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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: February 20, 2019
SUBJECT:
An Ordinance Approving Revisions to the City of Aurora’s Comprehensive Plan for the Route 59 Corridor which includes properties located east of the Canadian National railroad tracks, west of Route 59, north of Montgomery Road and south of the Burlington Northern railroad tracks (City of Aurora - 17-00875 / KDWK-17.169-COMP - AM - Ward 10)
PURPOSE:
To hold a public hearing for the Route 59 Corridor Study. This Public Hearing is part of the process to consider the revisions to the City of Aurora's Comprehensive Plan to change the land use designation for the Route 59 Corridor that includes properties located east of the Canadian National railroad tracks, west of Route 59, north of Montgomery Road and south of the Burlington Northern railroad tracks to expand and maximize successful development in the best interest of the community.
BACKGROUND:
Given the changing nature of commercial buying habits, coupled with the advancement of multi-modal transportation initiatives in the Route 59 Corridor, a re-evaluation of the land uses and related elements of the corridor study area is timely and merited. The Route 59 Corridor Plan sets a bold but achievable vision that seeks to transform this regionally significant corridor into a renewed and revitalized destination to not only shop and eat, but also a sustainable place to live, work and play.
DISCUSSION:
In February 2018, the City of Aurora initiated the preparation of the Route 59 Corridor Study that revisits and modernizes the recommendations included in the City-wide 1984 Comprehensive General Land Use and Circulation Plan, that has been amended over time since its initial adoption. The 1984 land use plan proved a useful tool during the rapid growth that the City experienced during the 1980’s and through 2010. However, given the changing nature of commercial buying habits, coupled with the advancement of multi-modal transportation initiatives in the Route 59 corridor, and the emergence from a nation-wide economic downtown and development slowdown, a re-evaluation of the land uses and related elements of the corridor study area is timely and merited. The proximity of the study area to both the Route 59 and Station Boulevard multi-modal transportation corridors, provides unique opportunities to expand and maximize successful development to take advantage of the transportation opportunities.
The Route 59 Corridor Study future land use plan is based on existing land uses, market demand, and public input, which is designed to achieve a balance of inter-related and inter-dependent land uses, to promote both market-supported and long-range economic sustainability for the success of the corridor.
A market analysis, part of the plan, has been conducted and it confirms that the corridor is significantly over-retailed, and it supports the findings outlined in the proposed revisions to the existing comprehensive plan. Simply including more retail land uses on the plan does not ensure the success of the corridor. Therefore, to be proactive and to utilize new approaches being implemented to underperforming commercial centers throughout the country, the Plan recommends changing key locations from what is currently a pure retail land use to a new mixed-use category. The new mixed-use category allows for a combination of residential, office, and retail. This new land use is recommended for the Fox Valley Mall and the TG Pacifica Square development. The addition of a residential component is intended to provide additional residential customer base and a necessary vitality to support the redevelopment strategies recommended in the plan.
A public open house was held on December 6, 2018 at the Calvary Church located within the study area at 9S200 IL Route 59. The purpose of the Open House was to provide information on the City of Aurora’s DRAFT Route 59 Comprehensive Plan Update and to gather public input. City staff and the project consultant Schoppe Design Associates, Inc. were on hand to answer questions from attendees. During the open house 190 attendees signed-in. A summary of open house comments is part of the packet.
Since the open house City Staff has continued to meet with representatives from Indian Prairie School District #204 regarding the plans recommendations and the potential student generation.
For this meeting, due public notice was given for the public hearing on this matter. As of the date of this memo, staff has received public inquiries regarding this petition.
IMPACT STATEMENT :
Both the Economic Development Division and Planning and Zoning Division anticipate that the recommendations in this plan will increase the City’s overall tax base and viability by facilitating investment and development.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of the Ordinance Approving Revisions to the City of Aurora’s Comprehensive Plan for the Route 59 Corridor which includes properties located east of the Canadian National railroad tracks, west of Route 59, north of Montgomery Road and south of the Burlington Northern railroad tracks.
ATTACHMENTS:
Exhibit “A” Route 59 Corridor Study
Existing Conditions Report
Market Study
Public Open House Summary
Legistar Number: 17-00875
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 approving revisions to the City of Aurora’s Comprehensive Plan for the Route 59 Corridor that includes properties located east of the Canadian National railroad tracks, west of Route 59, north of Montgomery Road and south of the Burlington Northern railroad tracks.
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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, on April 3, 1984, the Aurora City Council adopted a Comprehensive Plan which established a general development plan for the City of Aurora and its environs, and is embodied in Ordinance No. O84-5279; and
WHEREAS, an Interim Land Use and Circulation Plan map amending the Comprehensive Plan from time to time was approved by the City Council by Ordinance Number O90-011 on February 6, 1990; and
WHEREAS, said Interim Plan was last changed as per Ordinance Number O2017-026 on June 13, 2017; and
WHEREAS, on February 13, 2019, the Planning Commission recommended approval of the proposed revisions for the property located east of the Canadian National railroad tracks, west of Route 59, north of Montgomery Road and south of the Burlington Northern railroad tracks, and that the proposed revisions be reflected on the Aurora’s Comprehensive Plan as presented at said meeting; and
WHEREAS, on February 28, 2019, the Planning and Development Committee of the Aurora City Council reviewed said Comprehensive Plan Revision and the before mentioned recommendations and recommended that the proposed revisions as amended per staff's memo dated February 26, 2019 be incorporated into the official Comprehensive Plan for the City of Aurora; and
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, that it does hereby approve the proposed revisions as amended per staff's memo dated February 26, 2019 and authorize said revisions to be incorporated into the Aurora’s Comprehensive Plan as detailed and presented on Exhibit “A” Route 59 Corridor Study attached hereto, and incorporated herein.