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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: February 23, 2023
SUBJECT:
A Resolution Approving a Final Plan for Lots 1-6 of Butterfield Phase II Unit 5A Subdivision, located at 2815 Bilter Road being south of Bilter Road and west of N. Eola Road, for a Warehouse, Distribution and Storage Services (3300) Use in the form of a data center complex (Seefried Properties - 23-0146 / NA05/1-23.067 - FSD/FPN - JM - Ward 10)
PURPOSE:
The Petitioner Seefried Properties is requesting approval of a Final Plan for Lots 1-6 of Butterfield Phase II Unit 5A Subdivision located at 2815 Bilter Road, being south of Bilter Road and west of N. Eola Road, for a Warehouse, Distribution and Storage Services (3300) Use, limited to a data center complex which includes the development of a three-building data center complex.
BACKGROUND:
The Subject Property is currently vacant with PDD Planned Development District zoning, which is part of the Butterfield Planned Development.
The Petitioner is requesting approval of a Final Plan for Lots 1-6 of Butterfield Phase II Unit 5A Subdivision for a Warehouse, Distribution and Storage Services (3300) Use, limited to a data center complex. The details of the request include a phased development of three electronic data center buildings consisting of two 209,967 square foot buildings and one 415,934 square foot building. An electrical substation will be constructed to support the electrical requirements of the data centers, which substation will also provide stability to the area electrical grid. In addition, a passenger vehicle electric charging area will be made available and will be located abutting Bilter Road. The lot will begin with a minimum of five spaces with plenty of spaces to grow as the need requires. An area beside the electric charging station will be available for future retail use.
The data center will be accessed from a full entrance on Bilter Road across from the main entrance of the church and a right-in/ right-out on Bilter Road across from the right-in/right-out access of the church. A left turn lane will be installed on Bilter Road at the full entrance. A landscaped median will be inserted along much of the roadway of Bilter Road. Additional stacking will be added to the right turn lane on Bilter Road at Eola Road. A fire access only entrance will be located on Eola Road at Prospect Drive. The developers are installing a bike path along Bilter Road along their frontage and along the detention pond to connect the Prairie Path at the Tollway Ramp to Eola Road. Seefried will also build a sidewalk on Eola Road from Bilter Road to the bridge.
The Landscape Plan shows that the views of the buildings and substation are heavily buffered by berms and trees. A three-to-four-foot berm will be installed on Bilter Road in front of the building and the charging station. The substation will be buffered by a ten-foot masonry wall and a five-foot berm. Adjacent to the Prairie Path will be a four-foot berm and the detention pond. Each berm and pond are landscaped with a mixture of evergreen and canopy trees. Staff worked with developers to add additional evergreen trees along Bilter Road, in front of the substation and along the Path for year-round screening. Shrub beds are at the entrances and along Bilter Road to creative attractive viewsheds
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat for Butterfield Phase II Unit 5A Subdivision. The details of the request include a six-lot subdivision with associated easement dedications.
DISCUSSION:
Staff has reviewed the Final Plan Resolution 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.
11.1 (5) To guide and promote development to areas where public utilities, public roads
and municipal services are either available or planned.
12.0 To plan and provide for the growth of the city through the integration of land use
patterns and functions that promotes complementary interactions between different land
use components.
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.
40.1 (5) To plan and promote the extension of the office and office-research corridor along the tollway in the City of Aurora.
40.1 (6) To promote attractive, well-maintained industrial and office-research areas through
landscaping and site design.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of A Resolution Approving a Final Plan for Lots 1-6 of Butterfield Phase II Unit 5A Subdivision, located at 2815 Bilter Road being south of Bilter Road and west of N. Eola Road, for a Warehouse, Distribution and Storage Services (3300) Use in the form of a data center complex, with the following conditions:
1.) That at least five (5) electronic vehicle charging stations be installed prior to the Certificate of Occupancy for the last building. The entirety of the vehicle charging station to be completed in conjunction with the development of the commercial area on Lot 2 and in accordance with market demands and conjunction with the end user for the commercial lot.
2.) That the street trees along N. Eola Road and Bilter Road, the street trees in the landscaped medians, and the berm be installed with Building 1. Landscaping in front of the future substation shall be installed as soon as weather permits after construction plans for the substation are finalized and construction of the future substation has progressed to a point that landscaping in front of the future substation can be completed without risk of damage or potential replanting to landscaping.
3.) That the developers and owners work with the Mayor's Office of Economic Development to market the area identified as future commercial on Lot 2.
4.) That all the comments of the Engineering Division be addressed prior to approval of
Final Engineering.
5.) That the developers extend the multi-use path across the property with the detention pond at the southwest corner of Bilter Road and N. Eola Road.
6.) That the developers install raised medians on Bilter Road as required by the Engineering Division.
7.) That all required permits and approvals from outside agencies be obtained.
8.) That the FDC at Building 3 be moved to in front of the sidewalk and not be obstructed by a parking space, and that all Fire Hydrants be placed within five (5) feet of a fire lane.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Land Use Petition with Supporting Documents
Location Map
Legistar History Report
Legistar Number: 23-0146
cc:
Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Final Plan for Lots 1-6 of Butterfield Phase II Unit 5A Subdivision, located at 2815 Bilter Road being south of Bilter Road and west of N. Eola Road, for a Warehouse, Distribution and Storage Services (3300) Use in the form of a data center complex
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 February 6, 2023, Seefried Properties filed with the City of Aurora a petition requesting approval of a Final Plan for Lots 1-6 of Butterfield Phase II Unit 5A Subdivision located at 2815 Bilter Road, being south of Bilter Road and west of N. Eola Road, for a Warehouse, Distribution and Storage Services (3300) Use, limited to a data center complex and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on February 22, 2023, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on March 1, 2023, the Building, Zoning and Economic 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 decision of the Building, Zoning and Economic Development Committee with respect to a Final Plan is subject to appeal to the City Council in the manner set forth in Chapter 34 of the Code of Ordinances, City of Aurora, Illinois; and
WHEREAS, no person authorized under Chapter 34 to appeal such decision having done so in the manner set forth in Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed Final Plan; and
NOW, THEREFORE, BE IT ORDAINED by the Building, Zoning and Economic 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 at least five (5) electronic vehicle charging stations be installed prior to the Certificate of Occupancy for the last building. The entirety of the vehicle charging station to be completed in conjunction with the development of the commercial area on Lot 2 and in accordance with market demands and conjunction with the end user for the commercial lot.
2.) That the street trees along N. Eola Road and Bilter Road, the street trees in the landscaped medians, and the berm be installed with Building 1. Landscaping in front of the future substation shall be installed as soon as weather permits after construction plans for the substation are finalized and construction of the future substation has progressed to a point that landscaping in front of the future substation can be completed without risk of damage or potential replanting to landscaping.
3.) That the developers and owners work with the Mayor's Office of Economic Development to market the area identified as future commercial on Lot 2.
4.) That all the comments of the Engineering Division be addressed prior to approval of
Final Engineering.
5.) That the developers extend the multi-use path across the property with the detention pond at the southwest corner of Bilter Road and N. Eola Road.
6.) That the developers install raised medians on Bilter Road as required by the Engineering Division.
7.) That all required permits and approvals from outside agencies be obtained.
8.) That the FDC at Building 3 be moved to in front of the sidewalk and not be obstructed by a parking space, and that all Fire Hydrants be placed within five (5) feet of a fire lane.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic 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 deemed necessary by the Aurora City Engineer.