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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: September 26, 2017
SUBJECT:
A Resolution Approving a Final Plan on Lot 401 and Lot 19 for Phase II, Unit 4B of Butterfield Subdivision located at the southwest corner of Frieder Lane and Sunrise Road (DuPage Properties Venture - 17-00708 / NA05/4-17.150-Fsd/Fpn - JM - Ward 10) (APPEALABLE)
PURPOSE:
The Petitioner DuPage Properties Venture is requesting approval of a Final Plan for Lot 401 and Lot 19 of Butterfield Subdivision Phase II, Unit 4B for a Warehouse, Distribution and Storage Services (3300) Use which includes the construction of an approximately 501,000 square foot speculative warehouse building with detention.
BACKGROUND:
The Subject Property is currently vacant land with PDD Planned Development District zoning, which is part of the Butterfield Planned Development District. The property is bordered by wetlands to the north with areas of heavy vegetation to the east and west. The railroad runs along the western boundary. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting approval of a Final Plan for Lot 19 and Lot 401 of Butterfield Subdivision Phase II, Unit 4B for a Stormwater management facilities, drainage area, and common and landscape areas (7300) Use and a Warehouse, Distribution and Storage Services (3300) Use respectively. The Lot 19 proposal includes the construction of a wet bottom stormwater detention basin on the 6.547 acre lot to provide detention for Lots 401, 403, and those portions of Frieder Land and Sunrise Road being dedicated with the plat and the proposed fire lane. The Lot 401 proposal includes the development of a 28.991 acre lot with a 501,696 square foot speculative warehouse building containing 51 truck docks. The plan includes 125 truck parking spaces and 341 vehicular spaces, 55 of which will be banked for future need. The entrance to Lot 401 will be from the extended Frieder Lane with a dedicated fire lane off of Sunrise Road on Lot 19 that will run along the eastern and southern portion of the lot. The Building and Signage Elevation depicts a 45 foot tall building with white precast concrete wall panels articulated by light gray panels along the bottom and a band of blue panels with tinted windows spanning the top with dark gray vertical panels at the corners. The current Landscape Plan focuses landscaping along the parking lots and foundation with some landscaping being provided at the four building entrances, located at each corner, and along the perimeter of the detention basin.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat for Butterfield Subdivision Phase II, Unit 4B. The details of the request include consolidating eight lots into four lots. The four lots include Lot 401 which is an approximately 29 acre buildable lot; Lot 403 which is an approximately 2 acre buildable lot; Lot 16 which is an approximately 9.7 acre unbuildable open space lot; and Lot 19 which is an approximately 6.5 acre lot planned for a future detention facility to serve Lots 401 and 403. Right of way for Frieder Lane and Sunrise Road will be also be dedicated as part of the plat.
DISCUSSION:
Staff has reviewed the Final Plan 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, with the exception of the items mentioned in the Staff Recommendation listed below.
Due to the unique location and topography of the site the Landscape Requirement Worksheet reflects a waiver of 38% of the CTEs required by ordinance. The unique qualities of the site include being bounded on two sides by wetlands, areas of heavy vegetation and a railroad line, the full roadway improvements being on the subject property but two frontages being developed by others, and being located in an area of transition from unincorporated residential uses to future industrial uses.
However, despite the uniqueness of the site and the waving of certain quantities of landscaping material the intent of the requirements for landscaping should still be met. Therefore, staff has requested that enhancements be provided to the view from eastbound Prairie Path, the four individual building entrances, and the site entrance. Staff is also requesting that required 22 street trees be provided along the western and southern roadway frontages of Freider Lane and Sunrise Road, but would permit the remaining 28 street trees required on the eastern and northern frontages to be installed by the owners of Lot 402.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1 (5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
12.0 To plan and provide for the growth of the city through the integration of land use patterns and functions that promotes complementary interactions between different land use components.
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 CONDITIONAL APPROVAL of the Resolution Approving a Final Plan on Lot 401 and Lot 19 for Phase II, Unit 4B of Butterfield Subdivision located at the southwest corner of Frieder Lane and Sunrise Road, with the following conditions:
(1) That a bond for full roadway improvements to on-site Sunrise Road be established that will remain in perpetuity.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Fire Access Plan
Land Use Petition with Supporting Documents
Updated Landscape Material Worksheet (1-23)
Property Research Sheet
Legistar History Report
Legistar Number: 17-00708
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan on Lot 401 and Lot 19 for Phase II, Unit 4B of Butterfield Subdivision located at the southwest corner of Frieder Lane and Sunrise Road (APPEALABLE)
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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 July 26, 2017, DuPage Properties Venture filed with the City of Aurora a petition requesting approval of a Final Plan for Lot 401 and Lot 19 of Butterfield Subdivision Phase II, Unit 4B located at the southwest corner of Frieder Lane and Sunrise Road for 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, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on August 30, 2017, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on September 14, 2017, the Planning and Development Committee of the Aurora City Council reviewed said Final Plan and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, the recommendation of the Aurora Planning and Development Committee is subject to appeal by the petitioner or a member of the Aurora City Council within the required appeal period which expires on September 20, 2017 at 5:00 p.m.; and
WHEREAS, the petition was not appealed by any of the aforementioned individuals this Resolution shall serve as final action on the Final Plan; and
NOW, THEREFORE, BE IT RESOLVED that the Planning and Development Committee of the City of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Final Plan with the following conditions:
(1) That a bond for full roadway improvements to on-site Sunrise Road be established that will remain in perpetuity.
BE IT FURTHER RESOLVED that the Planning and 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 or vacations deemed necessary by the Aurora City Engineer.