the proposed indoor storage. The Final Plan also maintains an Ingress/Egress easement from North Randall Road to the existing daycare facility to the west.
Concurrently with this proposal, the Petitioner is requesting approval of a Plan Description to the Conditional Use Planned Development on the property located at 1650 North Randall Road. Details of the request include adding the Mini-Storage, Common Corridor Units (3342) as a permitted use, and establishing the minimum parking requirement as one (1) space per four thousand (4,000) square feet. The Plan Description also includes changes that allows for the existing two hundred, twenty-four (224) square foot monument sign to remain, and to also remain at its current setback of sixteen (16) feet from the exterior property line on North Randall Road.
DISCUSSION:
Staff has reviewed the Final Plan Revision petition and have sent comments back to the Petitioner based on those submittals. The Petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
14.1 (4): To encourage quality site design throughout the City of Aurora.
31.1 (2): To promote the development of commercial facilities in existing or planned
commercial areas.
51.1 (3): To actively promote and pursue the retention of businesses and industries
presently located within the City of Aurora.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the revision to the Final Plan for Life Storage Centers Subdivision, located at 1650 North Randall Road for a Mini-Storage, Common Corridor Units (3342) use.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building & Signage Elevations
Land Use Petition with Supporting Documents
Property Parcel Maps
Legistar History Report
Legistar Number 23-0104
cc: Building, Zoning, and Economic Development Committee
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 Revision to the Final Plan for Life Storage Centers Subdivision, Located at 1650 North Randall Road for a Mini-Storage, Common Corridor Units (3342) 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 February 6, 2023, Life Storage filed with the City of Aurora a petition Requesting a Plan Description Revision to the Conditional Use Planned Development on the property located at 1650 North Randall Road 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 APPROVAL of said petition; and
WHEREAS, on April 12, 2023, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan and the before mentioned recommendations and recommended 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 APPROVAL of said Final Plan.
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 deemed necessary by the Aurora City Engineer.