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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: November 24, 2025
SUBJECT:
A Resolution Approving a Revision to the Final Plan for the Oakhurst Center Subdivision, Located at 404 N. Eola Road and 444 N. Eola Road (The Oakhurst Center, LLC - 25-0846 / NA20/3-25.288-CU/FPN/R - SB - Ward 7)
PURPOSE:
The Petitioner, The Oakhurst Center, LLC, is requesting approval of a Final Plan Revision for Lot 1 and Lot 2 of the Oakhurst Center subdivision, which includes the construction of an approximately two thousand (2,000) square foot building, with a single drive-through lane with one (1) ordering window and one (1) ordering menu, on Lot 2, and appropriate changes to the existing parking lot on Lot 1 to accommodate the new development.
BACKGROUND:
The property in question consists of Lot 1 and Lot 2 of the Oakhurst Center subdivision, which are addressed, respectively, as 444 N. Eola Road and 404 N. Eola Road. Lot 1, which is approximately two and a quarter (2.25) acres, contains the existing, approximately twenty-three thousand (23,000) square foot, multi-tenant commercial building, while Lot 2, which is approximately one (1) acre, is a parking lot. Lot 1 and Lot 2 share one hundred, forty-eight (148) parking spaces in the subdivision's existing configuration. The Comprehensive Plan designates the Oakhurst Center as Commercial, while the adjacent block of N. Eola Road is designated as Arterial.
The Final Plat and Final Plan resolution for the Oakhurst Center subdivision was approved per PDFNL05.06. The approved Final Plan from 2005 included the existing building on Lot 1, as well as indication on Lot 2 of a ten thousand (10,000) square foot building footprint outline intended to develop as a commercial building. The intent was to allow for the development of Lot 1 to commence, and to allow for Lot 2 to occur as an outline for future development, with intentions for a Final Plan Revision to be presented when development is ready. As a result, the original Final Plan included layout, parking, landscaping, utilities for both Lot 1 and Lot 2. The approved Final Plan accounted for parking on Lot 1 and Lot 2, with a total of one hundred, fourteen (114) striped parking spaces.
The subdivision includes a dedicated Cross Access Easement across Lot 1 and Lot 2, as well as a twenty-four (24) foot wide Ingress/Egress Easement that allows travel between the Oakhurst Center and its direct access to N. Eola Road, the Avistar subdivision to the south, and the office complex to the north. Direct access to the Subject Property is made via Lot 1’s existing access point, which maintains a single lane for entrance, as well as a single lane for exiting vehicles to turn left or drive straight, and a lane for exiting vehicles to turn right. There is also a left-turn lane on N. Eola Road for vehicles entering the Subject Property.
The Petitioner, the Oakhurst Center, LLC, is requesting approval of a Final Plan Revision for Lot 1 and Lot 2 of the Oakhurst Center subdivision. The details of the request includes the construction of an approximately two thousand (2,000) square foot building with a single drive-through lane on Lot 2, as well as changes to the layout of both Lot 1 and Lot 2 to reflect the proposed development. As a result, the plan proposes a total of one hundred, thirty (130) parking spaces: Lot 1 shows seventy-eight (78) parking spaces, while Lot 2 shows fifty-two (52) parking spaces. The minimum parking requirement for the existing multi-tenant retail building is one hundred, nineteen (119) spaces, and the minimum parking requirement for the drive-through restaurant building is eleven (11) spaces. Therefore, the Final Plan Revision, which shows a total of one hundred, thirty (130) parking spaces, is sufficient for the existing and proposed commercial subdivision’s minimum parking requirements. The Stormwater Management for the new development employs the existing utilities that were designed and implemented when the development was constructed in 2005.
The proposed building on Lot 2 is designed as a masonry building with a metal panel roof and cast stone architectural accents, and which is designed to be consistent with the existing building on Lot 1. The proposed building is to be approximately twenty-two (22) feet tall, and is consistent with that of the existing building.
