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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: November 5, 2020
SUBJECT:
An Ordinance Establishing a Special Use Planned Development, Approving the Fox Valley SP, LLC Plan Description and Amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, to an underlying zoning of R-5A Midrise Multiple Family Dwelling District for the property located on the east side of the Fox Valley Mall, west of Route 59, and south of New York Street (Centennial Real Estate Company - 20-0275 / NA21/4-18.004-SUPD/Rz/Ppn - TV - Ward 10)
PURPOSE:
The Petitioner, Centennial Real Estate Company, is requesting the establishment of a Special Use Planned Development, and to change the underlying zoning district to R-5A Midrise Multiple Family Dwelling District on 11.11 acres for property located on the east side of the Fox Valley Mall, west of Route 59, and south of New York Street to allow for the construction of a multiple family residential development.
BACKGROUND:
The Subject Property is a portion of the former Sears parcel within the Fox Valley Mall area. The property is currently zoned PDD Planned Development District, which is currently part of the Fox Valley East Planned Development District.
The Petitioner, Centennial Real Estate Company ("Centennial"), purchased the Fox Valley Mall in 2015. Then in 2018, a partnership controlled by Centennial purchased the Sears' and Carson's Site after falling into bankruptcy. Since then, Centennial has been making substantial investments essential to the Mall's revitalization including the remodeling of the mall center. As part of these efforts, they are also in for permits to demolish the Sears building to make way for a future retail and residential development.
The Petitioner, has teamed up two architectural and development firms, to redevelop the eastern portion of this site for multiple family residential. They are requesting the establishment of a Special Use Planned Development, and to change the underlying zoning district to R-5A Midrise Multiple Family Dwelling District. The details of the Special Use Planned Development include modifications to certain rules, building standards, bulk restrictions and parking requirements. In addition, design guidelines have been created as an attachment to the Plan Description to establish key elements of development which integrates and connects architecture and landscaping encouraging an urban "main street" setting.
Concurrently with this proposal, the Petitioner is requesting approval of a Preliminary Plan. The proposal consists of three 3-story multiple family residential buildings, private amenities, and two associated 1-story covered parking structures on 11.11 acres. The proposed multiple family residential buildings consists of a total of 304 units. The proposed unit breakdown is 26 studios, 192 1-bedrooms, and 86 2-bedrooms. A total of 456 parking spaces are being proposed with 71 tuck-under parking garages, 233 covered parking spaces, and 152 surface / on-street parking spaces meeting the 1.5 parking ratio requirement.
In addition, there is both a linear and a pocket park included along the main and southerly streets of the residential development. The Petitioner, is also proposing to have private amenities, including an outdoor pool, patio areas, and a private dog park which is located between Buildings B and C.
Stormwater management from the original Mall has already been accounted for in Spring Lake located west of Commons Drive along McCoy Drive. In addition, as a positive, the development will most likely decrease the impervious area reducing the amount of stormwater runoff.
Building elevations that are in the packet are conceptual. The building elevations and landscaping will be fully reviewed and approved at the time of Final Plan.
DISCUSSION:
Staff has reviewed the Special Use / Planned Development 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.
Over the past year, Staff has been working collaboratively with the Petitioner and the Developers on the building design, building orientation, amenities, streetscape and parking. The Plan Description modifications reflects the urban feel of the development that are recommended in the City of Aurora’s Route 59 Corridor Plan. That Plan stresses the importance of the Mall on the Corridor and the larger region. The mall is a large and unique development in the heart of the Route 59 Corridor and its success strengthens the City’s image and identity as well as the positive ancillary benefits to its outlots and other businesses.
The layout and building design is intended to be urban in nature, with reduced building setbacks along the private streets, urban streetscape design including wider sidewalks, well-defined crosswalks and pedestrian scaled lighting to create a friendly and safe environment that promotes walkability within the development and to the nearby existing and proposed shopping and dining opportunities. Additionally, the Developers and Staff have also been working with Pace to relocate the Mall's existing bus stop (currently located on the south entrance to the Mall) to this redevelopment area to create a transit oriented development life-style.
The multiple family residential buildings, in addition to incorporating reduced setbacks, have been designed with residential units on all floors. The residential units which are located on the first floor will feature private patio designs with a knee high wall and metal fencing often seen in more urban environments. The Petitioner is providing one enclosed parking spaces per unit. These spaces are located within the residential building as tuck-under parking or within one of the two standalone covered parking structures. The design of these structures will blend in with the aesthetics of the overall development.
