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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: June 9, 2023
SUBJECT:
A Resolution Approving a Preliminary Plan and Plat for HC Aurora Subdivision located on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard (HC Aurora, LLC - 23-0441 / AU02/2-23.240-CUPD/PSD/PPN - TV - Ward 1)
PURPOSE:
The Petitioner, HC Aurora, LLC, is requesting approval of a Preliminary Plan and Plat for the property located on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard.
BACKGROUND:
The existing Hollywood Casino located at 1 West New York Street has been operating for almost 30 years. However, due to a variety of factors including the steady decline in revenue at the Casino's current location and changes in gaming trends, the Petitioner, working with the City, started to investigate alternative locations for a new casino.
On October 25, 2022, the City Council approved a Redevelopment Agreement with Penn Entertainment for the Hollywood Casino Development by Ordinance O22-072 for a new casino, hotel, and entertainment venue for the property located on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard.
The Subject Property is made up of several parcels containing approximately 18.68 acres. The parcels located along Farnsworth Avenue are now mostly vacant, which consisted of a former car dealership, the Fox Valley Inn and the Motel 6. The Papa Bear restaurant, which has been closed for several years due to a fire, and the properties along Church Road, consisting of the Gaslite Manor Banquets and C Club, will be demolished as part of this development. Currently, a portion of the parcels are zoned B-3 Business and Wholesale District, and the other parcels are zoned M-1 Manufacturing - Limited District.
The Petitioner is requesting approval of a Preliminary Plat and Plan. The proposed Preliminary Plat allows for the consolidation of several parcels into one lot and dedication of right of way along Church Road, Bilter Road and Farnsworth Avenue.
The details of the Preliminary Plan request include the construction of new modern casino with approximately 224-room hotel and entertainment venue. The casino includes approximately 1200 gaming positions and a Barstool Sportsbook. The entrainment venue consists of approximately a 12,000 sq. ft. ballroom, 5,000 sq. ft. meeting rooms, and a 13,000 sq. ft. event courtyard. The proposal also includes a full-service spa and a variety of high-quality bars and restaurants within the hotel and the casino.
The proposed access to the property is via Farnsworth Avenue, Bilter Road, Church Road, and Corporate Boulevard with the two main access points being off Farnsworth Avenue. The northernly access is restricted to a right-in right-out and the southernly access is a full signalized access, which lines up with the access into the Chicago Premium Outlet Mall. The Preliminary Plan currently shows a total of 1600 parking spaces on the property with 564 shown as surface parking spaces and 1036 parking spaces within an attached parking garage which is located on the south portion of the proposed building. A minimum of 20 parking spaces will have electric vehicle charging stations.
Stormwater management is not required by City Ordinance, however, the Petitioner, will be installing permeable pavers within parking lot at the southeast corner of the development to provide a water quality treatment (BMPs) as part of the design.
As part of the Preliminary Plat and Plan submittal, the Petitioner, was required to submit a traffic study that would estimate the increase in traffic to this region. This traffic study was reviewed by the City of Aurora and HR Green, the City's consultant, to determine the necessary public improvements required. As part of the approved Redevelopment Agreement, the City is responsible for constructing the roadway improvements for Farnsworth Avenue, Bilter Road and Church Road.
The roadway improvements for Farnsworth Avenue will extend the existing cross section at IL Route 56 south to the tollway ramps. This will generally consist of making a 4-lane roadway into a 6-lane roadway with associated turn lanes and intersection improvements, as necessary.
There are two associated engineering projects currently ongoing on Bilter Road. Bilter Road is classified as a major collector between Farnsworth Avenue and Eola Road, but the four lane road narrows to two lanes between Premium Outlets Boulevard and the Illinois Prairie Path. The future improvements to this section of Bilter Road include widening, as well as adding curb and gutter, street lighting, a bike path, and a sidewalk. The second engineering project will start at the western limit of Premium Outlets Boulevard and continue west to the intersection of Church Rd and Bilter Rd. The western limit will be the storage length of the intersection improvements as determined through the design process.
