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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: August 25, 2025
SUBJECT:
An Ordinance Establishing a Conditional Use Planned Development and Approving the 411 E. Galena Plan Description for the property located at 411 E. Galena Boulevard (Parkway Apartments, LLC - 25-0647 / AU22/4-25.222 - CUPD/Fpn - JM - Ward 2)
PURPOSE:
The Petitioner, Parkway Apartments, LLC, is requesting the Establishment of a Conditional Use Planned Development on the property located at 411 E. Galena Boulevard which includes a Plan Description to allow a parking lot for the adjacent apartment buildings.
BACKGROUND:
The Subject Property is currently vacant R-3 One-Family Dwelling District zoning. The property previously had a gazebo and path on it. While appearing to be a public park, the property was privately owned. The City had intentions in the early 2000s to put a public park on the site and began doing so with the paths and gazebo. However, the sale of the property was never finalized, and it was sold to a private entity. The petitioner owns both apartment buildings at 415 E. Galena and 419 E. Galena Boulevard.
The Petitioner is requesting the Establishment of a Conditional Use Planned Development. The details of the request include a Plan Description to allow a Parking Facilities, Residential (4160) Use as the sole use of the parcels along with variations to the setback and lot coverage.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan for 411 E. Galena Boulevard for a Parking Facilities, Residential (4160). The details of the request include a Final Plan that shows the parking lot setback five feet from the property line. Currently 415-419 E Galena Blvd has 27 spaces that accommodate 56 residential units. The owner is requesting to add an additional 13 spaces as well as reconfiguring the parking lot to allow circulation around all the spaces and access to both S. 4th Street and Galena Boulevard. The Landscape Plan shows a hedgerow of evergreen and deciduous shrubs with trees lining the parking lot on both S. Fourth Street and Galena Boulevard to provide screening to the lot. Street trees will also be added in the right-of-way. The existing decorative metal fence will remain.
DISCUSSION:
Staff has reviewed the Conditional Use Ordinance Planned Development 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.
Due to the property not meeting the minimum lot size required by zoning, the narrow, irregular configuration, and the shared access to the property to the south, the property has been unable to develop under the current zoning and building code requirements. With the City’s recent upgrades to McCarthy Park, there is not a need for a small, passive park right across the street from the park. The addition of a nearby, dedicated off-street lot would relieve congestion and overflow issues that affect both the property and the surrounding streets. The landscaping will provide attractive screening to the lot. The owner began work but stated it can be reversed if not approved.
Staff has the following comments regarding findings of facts.
1. Will the establishment, maintenance or operation of the conditional use be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare?
The project will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare as the project will provide additional off-street parking, reducing the risk of traffic incidents, illegal parking, or pedestrian conflicts on public streets.
2. Will the conditional use be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted or substantially diminish and impair property values within the neighborhood; factors including but not limited to lighting, signage and outdoor amplification, hours of operation, refuse disposal areas and architectural compatibility and building orientation?
The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity or diminish or impair property values as the project will contribute to the neighborhood functionality by controlling overflow parking and creating additional dedicated parking with screening and landscaping. The project will enhance the other properties by alleviating congested street parking.
3. Will the establishment of the conditional use impede the normal and orderly development and improvement of surrounding property for uses permitted in the district?
The development will not impede the normal and orderly development and improvement of surrounding properties for uses permitted in the district as the proposed use provides parking for the existing apartment buildings in the area and will not impact the surrounding single-family homes.
4. Will the proposal provide for adequate utilities, access roads, drainage, and/or other necessary facilities as part of the conditional use?
Utilities required for a parking lot are already existing. Stormwater will be handled in compliance with City code through on-site drainage systems that prevent runoff from impacting adjacent properties or sidewalks.
5. Does the proposal take adequate measures, or will they be taken to provide ingress and egress so designed to minimize traffic congestion in the public streets? (For automobile intensive uses including but not limited to, gas stations, car washes, and drive through facilities, the concentration of similar uses within 1000 feet of said subject property should be given consideration as to the impact this concentration will have on the traffic patterns and congestion in the area.)
The project does provide adequate ingress/egress. Access to the site allows for safe and efficient vehicle entry and exit, reducing interference with pedestrian flow or nearby intersections. The project will reduce the volume of cars parked on narrow residential streets, alleviating congestion and improving traffic safety in the immediate vicinity.
