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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: April 6, 2023
SUBJECT:
An Ordinance Approving a Revision to the Life Storage Centers, LLC, Plan Description on 5.48 Acres, for Property Located at 1650 North Randall Road. (Life Storage - 23-0103 / AU08/1-23.068-CUPD/R/PN/R - SB - Ward 5)
PURPOSE:
The Petitioner Life Storage is Requesting a Plan Description Revision to the Conditional Use Planned Development on the property located at 1650 North Randall Road which includes incorporating the Mini-Storage, Common Corridor Units (3342) use, as well as the establishment of the minimum parking requirement as one (1) space per four thousand (4,000) square feet of gross floor area, to the existing Plan Description.
BACKGROUND:
The Subject Property is currently zoned B-2(C), Business District - General Retail with a Conditional Use Planned Development. This is the Life Storage Centers subdivision. The Subject Property is approximately five (5) acres, and includes the existing storage building to the west, which is approximately forty-one thousand (41,000) square feet, and the existing multi-tenant commercial building to the north, which is approximately nine thousand (9,000) square feet. The Comprehensive Plan designates the Subject Property as Commercial, and this portion of N. Randall Rd. as Arterial. The existing Plan Description was approved per O06-112 on October 24, 2006, and the existing Final Plan was approved per R06-440 on October 24, 2006.
The Petitioner, Life Storage, is requesting approval of a Plan Description to the Conditional Use Planned Development on the property located at 1650 North Randall Road. Details of the request include adding the Mini-Storage, Common Corridor Units (3342) as a permitted use, and establishing the minimum parking requirement as one (1) space per four thousand (4,000) square feet. The Plan Description also includes changes that allows for the existing two hundred, twenty-four (224) square foot monument sign to remain, and to also remain at its current setback of sixteen (16) feet from the exterior property line on North Randall Road.
Concurrently with this proposal, the Petitioner is requesting the approval of a Final Plan Revision, which includes construction of a three-story building for indoor storage, which will be approximately fifty-nine thousand (59,000) square foot building. The new building will be built on the existing parking lot that fronts on N. Randall Rd. The existing nine thousand (9,000) square foot multi-tenant retail building to the north will also be converted to indoor storage. There are ninety-two (92) proposed parking spaces, which exceeds the minimum parking requirement of forty-seven (47) parking spaces. The proposed building’s exterior will be an EIFS material that is similar to the Subject Property’s existing western building. The existing northern building’s exterior material, which is a combination corrugated steel and masonry, is being updated for the proposed indoor storage. The Final Plan also maintains an Ingress/Egress easement from North Randall Road to the existing daycare facility to the west.
DISCUSSION:
Staff has reviewed the Conditional Use Ordinance Planned Development Revision 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.
PUBLIC INPUT: due public notice was given for the public hearing on this matter. As of the date of this memo, staff has received a public inquiry seeking clarification as to the nature of the proposal.
FINDINGS OF FACT:
1) Will the establishment, maintenance or operation of the conditional use be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare?
Staff believes that because the site is already built out, that the establishment, maintenance or operation of the conditional use will not be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare.
2) Will the conditional use be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted or substantially diminish and impair property values within the neighborhood; factors including but not limited to lighting, signage and outdoor amplification, hours of operation, refuse disposal areas and architectural compatibility and building orientation?
Staff believes that because the conditional use is allowing for the current use to continue and expand based on its already built out nature, that it will not be injurious to the use and enjoyment of other property in the immediate vicinity.
3) Will the establishment of the conditional use impede normal and orderly development and improvement of surrounding property for uses permitted in the district?
Staff believes that, because the self-storage use is already in place on the built out Subject Property, the establishment of the conditional use will not impede normal and orderly development and improvement of surrounding property for uses permitted in the district.
4) Will the proposal provide for adequate utilities, access roads, drainage, and/or other necessary facilities as part of the conditional use?
Staff believes that the proposal adequately provides for these items as the site is already built out.
5) Does the proposal take adequate measures, or will they be taken to provide ingress and egress so designed to minimize traffic congestion in the public streets?
Staff believes that the proposal does take adequate measures to provide ingress and egress to minimize traffic congestion in the public streets.
6) Does the conditional use in all other respects conform to the applicable regulations of the district in which it is located, except as such regulations may in each instance be modified by the city council pursuant to the recommendations of the condition?
Staff believes that conditional use is in conformity with the applicable regulations of the district in which it is located. This is reflected in the Plan Description Revision.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
14.1 (4): To encourage quality site design throughout the City of Aurora.
31.1 (2): To promote the development of commercial facilities in existing or planned
commercial areas.
51.1 (3): To actively promote and pursue the retention of businesses and industries
presently located within the City of Aurora.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the ordinance approving a revision to the Life Storage Centers, LLC, Plan Description on 5.48 Acres, for property located at 1650 North Randall Road.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Plan Description
Land Use Petition with Supporting Documents
Property Parcel Maps
Legistar History Report
Legistar Number: 23-0103
cc: Building, Zoning, and Economic Development Committee:
Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
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An Ordinance Approving a Revision to the Life Storage Centers, LLC, Plan Description on 5.48 Acres, for Property Located at 1650 North Randall Road.
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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, Sovran Acquisition, LP, is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated February 6, 2023, Life Storage filed with the City of Aurora a petition Requesting a Plan Description Revision to the Conditional Use Planned Development on the property located at 1650 North Randall Road in the form of Exhibit “B” attached hereto, and have been duly submitted to the Corporate Authorities of the City of Aurora for review for the property described in Exhibit “A”; and
WHEREAS, the Plan Description established for the subject property with Ordinance O06-102, approved October 24, 2006, shall remain in full forth and effect with the exception of the modifications included herein as Exhibit “B”; and
WHEREAS, after due notice and publication of said notice, the Planning and Zoning Commission conducted a public hearing on April 5, 2023, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on April 12, 2023, 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 and Zoning Commission, finds that the approval of the revised Plan Description for the property legally described in Exhibit “A” will promote the sound Building, Zoning and Economic Development of the City, and therefore serve the best interests of the City of Aurora.
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 revised 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 Six: That all modifications and exceptions under the Zoning Ordinance and all modifications and exceptions from the Subdivision Control Ordinance, as set forth in the revised Plan Description, are here by granted and approved.