The roadway improvements for Church Road will include improvements at the intersection with Bilter Road, including turn lanes and a left turn lane into the Casino property from Church Rd. Southern limits of the Church Road improvement will be just south of the southern entrance into the Casino property. The northern limits will be the storage length of the intersection improvements as determined through the design process.
The construction of the City of Aurora roadway improvements along the casino property frontage is expected to be completed by the end of 2025, prior to the planned casino opening.
The building elevations and signage that are found in the packet are preliminary. These will be fully reviewed and approved as part of the Final Plan and Plat Petition
Concurrently with this proposal, The Petitioner is requesting the establishment of a Conditional Use Planned Development, and to change the underlying zoning district for a portion of the property from M-1 Manufacturing - Limited District to B-3 Business and Wholesale District. The details include the approval of a Plan Description that outlines specific requirements and allows for modifications to the zoning ordinance and building code amendments to permit for the construction of a casino, hotel, and entertainment venue. Specifically, the Plan Description establishes additional permitted uses, modifies certain bulk restrictions, which include the reduction of setbacks and establishment of parking requirements, and describes the public improvements that will be completed as part of this development. The plan description also modifies certain building code amendments allowing the sound transmission to revert to the standard language in the International Building Code (IBC) and allows for different building materials for the hotel building. Lastly, it establishes a special sign district to allow for a cohesive sign package consisting of regulations for ground signage including monument signs and directional signs and wall signage including identification wall signs and a number of large digital wall signs.
DISCUSSION:
Over the last few years, Staff has been working collaboratively with the Petitioner to find a suitable location for the Casino that will make it a regional attraction that supports other businesses and provides a revenue source that helps keep property taxes as low as possible for the city's residential and business community. This location is ideal to help bolster the success of the Casino while having minimal traffic impact being located near 1-88 and along an arterial and major collector road.
The City of Aurora held an open house regarding this proposal on May 18th, 2023, with approximately 75 people in attendance. The summary of the open house comments is attached.
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.
11.01(3) To encourage new development contiguous to existing development.
11.01(5) To guide and promote development to areas where public utilities, public roads, and municipal services are either available or planned.
14.0 To plan and provide for the growth of the City while protecting, conserving and enhancing its social, cultural and aesthetic environment and economic resources.
62.01(5) To coordinate development in the vicinity of major intersections and interchanges with the design of street and highway facilities so as to maintain safe and efficient traffic movement
50.0 To promote sound, diversified and organized industrial, office and commercial growth within the City to widen employment opportunities and strengthen the economic base.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Preliminary Plan and Plat for HC Aurora Subdivision located on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard, with the following conditions:
1) That the documents be revised to incorporate the Zoning and Planning Staff comments included in the memo dated June 5, 2023, prior to petitioning for Final Plan and Plat approval.
2) That prior to construction of any improvements on the Nicor's property, the Petitioner shall provide a recorded copy of the easement to the City allowing the proposed drive aisle and signage.
3) That prior to occupancy permit, the Petitioner shall provide a recorded copy of all vacations for any private easements between the owner and other utilities.
ATTACHMENTS:
Exhibit "A" Preliminary Plat
Exhibit "B" Preliminary Plan
Land Use Petition and Supporting Documents
Maps
cc:
Alderwoman Patricia Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman William “Bill” Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Preliminary Plan and Plat for HC Aurora Subdivision located on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard
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 April 17, 2023, HC Aurora, LLC, filed with the City of Aurora a petition requesting approval of a Preliminary Plan and Plat for the property located on the west side of Farnsworth Avenue, between Bilter Road and Corporate Boulevard and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-2”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on June 7, 2023, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on June 14, 2023, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Preliminary Plat and Plan 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 Preliminary Plan and Plat with the following conditions:
1) That prior to construction of any improvements on the adjacent properties, the Petitioner shall provide a recorded copy of the easement to the City allowing the proposed drive aisle and signage.
2) That prior to occupancy permit, the Petitioner shall provide a recorded copy of all vacations for any private easements between the owner and other utilities
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Preliminary Plat and Plan and related required documents as attached hereto as Exhibit "A-1" Preliminary Plat and Exhibit “A-2” Preliminary Plan.