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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: January 7, 2022
SUBJECT:
A Resolution Approving a Final Plan on Lot 402 of Butterfield Phase II Unit 4C Subdivision, located at the southwest corner of Ferry Road and Meridian Road for a Warehouse, Distribution and storage services (3300) Use (Logistics Property Company - 21-0927 / NA04/1-21.325-PA/A/PDD/Rz - JM - Ward 10)
PURPOSE:
The Petitioner Logistics Property Company (LPC) is requesting approval of a Final Plan for Butterfield Phase II Unit 4C Subdivision, located at the southwest of Ferry Road and Meridian Road, for a Warehouse, Distribution and storage services (3300) Use, which includes future development of a 270,934 square foot warehouse.
BACKGROUND:
The Subject Property is currently located in unincorporated DuPage County. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting a Final Plan for the entire 17.6 acres of Lot 402 of Butterfield Phase II Unit 4C Subdivision for a Warehouse, Distribution and storage services (3300) Use. The project is to develop a 270,934 square foot speculative warehouse containing 37 truck docks and 51 truck spaces facing Frieder Lane and 261 automobile parking spaces that border Ferry Road and Meridian Road. The main pedestrian entrance will be located at the northeast and southeast corner and possibly in the middle of the east elevation. Automobile traffic is planned to access the development from two points along Meridian located near the building’s entrances. The truck access will be off of Frieder Lane near Ferry Road and off of Sunrise Road. There will be a do not enter sign and a right turn only sign to prohibit trucks from exiting towards Meridian or Sunrise. The parking to the east is setback 27 feet from the property line with the building being setback 105 feet. To the south, the building is setback from the property line a minimum of 26 feet. The right-of-way to the south is an additional 80 feet. The Landscape Plan shows an undulating three-foot berm along the eastern property line lined with a row of street trees in the right-of-way and a row of a mixture of canopy, evergreen and understory trees on the property. Sunrise Road also include a row of street trees and a second row of trees. Evergreen trees are specifically placed across from residential to provide buffering. Shrubs line the parking lots and foundation as well as shrub beds at the entrances. The Building and Signage Elevation depicts a 45 foot tall building with white precast concrete wall panels articulated by dark gray panels along the bottom and a band of light gray panels with windows spanning the top. The corner entrances feature large glass windows.
Concurenlty with this proposal, the Petitioner is requesting approval of an Annexation Agreement for 4.84 acres located at the northwest corner of Sunrise Road and Meridian Road. The details of the request include provisions that upon acquisition of the property by LPC, the property will be annexed into the Butterfield Planned Development District along. The Agreement outlines that the owners are responsible for constructing the west half of a road along the entire frontage of Meridian. Along Sunrise Road, the owners will construct the full road from near their access point onto Sunrise Road to Frieder Lane. The Agreement requires that a sidewalk, storm sewer and streetlights be added along the western side of Meridian Road and along the northern side of Sunrise Road along the entire property’s frontage. In addition, a crosswalk will be added along Sunrise Road on the east side of Frieder Lane. The Petitioner is also requesting Annexation and to Rezone the property to PDD, Planned Development District.
The Petitioner is also requesting the approval of a Final Plat for Butterfield Phase II Unit 4C Subdivision located at the southwest corner of Ferry Road and Meridian Road, consolidating the two parcels being annexed with two parcels currently within City limits to create Lot 402, which will consist of 17.6 acres. Right-of-way triangles and city easements will be dedicated.
Finally, the request includes requesting the Vacation of a Watermain easement to allow for the development, which will meet up with the above petitions at the Building, Zoning, and Economic Development Committee.
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 reflected in the conditions listed in the Staff Recommendation below.
This area has been planned for Office, Research and Light Industrial since the 1970s. The properties to the west are light industrial developments. The project adheres to the bulk restriction requirements of the Butterfield Planned Development Plan Description. Staff worked early on with the developers to have the truck docks face towards Frieder and away from the current residential uses. In addition, the signs directing trucks away from Meridian and Sunrise should alleviate truck traffic going east. The traffic study provided concluded that the development would have little to no effect upon the operations of the roadways. The Landscape Plan provides a berm along the eastern property line and heavy landscaping along the eastern and southern property lines to provide buffering.
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.
40.1 (5) To plan and promote the extension of the office and office-research corridor along the tollway in the City of Aurora.
40.1 (6) To promote attractive, well-maintained industrial and office-research areas through
landscaping and site design.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of A Resolution Approving a Final Plan on Lot 402 of Butterfield Phase II Unit 4C Subdivision, located at the southwest corner of Ferry Road and Meridian Road for a Warehouse, Distribution and storage services (3300) Use with the following conditions:
1. Approval is contingent upon final engineering and stormwater management review.
2. Full roadway improvement of Sunrise shall be extended to half the distance of the property frontage from lot 19 to Meridian Road.
3. A wetland impact permit from Kane County and purchase of the wetland bank credit shall needs to be obtained prior to final engineering plan approval.
4. Establishment of a dormant Special Service Area (SSA) will be required for the long- term maintenance of the proposed detention basins.
5. Permit from DuPage DOT and the City of Naperville for work within their jurisdiction will be required and shall be obtained prior to final engineering plan approval.
6. That the access onto Sunrise Road be limited to a left in, and right out restricted access that would be regulated by the owners and a sign that states “Right Turn Only."
7. That the southernmost access onto Meridian Road be limited to a right in, left out restricted access that would be restricted through alteration of the curb line to force left turns, which alteration would be mountable to allow for an engine or fire truck, and a sign that states “Left Turn Only No Access to Sunrise”.
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
Property Research Sheet
Legistar History Report
Legistar Number: 21-0927
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 ________________
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A Resolution Approving a Final Plan on Lot 402 of Butterfield Phase II Unit 4C Subdivision, located at the southwest corner of Ferry Road and Meridian Road for 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 4, 2021, LPC Ferry Road I, LP filed with the City of Aurora a petition requesting approval of a Final Plan for Butterfield Phase II Unit 4C Subdivision, located at the southwest of Ferry Road and Meridian 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, the Planning and Zoning Commission on January 5, 2022, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on January 12, 2022, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; 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 CONDITIONAL APPROVAL of said Final Plan with the following conditions:
1. Approval is contingent upon final engineering and stormwater management review.
2. Full roadway improvement of Sunrise shall be extended to half the distance of the property frontage from lot 19 to Meridian Road.
3. A wetland impact permit from Kane County and purchase of the wetland bank credit shall needs to be obtained prior to final engineering plan approval.
4. Establishment of a dormant Special Service Area (SSA) will be required for the long- term maintenance of the proposed detention basins.
5. Permit from DuPage DOT and the City of Naperville for work within their jurisdiction will be required and shall be obtained prior to final engineering plan approval.
6. That the access onto Sunrise Road be limited to a left in, and right out restricted access that would be regulated by the owners and a sign that states “Right Turn Only."
7. That the southernmost access onto Meridian Road be limited to a right in, left out restricted access that would be restricted through alteration of the curb line to force left turns, which alteration would be mountable to allow for an engine or fire truck, and a sign that states “Left Turn Only No Access to Sunrise”.
BE IT FURTHER RESOLVED that the City Council 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.