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TO: Mayor Thomas J. Weisner
FROM: Stephane Phifer, Planning and Zoning Director
DATE: April 22, 2014
SUBJECT:
A Resolution Approving the Final Plat and Plan for the 1st Resubdivision of Chicago Premium Outlets being Vacant Land located at 1901 Bilter Road, Aurora, Illinois 60502 (The Northern Trust Company, Trustee / Chicago Premium Outlets - AU01/4-13.521-Fsd/Fpn - SP Ward 1/Bohman)
PURPOSE:
The petitioner, The Northern Trust Company, Trustee, is proposing Final Plan and Plat for the expansion of the Chicago Premium Outlets Mall on 45.08 acres located 1901 Bilter Road.
BACKGROUND:
This Final Plan and Plat petition, which is part of the Farnsworth International Special Use Planned Development, was referred by the City Council to the Planning Division on January 14, 2014.
Legislative History:
Date Review Body Motion Vote
2/25/2014 Planning Council Forward Unanimous
3/5/2013 Planning Commission Conditional Approval Unanimous
DISCUSSION:
The proposal consists of expanding the existing Chicago Premium Outlet (CPO) mall onto the Subject Property. The proposed Preliminary Plan and Plat shows 6 new buildings to the complex, 1 building addition, a toy boat pond and parking being constructed on the eastside of the existing outlet mall site.
With the expansion the overall outlet mall is proposed to have a total of 13 building pads. Gross Floor Area of the existing outlet mall is 438,000 square feet and the proposed expansion is 293,756 square feet, with an overall total of 731,756 square feet of retail use.
The existing outlet mall has a total of 2,190 parking spaces and 6 bus parking spaces. An additional 1,798 parking spaces is proposed as part of the expansion, with an overall total of 4,092 parking spaces and 6 bus parking spaces. The proposed parking amount exceeds the City's requirement of 3,659 parking spaces (1 ps/200 GFA).
CPO Parking Table
Spaces Bld Sqft Ratio 1 per
Existing 2,190 438,000 200
New Required 3,659 731,756 200
Concept 3,988 731,756 183
Prelim/Final 4,092 731,756 179
The public access points for the existing outlet mall will remain, being two access points off N. Farnsworth Avenue and one access point off Bilter Road. Sealmaster Drive is to be widened, and improvements will be made to the intersection of Bilter and Sealmaster Drive.
The stormwater management requirements will be met through a stormwater management/floodplain compensatory storage facility at the far eastside of the Subject Property, abutting the DuPage County Forest Preserve. The development will NOT include any work on the Forest Preserve property and will not disturb the exiting preserve's fence line adjacent to the east side of the Subject Property.
IMPACT STATEMENT:
The Planning and Zoning Division would anticipate that this project will increase the City's overall tax base and viability which will offset any incidental Department or staffing impacts; additionally certain impacts will be augmented by the applicable Fire and Public Works Impact Fees..
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the Final Plat and Plan for Property located at 1901 Bilter Road, by the Northern Trust Company, Trustee / Chicago Premium Outlets, with the following conditions:
1. That the Petitioner develops a Parking Management Plan for the facility to be kept on file at the Planning and Zoning Division.
ATTACHMENTS:
Commission Minutes Report
Commission Memo
Property Information Sheet
Planning Council Report
Land Use Petition
Final Plat
Final Plan
Landscape Plan
Signage Plan
Elevations
Lighting Plan
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving the Final Plat and Plan for the 1st Resubdivision of Chicago Premium Outlets being Vacant Land located at 1901 Bilter Road, Aurora, Illinois 60502.