6. Does the conditional use in all other respects conform to the applicable regulations of the district in which it is located, except as such regulations may in each instance be modified by the city council pursuant to the recommendations of the commission?
Besides variations outlined in the Plan Description, the conditional use does conform to regulations of the R-3 district.
7. FOR HOTELS: N/A
8. Are the uses permitted by such exceptions necessary or desirable and appropriate with respect to the primary purpose of the development?
The uses are necessary, desirable, and appropriate with respect to the primary purpose of the development as it provides needed residential parking for the adjacent apartment buildings.
9. Are the uses permitted by such exception of a nature or so located as to not exercise an undue detrimental influence on the surrounding neighborhood?
The uses are of a nature and are so located as to not exercise an undue detrimental influence on the surrounding neighborhood as the surrounding neighborhood includes the apartment buildings served by this parking lot and will have a positive impact to the surrounding single-family homes by alleviating street parking demand.
10. Are the use exceptions so allowed reflected by the appropriate zoning district symbols and so recorded on the zoning district map?
The exceptions so allowed are reflected by the appropriate zoning district symbols and are so recorded on the zoning district map
11. ONLY FOR INDUSTRIAL SITE CONDITIONAL USE PLANNED DEVELOPMENTS: N/A
Public Input: As of the date of this memo, staff has received public inquiries requesting additional information on this petition
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1 (5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
11.1 (3) To encourage new development contiguous to existing development.
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
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the Ordinance Establishing a Conditional Use Planned Development and Approving the 411 E. Galena Plan Description for the property located at 411 E. Galena Boulevard.
ATTACHMENTS:
EXHIBITS:
Exhibit "A" Legal Description
Exhibit "B" Plan Description
Land Use Petition with Supporting Documents
Legistar Number: 25-0647
cc:
Alderman Michael B. Saville, Chairperson
Alderman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Establishing a Conditional Use Planned Development and Approving the 411 E. Galena Plan Description for the property located at 411 E. Galena 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, Parkway Apts, 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 hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated July 25, 2025, Parkway Apartments, LLC filed with the City of Aurora a petition requesting the Establishment of a Conditional Use Planned Development on the property located at 411 E. Galena Boulevard in the form of 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, after due notice and publication of said notice, the Planning and Zoning Commission conducted a public hearing on August 20, 2025, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on August 27, 2025 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; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning and Zoning Commission, finds that the proposed Conditional Use is not contrary to the purpose and intent of Chapter 49 of the Code of Ordinances, City of Aurora.
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: In accordance with Section 104.3 of Chapter 49 of the Code of Ordinances, City of Aurora, being the Zoning Ordinance and the Zoning Map attached thereto, and Article VI of Chapter 34 of the Code of Ordinances, City of Aurora, a Conditional Use permit is hereby granted for a Planned Development for the real estate property legally described in Exhibit “A”.
Section Six: That this Conditional Use permit hereby granted is solely for the purpose of a Planned Development and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the petitioner and their respective heirs, executors, administrators, successors, assigns and devisees for the duration of said Conditional Use.
Section Seven: That the Plan Description 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 is hereby approved
Section Eight: That should any of the above-stated conditions not be met or that the property described in Exhibit “A” is not developed in accordance with the Conditional Use the City Council shall take the necessary steps to repeal this Ordinance.
Section Nine: That future proposals for expansion or intensification of whatever kind for the property legally described in said Exhibit “A”, except as provided for herein, shall be considered only upon proper application, notice and hearing as provided Section 34.601 of Chapter 34 of the Code of Ordinances, City of Aurora.
Section Ten: That the property legally described in Exhibit “A” shall remain in the underlying zoning classification of R-3 One-Family Dwelling District and upon termination of the use of said property for a Planned Development, this Conditional Use permit shall terminate and the classification of R-3 One-Family Dwelling District shall be in full force and effect.
Section Eleven: That this Planned Development shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.
Section Twelve: That all modifications and exceptions under the Zoning Ordinance and all modifications and exceptions from the Subdivision Control Ordinance as set forth in the Plan Description, are hereby granted and approved.