TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: October 3, 2013
SUBJECT: title
An Ordinance amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, in order to rezone from M-1 and M-2 to PDD, approve a Concept Plan and grant a Variance to parking stall width for the 45.08 acre property located at 1901 Bilter Road (The Northern Trust Company, Trustee - Au01/4-13.082-Rz/V - JR/TD - Ward 1)
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PURPOSE:
The petitioner, The Northern Trust Company, Trustee, is proposing a Rezoning and Variance Petition on 45.08 acres for the expansion of existing retail uses located at 1901 Bilter Road.
BACKGROUND:
This Rezoning and Variance petition was referred by the City Council to the Planning and Zoning Division on August 13, 2013.
Legislative History:
Date Review Body Motion Vote
10/2/2013 Planning Commission Conditional Approval unanimous
9/24/2013 Planning Council Forward unanimous
DISCUSSION:
Staff has reviewed the Rezoning and Variance petition submitted by the petitioner. The key questions back when the original Chicago Premium Outlet mall was first proposed in 2001, was whether the proposed use worked from a land use perspective, what were the benefits to the overall City and region and what were the immediate impacts to the surrounding properties.
The outlet mall's success has proven that the commercial land use was more appropriate and desired than the original ORI uses. The Developer also provided major regional improvements to the natural landscape and animal habitat in conjunction with their original development.
The continuation of a successful land use into a vacant M-2 heavy industrial site should help energize the region more and the recently formed TIF 8. The visual appeal from I-88 should be improved with the removal of the older Sealmaster/Emerson industrial buildings.
The variation to the parking space width is consistent with the existing outlet mall parking lot.
The City's Engineering Division reviewed the concept stormwater plan; however the detailed review and approval will be completed as part of the preliminary and final engineering review.
The Planning Commission agreed with Staff's conditions and recommended Conditional Approval of the Rezoning with Variance petition. Stormwater management and parking were discussed and was expressed that those items will need to be looked at in greater detail during the Preliminary Plan and Final Plan stage.
Public Input:
Due public notice was given for the public hearing on this matter. Prior to the public hearing, staff received some public inquiries regarding this petition. The contract purchaser, being Simon, met with some neighborhood residents prior to the October 2, 2013, public hearing. Some of the concerns the residents raised were parking, traffic, wildlife and flooding.
A few witnesses came forward at the public hearing, expressing positive reaction to the expansion and some concerning items. The benefits stated of the existing Chicago Premium Outlets were the wetlands, sales tax and job creation.
Several concerns were raised by the witnesses regarding increase traffic on Farnsworth Avenue, Bilter Road and I-88 Tollway Eola Road and Farnsworth interchanges; Farnsworth Avenue and Bilter Road should be widen to accommodate traffic; signal interconnect; lack of sufficient parking; parking along the mall's interior private streets; access of emergency vehicles into site; flooding onto County residential properties just north of the ComEd utility line; impact to wildlife and the need for a wildlife corridor.
IMPACT STATEMENT:
The Planning and Zoning Division does not anticipate any impact to other City Department with the approval of this Petition.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the Rezoning and Variance Petition on 45.08 acres for the expansion of existing retail uses located at 1901 Bilter Road by The Northern Trust Company, Trustee, with the following conditions:
1. That adequate access to the City's well house #20 shall remain and any revisions to the access shall be subject to the approval of the City Engineer.
2. That the trip assignment in Traffic Study shall be revised per the City Traffic Engineer, which may warrant a traffic signal at Sealmaster Drive and Bilter Road and improvements to the intersection of Bilter Road and Farnsworth Avenue.
3. That a left turn lane with proper storage and tapper shall be installed at the intersection of Sealmaster Drive and Bilter Road.
cc: Alderman Saville, Chairman
Alderman Irvin
Alderman Donnell
Alderman Hart-Burns, Alternate