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 7, 2014, The Northern Trust Company, Trustee / Chicago Premium Outlets filed with the City of Aurora requesting a Final Plat and Plan for the expansion of the Chicago Premium Outlets Mall on 45.08 acres for the 1st Resubdivision of Chicago Premium Outlets Subdivision as described on Exhibit "A" attached hereto; and
WHEREAS, said Final Plat and Plan was duly referred on January 14, 2014, by the Aurora City Clerk to the Aurora City Council, who, in turn, referred said Final Plat and Plan to the Aurora Planning Council and Aurora Planning Commission for study and recommendation, and to the Planning and Development Committee of the Aurora City Council for final decision; and
WHEREAS, said Final Plat and Plan has been determined to be in substantial conformance with the Aurora Municipal Code, Chapter 43 entitled "The Aurora Subdivision Control Ordinance" and with the "Aurora Zoning Ordinance" Number 3100; and
WHEREAS, said Final Plat and Plan has been determined to be in substantial conformance with the Plan Description approved by the Aurora City Council on October 22, 2013 by Resolution Number O13-062; and
WHEREAS, said Final Plat and Plan has been determined to be in substantial conformance with the Preliminary Plan and Plat approved by Aurora City Council directly prior to this resolution; and
WHEREAS, on February 25, 2014, the Aurora Planning Council recommended that said Final Plat and Plan be moved Forward for consideration; and
WHEREAS, on March 5, 2013, the Aurora Planning Commission reviewed said Final Plat and Plan and recommended Conditional Approval of said petition; and
WHEREAS, on March 13, 2013, the Planning and Development Committee of the Aurora City Council reviewed said Final Plat and Plan and before mentioned recommendations and recommended 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 herby grants Conditional Approval of said Final Plat and Plan with the following conditions:
1. That the Petitioner will develop a Parking and Emergency Access Management Plan for the facility consistent with industry standards to be kept on file at the Planning and Zoning Division.
2. That the Petitioner shall develop with the Aurora Police Department a reasonably agreed upon security plan for the facility consistent with industry standards and recent experience, and considering common practices and interests of owner, tenants, customers and the City. The security plan will be protected from FOIA.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plat and Plan as described on Exhibit "A" along with any dedications deemed necessary by the Aurora City Engineer.
PASSED AND APPROVED on ______________.
AYES ____ NAYS ____ NOT VOTING ____ ABSENT ____
____________________________ __________________________
Alderman Bohman, Ward 1 Alderman Garza, Ward 2
____________________________ __________________________
Alderman Mesiacos, Ward 3 Alderman Donnell, Ward 4
____________________________ __________________________
Alderman Peters, Ward 5 Alderman Saville, Ward 6
____________________________ __________________________
Alderman Hart-Burns, Ward 7 Alderman Mervine, Ward 8
____________________________ __________________________
Alderman Bugg, Ward 9 Alderman Johnson, Ward 10
____________________________ __________________________
Alderman Irvin, At Large Alderman O'Connor, At Large
ATTEST:
____________________________ __________________________
City Clerk Mayor
Legistar Number: 14-00143
ATTACHMENTS:
Exhibit "A" Information Sheet
EXHIBIT "A"
INFORMATION SHEET
For the Final Plat and Plan for the property located at 1901 Bilter Road
Case File Number: AU01/4-13.521-Fsd/Fpn
Tax Parcel Number: 15-01-200-024, 15-01-400-015, 15-01-400-026,
15-01-352-003, 15-01-377-003, 15-01-377-002 and
15-01-451-002
Owner: Emerson Charitable Trust
50 S. LaSalle Street, Suite M-12
Chicago, IL 60675
Date Plan Received: 2/26/2014
Plan Prepared By: V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
Date Plat Received: 2/26/2014
Plat Prepared By: V3 Companies
7325 Janes Avenue
Woodridge,IL 60517
Date Landscape Plan Received: 2/26/2014
Plan Landscape Prepared By: V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
NOTE: A COPY OF THESE DOCUMENTS AS REFERENCED HEREON ARE ON FILE IN THE CITY OF AURORA PLANNING AND ZONING DIVISION OFFICE ON THE SECOND FLOOR, 1 SOUTH BROADWAY, AURORA, ILLINOIS, 60505.