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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: January 19, 2018
SUBJECT:
A Planning and Development Committee Resolution Approving a Final Plan on Lot 1 and Lot 2 of CyrusOne Subdivision, Phase Two located at 2705, 2805, 2905 Diehl Road for an Electronic Data Storage Center and Stormwater Management Facility Use (CyrusOne, LLC - 17-01180 / NA07/2-17.225-Fsd/Fpn - TV - WARD 10)
PURPOSE:
The Petitioner CyrusOne, LLC is requesting approval of a Final Plan for Lot 1 and Lot 2 of CyrusOne Subdivision Phase Two located at 2705, 2805, 2905 Diehl Road which includes the construction of a 2-story 316,000 sq. ft. data center with 6,500 sq. ft. being office space and a stormwater management facility.
BACKGROUND:
The Subject Property is currently located south of Diehl Road, north of the Prairie Path, west of 2905 Diehl Road and zoned ORI Office, Research, and Light Industrial District and OS-1 Conservation, Open Space, and Drainage District zoning. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting approval of a Final Plan for Lots 1 and 2 of CyrusOne Subdivision, Phase 2. The details of the request include the construction of a 2-story electronic data storage center with a 113 space surface parking lot on Lot 1, southeast of the existing data center. The building is approximately 316,000 sq. ft. with 6,500 sq. ft. being office space.
Due to the proximity of the I-88 interchange, there is no direct access to Diehl Road for the portion of the property that was recently annexed into the City, therefore, the electronic data storage center will utilize the existing controlled access off of Diehl Road through the existing development to the east. A security fence will be constructed which will encompass both the existing and proposed data centers. The building elevations for the new data center is primarily precast and is consistent with the existing building on the site. Stormwater management is being provided on Lot 2 with a small portion being provided on Lot 1 within the open space area east of building.
The Final Plan proposal also includes a Landscape Plan for a portion of Lot 1 and Lot 2. The Petitioner is proposing to preserve the existing wooded areas along the southwest corner of Lot 1 and the north portion of Lot 2 where the existing wetland is located. The Petitioner is intending to preserve some of the trees along the south property line, as well as, supplement with new landscaping to ensure that there is adequate buffering to the residential to the south. This maybe adjustment once a more detail inventory is provided to City. New landscaping is also being proposed along a portion of the western property line and around the proposed building.
Concurrently with this proposal, the Petitioner is also requesting approval of a Final Plat for CyrusOne Subdivision, Phase 2. The details of the request include a 3-lot subdivision with 40 feet of right of way dedication along Molitor Road. Lot 1 of CyrusOne Subdivision, Phase 2, located along the north side of the Prairie Path, is being combined with the existing lot to the east, being Lot 1 of CyrusOne Subdivision. This lot consists of the existing and a newly proposed data center. Lot 2, located along Diehl Road, consists of a detention facility and Lot 3, located south of the Prairie along Molitor Road, consists of a future residential lot.
The Final Plat and Plan is in substantial conformance with the approved Preliminary Plat.
DISCUSSION:
Staff has reviewed the Final Plan 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.
11.0 To guide the growth of the City in an orderly and structured manner.
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.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the Planning and Development Committee Resolution Approving a Final Plan on Lot 1 and Lot 2 of CyrusOne Subdivision Phase Two located at 2705, 2805, 2905 Diehl Road for an Electronic Data Storage Center and Stormwater Management Facility Use, with the following conditions:
1. That the documents be revised to incorporate the Planning and Zoning Staff comments included in the memo dated January 11, 2018 prior to building permit issuance.
2. That the documents be revised to incorporate the Engineering Staff comments included in the memo dated January 3, 2018 prior to building permit issuance which shall be contingent upon Final Engineering approval.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Fire Access Plan
Landscape Material Worksheet (1-23)
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 17-01180
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 ________________
title
A Planning and Development Committee Resolution Approving a Final Plan on Lot 1 and Lot 2 of CyrusOne Subdivision, Phase Two located at 2705, 2805, 2905 Diehl Road for an Electronic Data Storage Center and Stormwater Management Facility Use
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 December 8, 2017, CyrusOne, LLC filed with the City of Aurora a petition requesting approval of a Final Plan for Lot 1 and Lot 2 of CyrusOne Subdivision, Phase Two located at 2705, 2805, 2905 Diehl Road for an electronic data storage center and stormwater management facility use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on January 17, 2018, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on January 25, 2018, the Planning and Development Committee of the Aurora City Council reviewed said Final Plan and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, the recommendation of the Aurora Planning and Development Committee is subject to appeal by the petitioner or a member of the Aurora City Council within the required appeal period which expires on January 31, 2018 at 5:00 p.m.; and
WHEREAS, the petition was not appealed by any of the aforementioned individuals this Resolution shall serve as final action on the Final Plan; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Aurora, Illinois, 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 Plan with the following conditions:
1. That the Final Plan shall be contingent upon Final Engineering approval.
BE IT FURTHER RESOLVED that Planning and Development Committee 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.