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TO: Mayor and City Council
FROM: Tracey M. Vacek, Senior Planner
DATE: May 13, 2025
SUBJECT:
An Ordinance Annexing Property located at 1231 Mitchell Road to the City of Aurora, Illinois 60505 (Turn-Verein Frisch-Auf Corporation (dba Aurora Turners Club) - 25-0421 / AU10/4-25.102-A/RZ/CUPD - TV - Ward 1)
PURPOSE:
The Petitioner, Aurora Turners Club, is requesting the Annexation of 0.3 acres located at 1231 Mitchell Road.
BACKGROUND:
The Subject Property, located at 1231 Mitchell Road, is currently situated in unincorporated Kane County and is zoned F Farming District. The Aurora Turner Club owns several parcels within this area including 1215 Mitchell Road and 500 E. Indian Trail.
There are four related petitions currently under review and being processed concurrently through separate actions:
1) Annexation - This petition pertains exclusively to the property located at 1231 Mitchell Road.
2) Rezoning and Conditional Use Planned Development - This action is also specific to 1231 Mitchell Road.
3) Plat of Vacation - This applies to a portion of High Street, situated north of E. Indian Trail.
4) Final Plat - This petition encompasses 1231 Mitchell Road, 1215 Mitchell Road, and 500 E. Indian Trail.
The Petitioner is requesting annexation of the 0.3 acre property into the City of Aurora for 1231 Mitchell Road. The site currently contains a single-family residence and is proposed to be annexed with R-1 One Family Dwelling District zoning.
Concurrently with this proposal, the Petitioner is requesting a Rezoning and Conditional Use Planned Development. The details of the proposal include incorporating 1231 Mitchell Road into the existing Aurora Turners Conditional Use Planned Development and rezoning the property from underlying R-1 One Family Dwelling District to B-2 Business District, General Retail.
Along with this proposal, the City of Aurora is requesting to vacate a portion of the High Street right-of-way north of E. Indian Trail. Due to recent development activity in unincorporated Kane County, this has led the City of Aurora to determined that the extension is no longer feasible or necessary. Upon vacation, the land will be conveyed back to the Aurora Turners Club in accordance with standard regulations.
Lastly, the Petitioner is requesting approval of a Final Plat for the properties located at 1231 Mitchell Road, 1251 Mitchell Road, and 500 E. Indian Trail. The request includes the consolidation of the vacated portion of High Street and four existing lots into two new lots. Lot 1 will consist of the property with the existing house, which is proposed to be demolished, the vacant parcel at 1215 Mitchell Road, and the western half of the vacated High Street. This lot is intended to be sold for future commercial development. Lot 2 will include the eastern half of the vacated High Street and 500 E. Indian Trail, which is currently utilized by the Aurora Turner Club for recreational purposes.
DISCUSSION:
Staff has reviewed the Annexation Ordinance petition and they meet the applicable codes and ordinances.
POLICIES AND GUIDELINES::
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
14.01(4) To encourage quality site design throughout the City of Aurora
31.0 To promote and plan for the location of commercial centers, based on their functions and interrelationships, in order to provide a balanced distribution of commercial facilities that are conveniently accessible to all segments of the population.
31.1(3) To promote the development of commercial facilities in existing or planned commercial areas.
32.0 To enhance the positive and minimize the negative impacts and relationships that the location, design and appearance of commercial activities have on traffic patterns and on the stability and vitality of surrounding neighborhoods, other commercial centers, and the City as a whole.
32.01(1) To discourage new strip commercial development and prevent the intrusion of inappropriate commercial activity into residential areas by providing for the clustering of commercial activities in existing or planned commercial areas.
RECOMMENDATIONS:
Staff recommends APPROVAL of the Ordinance Annexing Property located at 1681 Bilter Road to the City of Aurora, Illinois.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" District Notice Mailing Affidavit
Exhibit "C" Plat of Annexation
Land Use Petition and Supporting Documents
Maps
Legistar Number: 25-0421
cc: Alderwoman Patty Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Annexing Property located at 1231 Mitchell Road to the City of Aurora, Illinois 60505
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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, Turn-Verein Frisch-Auf Corporation (dba Aurora Tuners Club), 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 Wednesday, March 26, 2025, the above-named owner petitioned the City of Aurora to annex the real property legally described on said Exhibit “A” to the City of Aurora, in accordance with the provisions of Section 7-1-8 of the Illinois Municipal Code (65 ILCS 5/7-1-8); and
WHEREAS, the above-named party, as owner of record of the real estate legally described on said Exhibit “A”, requested that the property be zoned pursuant to the provisions of Chapter 49 of the Code of Ordinances, City of Aurora, being the Zoning Ordinance and the Zoning Map attached thereto; and
WHEREAS, the corporate authorities of the City of Aurora have determined that the property is contiguous to the City of Aurora and is not within the corporate limits of any other municipality and that the petition in all other respects conforms to the requirements of law; and
WHEREAS, due statutory notice has been given to those entities listed in the affidavit and Annexation Notification List attached hereto as Exhibit “B”, including the County Clerk (as election authority), the supervisor, clerk and all respective members of township board and the highway commissioner in any affected township, and the trustees of any fire protection district in which the Subject Property is located
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 real estate described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, be, and the same is hereby annexed to the City of Aurora, Illinois.
Section Six: That the property to the far side of any adjacent public right-of-way within said annexed area, and the same is, hereby also annexed to the City of Aurora, Illinois.
Section Seven: That the corporate limits of the City of Aurora, and the same are, hereby extended to include the territory hereby annexed to the City of Aurora, Illinois.
Section Eight: That the real estate legally described on said Exhibit “A” is hereby placed in the R-1 One-Family Dwelling District zoning classification of Chapter 49 of the Code of Ordinances, City of Aurora, being the Zoning Ordinance and the Zoning Map attached thereto, pursuant to Section 103.2(h) of said Ordinance.
Section Nine: That the City Clerk of the City of Aurora is hereby authorized and directed to file with the applicable County Recorder of Deeds a certified copy of the Ordinance, together with an accurate plat of the territory annexed, which plat shall be certified as to its correctness and attached hereto as Exhibit “C”.