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TO: Mayor Richard C. Irvin
FROM: Stephen Broadwell, AICP, Planner
DATE: November 22, 2024
SUBJECT:
A Resolution Approving a Final Plan on Lot 2 of Mitchell Road Industrial Park Subdivision, located at 938 Corporate Boulevard for a Business and Professional, Office (2400) Use and a Warehouse, Distribution and Storage Services (3300) Use. (Sierra Pacific - 24-0889 / AU02/3-24.505-FPN - SB - Ward 1)
PURPOSE:
The Petitioner, Sierra Pacific, is requesting approval of a Final Plan for Lot 2 of Mitchell Road Industrial Park Subdivision, located at 938 Corporate Boulevard, for a Business and Professional, Office (2400) use and a Warehouse, Distribution and Storage Services (3300) use, which includes development of the Subject Property for an approximately ninety-seven thousand (97,000) square foot distribution facility.
BACKGROUND:
The Subject Property is zoned ORI(C), Office, Research, Light Industry with a Conditional Use Planned Development. The Subject Property is Lot 2 of Mitchell Road Industrial Park Subdivision. The Subject Property is a vacant lot that is approximately six (6) acres. The Comprehensive Plan designates the property as Office / Research / Light Industrial, and the adjacent block of Corporate Blvd as Minor Collector.
The Petitioner is requesting approval of a Final Plan for Lot 2 of Mitchell Road Industrial Park Subdivision, located at 938 Corporate Boulevard, for a Business and Professional, Office (2400) use and a Warehouse, Distribution and Storage Services (3300) use. The details of the request include construction of an approximately ninety-seven thousand (97,000) square foot distribution facility. The facility itself will have two (2) tenant spaces. The proposed building’s exterior material mostly consists of a concrete material, with insulated metal panels around the main entrances. The overall height of the building is thirty-six (36) feet.
The minimum parking requirement for the Final Plan is one hundred, six (106) striped parking spaces for passenger vehicles. The Final Plan is showing one hundred, seven (107) parking spaces: fifty-five (55) of which are to be created with the new construction, and the remaining fifty-two (52) are shown as future spaces that will be striped once the demand appears.
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.
As previously mentioned, the Subject Property is vacant. The Petitioner has provided a proposal that is consistent with the trend of development in the surrounding area. The Final Plan proposal indicates two (2) designated EV charging stalls, along with a Transpired Solar Thermal Collector on the building's façade.
The Subject Property is to be developed as a "Live Load Facility", meaning that trucks on the property are to be parked for no more than four (4) fours, rather than overnight, or for an entire workday, as may be the case with other similar warehouse facilities. With this in mind, the Petitioner is not showing additional truck parking stalls on the property. This allows for the parking lots to be striped for the future parking stalls to meet the minimum parking requirement.
The Petitioner has also gone to great lengths to prepare a proposal that integrates the development into the existing physical environment. In particular, the Petitioner has provided a proposal that adequately integrates the development to consider the existing steep grade drop along the eastern property line. The development also includes a bioswale along the western property line, which is intended to intercept stormwater runoff before it enters the detention pond on the property directly to the west.
POLICIES AND GUIDELINES:
11.1 (5): To guide and promote development to areas where public utilities, public roads,
and municipal services are either available or planned.
41.1 (2): To promote a balanced distribution of industries within the City.
41.1 (3): To encourage the location of industrial, office and office-research development
near transportation facilities designed to provide adequate and efficient linkages
to sources of labor, production materials and markets.
RECOMMENDATIONS:
Staff would recommend APPROVAL of the resolution approving a Final Plan on Lot 2 of Mitchell Road Industrial Park Subdivision, located at 938 Corporate Boulevard for a Business and Professional, Office (2400) Use and a Warehouse, Distribution and Storage Services (3300) Use.
ATTACHMENTS:
Exhibit "A-1" - Final Plan
Exhibit "A-2" - Landscape Plan
Exhibit "A-3" - Building & Signage Elevations
Land Use Petition and Supporting Documents
Qualifying Statement
Property Parcel Maps
BZE Appeal Sheet
cc: Building, Zoning and Economic Development Committee:
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 ________________
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A Resolution Approving a Final Plan on Lot 2 of Mitchell Road Industrial Park Subdivision, located at 938 Corporate Boulevard for a Business and Professional, Office (2400) Use and a Warehouse, Distribution and Storage Services (3300) Use.
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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 November 12, 2024, Sierra Pacific filed with the City of Aurora a petition “Requesting approval of a Final Plan for Lot 2 of Mitchell Road Industrial Park Subdivision, located at 938 Corporate Boulevard, for a Business and Professional, Office (2400) use and a Warehouse, Distribution and Storage Services (3300) use” and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, on November 27, 2024, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan and recommended 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 the Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed Final Plan; 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 APPROVAL of said Final Plan.
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.