cover
TO: Mayor Richard C. Irvin
FROM: Tracey M. Vacek, Senior Planner
DATE: July 20, 2023
SUBJECT:
A Resolution Approving a Final Plan on 2A of The Second Resubdivision of Fox Valley East, Region I, Unit No. 1 with a modification to the building code amendments located at 3975 Fox Valley Center Drive (Integrated Development II - 23-0566 / NA21/4-23.360-Fpn/R - TV - Ward 10)
PURPOSE:
The Petitioner, Integrated Development II, is requesting approval of a Final Plan Revision for 2A of the Second Resubdivision of Fox Valley East Region I, Unit No. 1 with a modification to the building code amendments at 3975 Fox Valley Center Drive to update the building elevation.
BACKGROUND:
The Subject Property consists of 7.79 acres lying at the northeast corner of the Fox Valley Mall. It currently is a surface parking lot, part of which serves the Fox Valley Mall and part of which served the now demolished Sears building. In March of 2021, the Petitioner received approval of a Conditional Use Planned Development rezoning the property to underlying R-5A Midrise Multiple Family Dwelling District by Ordinance O22-017. At the same time, a Preliminary Plan was approved for a senior housing development. Then in July of 2022, the City Council approved the Final Plan for a senior housing development by Resolution PDFNL22-021.
The Petitioner is requesting approval of a Final Plan Revision. The details of the request includes updating a portion of the building elevations to create a two-story lobby to complement the upscale feel of the facility.
To do this, the Petitioner is modifying the floor plans shifting a few of the residential units on the second floor to allow for the two-story lobby. This modification will alter the main elevation by adding additional glazing to highlight the lobby entry. In addition, the two adjacent residential units by the lobby on the second floor will be modified to have larger windows to maximize natural light and to have juliet balconies in lieu of full balconies. The rear elevation of the building will also be altered changing the windows layout with a slight modification to the materials however, the revised elevation will remain above the 60% masonry requirement. The roof terrace for the independent living will now become an unoccupied green roof as there will be no way to access the roof due to the change in the commons ceiling height below.
The Petitioner is also requesting to change from a standard size brick, being 4"W x 8"L x 2 1/4"H, to utility size brick, being 4'W x 12"L x 4"H. The utility size brick is still a 4" wythe masonry product which is required by the building code.
Lastly, the petitioner is also requesting a modification to the City's building code amendments. The detail of the request is to allow for checker plate metal egress stairs in lieu of steel pan, concrete pour type. This is allowed under the International Building Code (IBC).
DISCUSSION:
Staff has reviewed the Final Plan Revision Resolution petition and have determined that it meets the applicable codes and ordinances except for the above requests.
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.
13.1(7) To promote mass transit stations and intensive land uses, including high-density residential complexes, to locate in relative proximity to one another so as to stimulate transit use.
RECOMMENDATIONS:
Staff recommends APPROVAL of the Resolution Approving a Final Plan on 2A of The Second Resubdivision of Fox Valley East, Region I, Unit No. 1 with a modification to the building code amendments located at 3975 Fox Valley Center Drive
ATTACHMENTS:
Exhibit "A" Building and Signage Elevations
Floor Plans
Land Use Petition with Supporting Documents
Maps
Legistar Number: 23-0566
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 on 2A of The Second Resubdivision of Fox Valley East, Region I, Unit No. 1 with a modification to the building code amendments located at 3975 Fox Valley Center Drive
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 July 13, 2023, Integrated Development II filed with the City of Aurora a petition requesting approval of a Final Plan Revision for 2A of the Second Resubdivision of Fox Valley East Region I, Unit No. 1 with a modification to the building code amendments at 3975 Fox Valley Center Drive and related required documents as attached hereto as Exhibits "A”; and
WHEREAS, on July 26, 2023, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan Revision and recommended APPROVAL of said petition; and
WHEREAS, the Building and Signage Elevation approved for the subject property with Resolution PDFNL22-021 approved July 13, 2022 shall remain in full forth and effect with the exception of the modifications included herein as Exhibit “A”; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council od the City of Aurora finds as facts all of the preamble recitals of this Resolution and hereby grants APPROVAL of said Final Plan Revision
Section Two: That the Local Building Code amendment regarding sound mitigation in Stair structures 1207.3.1.1 shall be stricken.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plan Revision and related required document, as attached hereto as Exhibit "A” Building and Signage Elevations.