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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: February 16, 2022
SUBJECT:
A Resolution Approving a Preliminary Plan for Lot 2A of the Second Resubdivision of Fox Valley East Region I Subdivision, Unit No. 1 on property located at the northeast corner of Fox Valley Mall, south of New York Street and west of Route 59 (Integrated Development II - 21-1032 / NA21/4-21.362-CUPD/PD/R/Ppn - TV - Ward 10)
PURPOSE:
The Petitioner, Integrated Development II, is requesting approval of a Preliminary Plan for Lot 2A of the Second Resubdivision of Fox Valley East Region I Subdivision, Unit No. 1 to allow for the construction of a senior development.
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. The property is currently zoned PPD Planned Development District, which is part of the Fox Valley East Planned Development District.
The owner, Centennial Real Estate Company ("Centennial"), purchased the Fox Valley Mall in 2015. Then in 2018, a partnership controlled by Centennial purchased the Sears' and Carson's Site after falling into bankruptcy. Since then, Centennial has been making substantial investments essential to the Mall's revitalization including the remodeling of the mall center. In early 2021, they demolished the Sears building to make way for a future retail and residential development. In 2021, a multi-family residential development was approved by City Council and is now under construction.
Centennial has now teamed up with Integrated Development II to redevelop the Subject Property for a luxury senior housing development.
The Petitioner is requesting approval of a Preliminary Plan. The proposal includes the construction of a 5-story senior housing building which is comprised of 108 independent living units, 84 assisted living units, and 22 memory care units. The independent living units will consist of one-bedroom or two-bedroom units, the assisted living units will consist of studios, one-bedroom or two-bedroom units and the memory care units will consist of studios including a few shared units. These units range from 302 sq. ft. to 900 sq. ft. In total, 161 parking spaces are being provided, of which 54 are enclosed spaces located underground within the building and 107 spaces are in three off-street surface parking lots.
The senior community will offer concierge living for all residents. There are several amenities within the building including a fitness center, a library, a beauty salon, social areas, different dining venues and roof garden areas. In addition, there will be walking path around the property and outdoor amenities including a pickleball court.
Stormwater management from the original Mall has already been accounted for in Spring Lake located west of Commons Drive along McCoy Drive. As a positive, the development will be decreasing the impervious area which will reduce the amount of stormwater runoff.
The Building elevations that are in the packet are conceptual. Building elevations and landscaping will be fully reviewed and approved at the time of Final Plan.
Concurrently with this proposal, the Petitioner is requesting the Establishment of a Conditional Use Planned Development, and to change the underlying zoning district from PDD Planned Development District to R-5A Multiple Family Dwelling District. The details of the request include modifications to certain rules, building standards, bulk restrictions, parking requirements and building code amendment to allow for the construction of the senior development.
DISCUSSION:
Staff has reviewed the Preliminary 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.
Staff has been working collaboratively with the Petitioner on this development to ensure it consistency with the approved Route 59 Corridor Plan for the Fox Valley Sub-Area. The Sub-Area Plan recommends the modernization of the mall from a traditional commercial center into a mixed-use development that would include a diversity of housing options to attract new residential and provide housing opportunities in varying stages of life. This development will help reform this area to create a more walkable mixed-use development and will promote an intergenerational community within the Fox Valley Sub-area.
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:
The Planning and Zoning Commission recommended APPROVAL of the Resolution Approving a Preliminary Plan for Lot 2A of the Second Resubdivision of Fox Valley East Region I Subdivision, Unit No. 1 on property located at the northeast corner of Fox Valley Mall, south of New York Street and west of Route 59.
ATTACHMENTS:
Exhibit "A" Preliminary Plan
Land Use Petition with Supporting Documents
Aerial Map
Legistar Number: 21-1032
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 Preliminary Plan for Lot 2A of the Second Resubdivision of Fox Valley East Region I Subdivision, Unit No. 1 on property located at the northeast corner of Fox Valley Mall, south of New York Street and west of Route 59
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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 December 14, 2021, Integrated Development II filed with the City of Aurora a petition Requesting approval of a Preliminary Plan for Lot 2A of the Second Resubdivision of Fox Valley East Region I Subdivision, Unit No. 1 located at the northeast corner of Fox Valley Mall, south of New York Street and west of Route 59 and related required documents as attached hereto as Exhibit "A"; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on February 16, 2022, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on February 23, 2022, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Preliminary Plan and the before mentioned recommendations and recommended 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 APPROVAL of said Preliminary Plan
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Preliminary Plan and related required documents as attached hereto as Exhibit "A" Preliminary Plan.