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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: July 23, 2020
SUBJECT:
A Resolution Approving a Revision to the Final Plan on Lot 1 of the West Reimers Subdivision, located at 55 South Constitution Drive for a Retails Sales or Services (2100) Use, Business and Professional, Office (2400) Use, and a Processing, Finishing and Assembly (3140) Use with Accessory Outdoor Storage (Lindsay Window & Door - 20-0368 / AU19/1-20.096-SUPD/R/Fpn/R - SB - Ward 5)
PURPOSE:
The Petitioner, Lindsay Window & Door, is requesting approval of a Final Plan Revision for Lot 1 of the West Reimers subdivision, located at 55 South Constitution Drive, for a Retail Sales and Services (2100) use, a Business and Professional, Office (2400) use, and Processing, Finishing and Assembly Facilities (3140) use, which will include construction of a new building addition, re-use of the existing Cub Foods building, and construction of a new, approximately ten thousand (10,000) square foot retail building.
BACKGROUND:
The Subject Property is currently zoned B-2(S) General Retail District with a Special Use zoning, and is part of the Reimers Special Use Planned Development. The site is approximately 9.46 acres. The existing retail building, the former Cub Foods store, is approximately sixty-three thousand (63,000) square feet. Additional information on the legislative history of the property can be found in the attached Property Research Sheet.
The Petitioner is requesting approval of a Final Plan Revision for Lot 1 of the West Reimers subdivision for a Retail Sales or Service (2100) use, a Business and Professional, Office (2400) use, and a Processing, Finishing and Assembly Facilities (3140) use with accessory outdoor storage on Parcel A. The Processing, Finishing, and Assembly use will apply to all of Parcel A, per the Plan Description Revision. The details of the request include separating the subject property into two lots, as described below.
Lot One of the Final Plan Revision, which corresponds to Parcel A in the Plan Description Revision, will be approximately 8.46 acres and see the construction of a fully screened outdoor storage on the north side of the existing building, and five (5) new loading docks on the south side of the building for trucks. The east side of the building will see the construction of a new, approximately twenty-eight thousand, seven hundred square foot addition for continued office and storage space. They anticipate constructing the addition within 3 to 5 years. The outdoor storage will be an accessory to the Processing, Finishing and Assembly Facilities (3140) use on Parcel A. The remainder of Lot One will also be redeveloped with an updated parking lot and landscaping throughout the property.
Lindsay Window & Door currently has a facility in North Aurora that they have outgrown. Moving to this site will allow for an expansion of their business and the hiring of additional employees.
Lot Two of the Final Plan Revision, which corresponds to Lot B in the Plan Description Revision, will be approximately one acre and see the construction of an approximately ten thousand (10,000) square foot retail building that be located on Lot Two, which will be located in front of the existing 63,000 square foot building on South Constitution Drive. Lot Two will be completed in the second phase of this development, and will also be redeveloped with an updated parking lot and landscaping that is consistent with the standards and appearance of Lot One. The petitioner agrees to actively market said lot and use and create the separate lot based on the conditions stated below.
Concurrently with this request, the Petitioner is requesting approval of a Plan Description Revision for the property located at 55 South Constitution Drive, which will allow for up to two lots, additional permitted uses, and a Special Sign District. Parcel A will be zoned B-2, Business District - General Retail, with the addition of the Processing, Finishing, and Assemblies (3140) use with accessory outdoor storage as a permitted use. Parcel B will consist of a second outlot, which will allow for the standard B-2, Business District - General Retail uses. The Plan Description Revision’s Special Sign District will allow, in addition to re-facing the existing on-site ground on South Constitution Drive, a new ground sign for the proposed commercial outlot that will be eight (8) feet tall and have an area of fifty (50) square feet, with a stone or masonry base. This proposed sign will also be located on South Constitution Drive.
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, with the exceptions of the conditions listed in the Staff Recommendation below.
This former grocery store user has been gone approximately 13 years. St. Paul Lutheran Church acquired the property a few years later and was granted a SU for ministry uses. They never fully utilized said building, and have been working with the City to market it for a commercial user. Approximately 4 years ago, a fitness and storage use was proposed, but was then withdrawn by the petitioner. Staff feels the use will provide new activity which has become an eyesore, with a revised site and building, and new landscaping. In addition, in keeping with the original use, an outlot will be set aside for future B-2 uses.
POLICIES AND GUIDELINES:
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 (4): To encourage the development of multiple use commercial, employment,
and service centers.
32.1 (3): To minimize the adverse effects of commercial activity on neighboring
development, particularly residential and open space areas through the
provision of buffering land use and/or screening.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the resolution approving a revision to the Final Plan on Lot 1 of the West Reimers Subdivision, located at 55 South Constitution Drive for a Retails Sales or Services (2100) Use, Business and Professional, Office (2400) Use, and a Processing, Finishing and Assembly (3140) Use with Accessory Outdoor Storage, with the following conditions:
1) The Petitioner will continuously market the outlot for a business or retail use beginning upon the granting of the Special Use.
2) The Petitioner agrees to complete a Final Plat process for the outlot and have the new two (2) lot subdivision recorded within one (1) year of first occupancy of the building.
3) The Petitioner agrees to continue to work with the City and the Mayor’s Office of Economic Development Division in the final disposition of the outlot with the goal of finding an identified developer or end user for said lot.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building & Signage Elevations
Floor Plan
Average Truck Traffic
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report 20-0368
cc: Building, Zoning, and Economic Development Committee:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Vice Chairman
Alderman Carl Franco, Member
Alderman Robert J. O'Connor, Member
Alderman Juany Garza, Member
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Revision to the Final Plan on Lot 1 of the West Reimers Subdivision, located at 55 South Constitution Drive for a Retails Sales or Services (2100) Use, Business and Professional, Office (2400) Use, and a Processing, Finishing and Assembly (3140) Use with Accessory Outdoor Storage
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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 26, 2020, JB Architecture Group, Inc. filed with the City of Aurora a petition requesting approval of a Final plan Revision for Lot 1 of West Reimers subdivision, located at 55 South Constitution drive, for a Business and Professional, Office (2400) use, Warehouse, Distribution and Storage Services (3300) use and Mini-Storage (3340) use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Aurora Planning & Zoning Commission on July 22, 2020, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on July 29, 2020, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan Revision 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 and hereby grants CONDITIONAL APPROVAL of said Final Plan with the following conditions:
1) The Petitioner will continuously market the outlot for a business or retail use beginning upon the granting of the Special Use.
2) The Petitioner agrees to complete a Final Plat process for the outlot and have the new two (2) lot subdivision recorded within one (1) year of first occupancy of the building.
3) The Petitioner agrees to continue to work with the City and the Mayor’s Office of Economic Development Division in the final disposition of the outlot with the goal of finding an identified developer or end user for said lot.
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 or vacations deemed necessary by the Aurora City Engineer.