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TO: Mayor Richard C. Irvin
FROM: Tracey M. Vacek, Senior Planner
DATE: April 28, 2023
SUBJECT:
A Resolution authorizing and directing the filing of a written protest to Will County with respects to the Map Amendment Petition rezoning the property from R-1 Single Family Residential to I-1 Limited Industrial or any other similar zoning relief filed by Sergiu Tugutchi on vacant property along Wolf's Crossing Road, east of Soccer Drive, in Wheatland Township
PURPOSE:
The purpose for this resolution is to formally object to the rezoning of the vacant property south of Wolf’s Crossing Road, just east of Soccer Drive, in unincorporated Will County, within the City of Aurora’s Planning Jurisdiction from R-1 Single Family Residential to I-1 Limited Industrial.
BACKGROUND:
The Subject Property is currently vacant land located on the south side of Wolf's Crossing Road, just east of Soccer Drive in unincorporated Will County. It is currently zoned R-1 Single-family Residential within the County.
The Petitioner, Sergiu Tugutchi, is requesting approval of a Rezoning. The details include rezoning the Subject Property from R-1 Single-family Residential to I-1 Limited Industrial to operate a truck repair facility.
DISCUSSION:
Staff has reviewed the Will County Map Amendment (rezoning) Petition, submitted by Sergiu Tugutchi.
In the last 20 years, this area has transformed from a mostly agricultural area into a now majority residential area with associated community facilities (religious institutions, parks, and schools) with some smaller commercial and retail. Wolf's Crossing Road, which is a two-lane road along this stretch, is the major east-west road serving the nearby residential neighborhoods and a larger area.
This area is designated on the City's Comprehensive Plan as industrial, however, it has traditionally seen small contractor uses or light industrial uses. Much of the area near or within proximity of the Subject Property at one time was shown as future industrial use on the City of Aurora and the City of Naperville Comprehensive Plans. However, as stated earlier, over the last few decades the area has become predominately residential and both City’s Comprehensive Plans have been updated to support this growth.
The I-1 Limited Industrial zoning is primarily intended to accommodate low-impact industrial uses. However, Staff does not feel that the proposed truck repair facility use is meeting the intent of the zoning as it is an intensification of the uses, and it is not in keeping with the trend and character of the surrounding land uses.
While the Will County 2040 Long Range Transportation Plan shows Wolf's Crossing Road as a Freight Route, the plan also identifies it as a five-lane road and the City of Aurora and Wheatland Township has no current plans for road widening or improvements. As this property will have direct access onto Wolf’s Crossing Road, this unimproved section will bear the burden of all the additional heavy truck traffic and will negatively impact the area causing traffic congestion as trucks enter and leave the property.
Therefore, Staff is not in support of the Map Amendment Petition for the truck repair facility use as this is an intensification of land use, would worsen traffic conditions on Wolf's Crossing Road and does not meet the City's Physical Development Policies.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies not being met:
12.0 To plan and provide for the growth of the City through the integration of land use patterns and functions that promote complementary interactions between different land use components.
12.1(7) To protect residential development from the negative effects of high volume traffic corridors and incompatible land uses.
40.0 To plan and promote industrial, office, office-research development in areas suited to such development and to minimize the negative impacts of industries on surrounding land uses and the environment.
RECOMMENDATIONS:
Staff recommends the Resolution authorizing and directing the filing of a written protest to Will County with respects to the Map Amendment Petition rezoning the property from R-1 Single Family Residential to I-1 Limited Industrial or any other similar zoning relief filed by Sergiu Tugutchi on vacant property along Wolf's Crossing Road, east of Soccer Drive, in Wheatland Township.
ATTACHMENTS:
Will County Application
cc: Edward T. Sieben, Zoning & Planning Director
John P. Curley, Chief Development Services Officer
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution authorizing and directing the filing of a written protest to Will County with respects to the Map Amendment Petition rezoning the property from R-1 Single Family Residential to I-1 Limited Industrial or any other similar zoning relief filed by Sergiu Tugutchi on vacant property along Wolf's Crossing Road, east of Soccer Drive, in Wheatland Township
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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, via email dated March 23, 2023, Will County notified the City of Aurora regarding the Map Amendment Petition Rezoning the property from R-1 Single Family Residential to I-1 Limited Industrial filed by Sergiu Tugutchi on vacant property along Wolf's Crossing, east of Soccer Drive, in Wheatland Township which is within one and one half miles of the City of Aurora; and
WHEREAS, the City Council reviewed the Petition and recommends authorizing and directing the filing of a written protest to the Will County with respects to the Map Amendment Petition rezoning the property from R-1 Single Family Residential to I-1 Limited or any other similar zoning relief; 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 authorizing and directing the filing of a written protest to Will County with respects to the Map Amendment Petition rezoning the property from R-1 Single Family Residential to I-1 Limited Industrial or any other similar zoning relief filed by Sergiu Tugutchi on vacant property along Wolf's Crossing, east of Soccer Drive, in Wheatland Township.