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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: September 19, 2024
SUBJECT:
An Ordinance approving a Revision to the Special Sign District for Chicago Premium Outlets located at 1650 Premium Outlets Boulevard (Chicago Premium Outlets - 24-0675 / AU01/3-24.303-V/SD - TV - Ward 1)
PURPOSE:
The Petitioner, Chicago Premium Outlets, is requesting approval of a revision to the Special Sign District for the Chicago Premium Outlets located at 1650 Premium Outlets Boulevard.
BACKGROUND:
The Subject Property, Chicago Premium Outlets, is located at 1650 Premium Outlet Boulevard, at the northeast corner of the Farnsworth Interchange with I-88 in Aurora.
The original Outlet Mall was constructed pursuant to a 2002 development agreement and opened in 2004 with 438,000 square feet of retail buildings. Based on the success of the first phase Simon Property Group and the City entered into a 2014 development agreement for the land directly to the east to provide for an expansion of the facility. The expansion was constructed in 2015 with an additional 293,000 square feet of retail buildings bringing the facility up to 731,000 square feet of retail.
The details of the proposal include revising the main pylon signs along I-88 and Farnsworth Avenue to allow for 5 tenant identification panels below the overall shopping center name and adding 6 tenant identification panels overall shopping center name below the gateway signage at the entrance of the north side of the mall. A Signage Package for these modifications have been included with the submittal to give an idea of the type of signage the mall is intending to install.
DISCUSSION:
Staff has reviewed the Revision to Special Sign District petition submitted by the petitioner and have sent comments back to them on those submittals. The petitioner has made all the requested changes to these documents, and they now meet all the applicable codes and ordinances except as modified by the sign district therein.
Staff evaluated the findings of fact and has found:
1) Does the proposed special sign district provide economically benefit for the city?
Yes, this revision will allow individual stores within the Chicago Premium Outlet Mall to have additional visibility from the Tollway frontage and Farnsworth Avenue which in turn should provide economic benefits to the City.
2) Does the proposed special sign district need for a deviation from the sign ordinance due to the need multiple signs and multiple types of sign?
Yes, the Special Sign District regulations allow for a cohesive signage package across both phases of the mall, provide the ability to install modernized signage, and takes advantage of the additional visibility from the Tollway frontage and Farnsworth Avenue.
3) Is the proposed special sign district consistent with the intent of the sign ordinance by providing adequate communication through signage while encouraging aesthetic quality in the design, location, size and purpose of all proposed signs.
Yes, this revision to the Special Sign District is helping communication through signage. The aesthetic quality in not changing as the revision is adding to existing signs which are part of a cohesive signage package.
4) Is the proposed special sign district compatible with surrounding properties and uses and whether it will have an adverse impact on surrounding properties or impede the orderly development of the area.
Yes, the Special Sign District is compatible with the surrounding properties. These signs are already existing, therefore, the revision to the signs should not have any adverse impact or impede the orderly development of the surrounding properties.
5) Is the proposed special sign district is consistent with the purposes of a special sign district?
Yes, as stated previously, the Special Sign District regulations allow for a cohesive signage package across both phases of the mall, provide the ability to install modernized signage, and takes advantage of the additional visibility from the Tollway frontage and Farnsworth Avenue.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has not received public inquiries regarding this petition.
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.
14.1(4) To encourage quality site design throughout the City.
14.1(5) To provide for the visual enhancement of the City through attractive landscaping, quality signage and diverse building design and arrangement.
93.1(1) To encourage the use of aesthetically pleasing urban design, architectural styles, and landscape architecture.
93.1(2) To work toward improved signage and street furniture.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the Ordinance approving a Revision to the Special Sign District for Chicago Premium Outlets located at 1650 Premium Outlets Boulevard.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Special Sign District
Sign Package
Land Use Petition with Supporting Documents
Finding of Facts
Legistar Number: 24-0675
cc:
Alderwoman Patricia Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman William “Bill” Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
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An Ordinance approving a Revision to the Special Sign District for Chicago Premium Outlets located at 1650 Premium Outlets Boulevard
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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, Chicago Premium Outlets Expansion LLC, 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
WHEREAS, by petition dated Wednesday, August 7, 2024, Chicago Premium Outlets filed with the City of Aurora a petition requesting approval of a Revision to the Special Sign District for the Chicago Premium Outlets located at 1650 Premium Outlets Boulevard, as described in 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 Special Sign District established for the subject property with Ordinance O15-017 approved May 12, 2015 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 September 18, 2024, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on September 25, 2024, 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.
NOW, THEREFORE, BE IT ORDAINED by the that the Building, Zoning and Economic Development Committee 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: In accordance with Sec. 41-20 of Chapter 41 of the Code of Ordinances, City of Aurora, being the Sign Ordinance, a Special Sign District 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 for the real estate property legally described in Exhibit “A” is hereby approved.
Section Six: That all modifications and exceptions under the Sign Ordinance, as set forth in the Special Sign District, are here by granted and approved.