The Landscape Plan indicates new landscaping around the proposed building on Lot 2, as well as throughout the portions of the parking lot on Lot 1 impacted by the proposed development. The Landscape Plan is, in all other respects, in compliance with what was previously approved in 2005.
Concurrently with this proposal, the Petitioner is requesting approval of a Conditional Use for a Restaurant with a Drive-through Facility (2530) use on Lot 2 of the Oakhurst Center subdivision. The details of the request include a new single lane drive-through restaurant in this existing commercial subdivision.
DISCUSSION:
Staff has reviewed the Final Plan Revision 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.
There are details of the proposal to be discussed, in addition to what is outlined above in this Staff Report.
In particular, this proposed development is to be fully incorporated to the existing development in a way that is consistent with its built, and planned, commercial nature that was previously reviewed and approved by the City of Aurora in 2005. This proposal for Lot 2 not only reflects the Petitioner’s original intent for a commercial use on Lot 2, but is also designed to reflect the current Zoning code requirements, including minimum parking for Lot 2 and Lot 1, vehicle stacking within the drive-through, and landscaping. In addition, the established minimum parking requirement for the proposed building is based on the standards for Strip Retail, which requires one (1) space per one hundred, seventy-five (175) square feet of Gross Floor Area. If the building on Lot 2 is to remain entirely as a restaurant as it is presently proposed, it cannot exceed thirty-three (33) seats. The minimum parking requirement for a restaurant is one (1) space per three (3) seats. Therefore, the eleven (11) proposed parking spaces dedicated to Lot 2 is sufficient to allow for its development, while allowing the remaining one hundred, nineteen (119) parking spaces to continue serving Lot 1’s existing development.
The development of Lot 2 is designed to be fully incorporated to the existing characteristics of the Oakhurst Center subdivision. The existing access is sufficient to support the full scope of this proposal, but to also fully integrate the flow of traffic in and out of the Subject Property in a way that does not hinder traffic congestion. The Subject Property’s full access point to N. Eola Road was incorporated with the previously approved Final Plan for Lot 1 and Lot 2. An increase of traffic on N. Eola Road, as a result of this proposal, is not likely as a majority of the vehicles entering and exiting the Subject Property would otherwise be making the same trip.
Finally, the Final Plan is showing the minimum requirement of five (5) parking spaces to be contained within the drive-through. The single drive-through lane and single ordering window is proportional to the approximately two thousand (2,000) square foot building, and is unlikely to generate enough traffic to have a significant impact outside of the Subject Property.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
14.1 (5): To provide for the visual enhancement of the City through attractive landscaping,
quality signage and diverse building design and arrangement.
31.1 (3): To promote the development of commercial facilities in existing or planned
commercial areas.
32.1 (3): To minimize the adverse effects of commercial activity on neighboring
development, particularly residential and open space areas through the
provision of buffering land uses and/or screening.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the resolution approving a Revision to the Final Plan for the Oakhurst Center Subdivision, located at 404 N. Eola Road and 444 N. Eola Road.
ATTACHMENTS:
Exhibit "A-1" - Final Plan
Exhibit "A-2" - Landscape Plan
Exhibit "A-3" - Building & Signage Elevations
Land Use Petition and Supporting Documents
Property Parcel Maps
cc: Building, Zoning, and Economic Development Committee:
Chairperson Mike Saville
Vice Chair Patty Smith
Alderman Javier Banuelos
Alderwoman Juany Garza
Alderman-at-Large Will White
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Revision to the Final Plan for the Oakhurst Center Subdivision, Located at 404 N. Eola Road and 444 N. Eola Road
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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 September 23, 2025, The Oakhurst Center, LLC filed with the City of Aurora a petition "Requesting approval of a Conditional Use for a Restaurant with a Drive-through Facility (2530) use on Lot 2 of the Oakhurst Center Subdivision, located near the northwest corner of N. Eola Road and E. New York Street." and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on November 19, 2025, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on November 26, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final 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 Final Plan.