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TO: Mayor John Laesch
FROM: Alessandro (Alex) Minnella, LEED GA, Senior Planner
DATE: November 20, 2025
SUBJECT:
A Resolution Approving a Final Plan on property located at 3080 Bilter Road for Warehouse, Distribution and Storage Services (3300) Use (High Street Logistics Properties NA05/1-25.305 - Fpn - AM - WARD 10)
PURPOSE:
The Petitioner, High Street Logistics Properties, is requesting approval of a Final Plan for the property located at 3080 Bilter Road part of the Butterfield Planned Development District, for a Warehouse, Distribution and Storage Services (3300) use, which includes development of the Subject Property for an approximately a 147,000 square foot warehouse/distribution facility.
BACKGROUND:
The subject property, approximately 18 acres of vacant land located at 3080 Bilter Road, is zoned as Planned Development District (PDD) and falls within the Butterfield Planned Development District. The Comprehensive Plan designates the site for future development as Office / Research / Light Industrial.
The Petitioner is seeking approval to develop the subject property for Warehouse, Distribution and Storage Services (3300) use. This proposed development would feature an approximately 147,000-square-foot speculative warehouse/distribution facility, including associated parking, loading area, and trailer parking. The Final Plan shows 184 parking spaces of which 6 are handicapped accessible. This meets the minimum parking requirement.
The final plan shows a full-access shared driveway on Bilter Road, a right-in/right-out driveway on Eola Road to facilitate the traffic flow.
The proposed building’s exterior material mostly consists of precast concrete wall panels tinted white, gray and blue, with metal canopy. The overall height of the building is approximately 37 feet.
DISCUSSION:
Staff has reviewed the Final Plan Resolution petition and has sent comments back to the Petitioner on those submittals. The Petitioner has made the requested revisions to these documents, and they now meet or exceed the applicable codes and ordinances.
As previously mentioned, the Subject Property is vacant. The Petitioner has provided a proposal that is consistent with the trend of development in the surrounding area.
It is important to note that, as part of its submittal, the petitioner provided a traffic study prepared by Haeger Engineering that determined the development will have a negligible impact on the main intersection's operations.
The Petitioner submitted a landscaping plan that not only satisfies but surpasses the applicable municipal codes and ordinances. Specifically, the design provides for a greater material count than the minimum required, by enhancing screening along the entire perimeter of the property with particular attention to the westerly boundary of the drive aisle, providing buffering to the church.
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.
41.1 (2): To promote a balanced distribution of industries within the City.
41.1 (3): To encourage the location of industrial, office and office-research development near transportation facilities designed to provide adequate and efficient linkages to sources of labor, production materials and markets.
RECOMMENDATIONS:
Staff recommends APPROVAL of the Resolution Approving a Final Plan on property located at 3080 Bilter Road for Warehouse, Distribution and Storage Services (3300) Use.
ATTACHMENTS:
Exhibit "A-1" - Final Plan
Exhibit "A-2" - Landscape Plan
Exhibit "A-3" - Building & Signage Elevations
Fire Access Plan
Property Parcel Maps
Land Use Petition and Supporting Documents
cc: Tracey Vacek, 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 Approving a Final Plan on property located at 3080 Bilter Road for Warehouse, Distribution and Storage Services (3300) Use.
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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 25, 2025, High Street Logistics Properties filed with the City of Aurora a petition “requesting approval of a Final Plan on property located at 3080 Bilter Road for a Warehouse, Distribution and storage services (3300) use” and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, on December 10, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan and recommended APPROVAL of said petition; and
WHEREAS, the decision of the Building, Zoning and Economic Development Committee with respect to a Final Plan is subject to appeal to the City Council in the manner set forth in Chapter 34 of the Code of Ordinances, City of Aurora, Illinois; and
WHEREAS, no person authorized under Chapter 34 to appeal such decision having done so in the manner set forth in the Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed Final Plan; and
NOW, THEREFORE, BE IT RESOLVED that the Building, Zoning and Economic Development Committee 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.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic Development Committee of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A-1" Final Plan, Exhibit “A-2” Landscape Plan, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications deemed necessary by the Aurora City Engineer.