The development is consist with the recently approved Route 59 Corridor Plan for the Fox Valley Mall Sub-Area. The Sub-Area plan recommends the modernization of the mall from a traditional commercial center into a mixed-use development that includes a variety of land uses including multi-family housing. Throughout the Comprehensive Plan process, one concern that was brought up by Indian Prairie School District #204 was the potential for new school-aged children in an area that has been historically planned for only commercial uses. In an effort to help reduce the number of school-aged children living in this development, City Staff worked with the Petitioner and the developer to design the residential developments in such a way as to help discourage high student counts. For example, the development is being designed with more studios and one bedroom units (no three bedrooms) and higher price points and amenities that will help attract millennial’s, singles, and seniors.
Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has received public inquiries requesting additional information on this petition.
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(3) To encourage new development contiguous to existing development.
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
12.1(3) To encourage residential development in close proximity to places of work, shopping and recreation.
13.1(4) To provide for the location of high density residential, commercial, and industrial centers close to or along transportation routes designed to accommodate the movement of people and goods to and from such centers.
RECOMMENDATIONS:
The Planning and Zoning recommended APPROVAL of the Ordinance Establishing a Special Use Planned Development, Approving the Fox Valley SP, LLC Plan Description and Amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, to on the east side of the Fox Valley Mall, west of Route 59, and south of New York Street.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Plan Description
Land Use Petition with Supporting Documents
Legistar History Report
Legistar Number: 20-0275
cc:
Alderman Michael B. Saville, Chairperson
Alderman Sherman Jenkins, Vice Chairperson
Alderman Carl Franco
Alderman Robert J. O’Connor
Alderman Juany Garza
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
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An Ordinance Establishing a Special Use Planned Development, Approving the Fox Valley SP, LLC Plan Description and Amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, to an underlying zoning of R-5A Midrise Multiple Family Dwelling District for the property located on the east side of the Fox Valley Mall, west of Route 59, and south of New York Street
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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 May 1, 2020, Centennial Real Estate Company filed with the City of Aurora a petition requesting the Establishment of a Special Use Planned Development, and to change the underlying zoning district to R-5A(S) Midrise Multiple Family Dwelling District with a Special Use Planned Development on 11.11 acres for property located on the east side of the Fox Valley Mall, west of Route 59, and south of New York Street
WHEREAS, by petition dated May 1, 2020, Centennial Real Estate Company filed with the City of Aurora a petition requesting the Establishment of a Special Use Planned Development, and to change the underlying zoning district R-5A Midrise Multiple Family Dwelling District on 11.11 acres for property located on the east side of the Fox Valley Mall, west of Route 59, and south of New York Street
WHEREAS, after referral of said petition from the Aurora City Council, and after due notice and publication of said notice, the Aurora Planning Commission conducted a public hearing on November 4, 2020, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on November 13, 2020, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning Commission, finds that the proposed Special Use / Planned Development is not contrary to the purpose and intent of Ordinance Number 3100, being the Aurora Zoning Ordinance.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Three: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Four: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Five: In accordance with Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, and pursuant to Section 10.6 and Section 4.3 (8000) a Special Use permit is hereby granted for a Planned Development (8000) use for the real estate property legally described in Exhibit “A”.
Section Six: That this Special Use permit hereby granted is solely for the purpose of a Planned Development (8000) use and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the petitioner and their respective heirs, executors, administrators, successors, assigns and devisees for the duration of said special use.
Section Seven: That the Plan Description in the form of Exhibit “B” attached hereto and included herein by reference as if fully set forth and incorporated in and made a part of this Ordinance is hereby approved.
Section Eight: That should any of the above-stated conditions not be met or that the property described in Exhibit “A” is not developed in accordance with the special use the City Council shall take the necessary steps to repeal this Ordinance.
Section Nine: That future proposals for expansion or intensification of whatever kind for the property legally described in said Exhibit “A”, except as provided for herein, shall be considered only upon proper application, notice and hearing as provided by Section 10.6 of Ordinance Number 3100, being the Aurora Zoning Ordinance.
Section Ten: That Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto be, and the same are, hereby amended to rezone the real estate property described in Exhibit “A”, from PDD Planned Development District to R-5A(S) Midrise Multiple Family Dwelling District with a Special Use District. Upon termination of the use of said property for a Planned Development (8000) this Special Use permit shall terminate and the classification of R-5A Midrise Multiple Family Dwelling District shall be in full force and effect.
Section Eleven: That this Planned Development (8000) use shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.
Section Twelve: That all modifications and exceptions under the Aurora Zoning Ordinance and all modifications and exceptions from the Aurora Subdivision Control Ordinance, as set forth in the Plan Description, are here by granted and approved.