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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: September 7, 2017
SUBJECT:
An Ordinance Granting a variance for Lot 1 of CyrusOne Subdivision, Phase 2 located at south of Diehl Road and west of Eola Road to allow two principal buildings on a zoning lot (CyrusOne, LLC - 17-00654 / NA07/2-17.134-V - TV - Ward 10)
PURPOSE:
The Petitioner CyrusOne, LLC is requesting approval of a variance for Lot 1 of CyrusOne Subdivision, Phase 2 located south of Diehl Road and west of Eola Road to allow two principal buildings on a zoning lot which would allow for the construction of a new data center.
BACKGROUND:
The Subject Property is currently located south of Diehl Road, north and south of the Prairie Path, west of 2905 Diehl Road. The property consists of three parcels, all of which are currently vacant. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Annexation Agreement, Annexation, Rezoning, Variance, Preliminary Plat and Preliminary Plan are being review and approved concurrently under separate actions.
The Petitioner is requesting approval for a variance. The details of the request include varying Section 8.10-3.1.F.i. of the Aurora Zoning Ordinance to allow two principal buildings on a zoning lot for Lot 1 of CyrusOne Subdivision, Phase 2.
Concurrently with this proposal, the Petitioner is requesting approval of an Annexation Agreement and Annexation for 22.47 acres. The Agreement includes provisions to annex and rezone the property. Although the annexation agreement outlines the rezoning of the property into three zoning districts, the property will be annexed into the City as R-1 One-Family Dwelling District, as this is the City’s standard practice. The Agreement also includes provisions which limits direct access to Diehl Road due to the proximity of the I-88 interchange and provides for the dedication of right of way and roadway improvement along Molitor Road.
The Petitioner is also requesting approval to rezone the property pursuant to the Annexation Agreement. The detail of the request including rezoning the Subject Property, once annexed, from R-1 One-Family Dwelling District to ORI Office, Research, and Light Industrial District (Lot 1); OS-1 Conservation, Open Space, and Drainage District (Lot 2); and E Estate Single Family Detached Dwelling District (Lot 3).
The Petitioner is also requesting approval of a Preliminary 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, combines the existing lot to the east, being Lot 1 of CyrusOne Subdivision, with a portion of the property that is being annexed, which is located along the north side of the Prairie Path. 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.
Lastly, the Petitioner is also requesting approval of a Preliminary Plan for Lots 1 and 2 of CyrusOne Subdivision, Phase 2. The details of the request include the construction of a 2-story data center with a 113 space surface parking lot on Lot 1. 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 is being annexed into the City, therefore, the data 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. Stormwater management is being provided on Lot 2.
DISCUSSION:
Due to the proximity of the I-88 interchange, there is no direct access to Diehl Road for the portion of the property that is being annexed into the City. This variance will allow for the construction of a new data center on the annexed property with access to Diehl Road from a ring road through the existing development to the east.
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 approval of an ordinance granting a variance for Lot 1 of CyrusOne Subdivision, Phase 2 located at south of Diehl Road and west of Eola Road to allow two principal buildings on a zoning lot.
ATTACHMENTS:
Location Map
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 17-00654
cc: Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
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An Ordinance Granting a variance for Lot 1 of CyrusOne Subdivision, Phase 2 located at south of Diehl Road and west of Eola Road to allow two principal buildings on a zoning lot.
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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, CyrusOne, LLC, is the owner of record of the real estate legally described on Exhibit “A-1”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A1”; and
WHEREAS, by petition dated July 13, 2017, CyrusOne, LLC, filed with the City of Aurora a petition requesting approval of a variance for Lot 1 of CyrusOne Subdivision, Phase 2 located south of Diehl Road and west of Eola Road to allow two principal buildings on a zoning lot; and
WHEREAS, on September 6, 2017, the Zoning Board of Appeals of the City of Aurora held a public hearing and therein found that the requested variation met the standards prescribed by Section 10.5-3 of said Ordinance and therein and recommended APPROVAL; and
WHEREAS, on September 14, 2017, the Planning and 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 Variance 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: That the real property legally described on Exhibit “A” is hereby granted the following variation from the standards of Ordinance No. 3100, being the Aurora Zoning Ordinance:
Section 8.10-3.1.F.i.: To allow two principal buildings on a zoning lot.
Section Six: That the City Clerk of the City of Aurora is hereby authorized and directed to file with DuPage County Recorder’s Office a certified copy of this Ordinance, on the property legally described on Exhibit “A”.