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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: March 7, 2025
SUBJECT:
A Resolution Approving a Revision to the Preliminary Plan and Plat for Liberty and Eola Subdivision, located at the southwest Corner of Liberty Street and N. Eola Road (Eola Liberty LLC - 25-0191 / NA20/1-25.038 - CUPD/Ppn/Psd - JM - Ward 7)
PURPOSE:
The Petitioner Eola Liberty LLC is requesting approval of a revision to the Preliminary Plan and Plat for Liberty and Eola Subdivision, located at the southwest corner of Liberty Street and N. Eola Road, for a Car Wash, Single Bay (2832) Use and a future commercial building which includes combining a previous buildable lot with the adjacent detention lot.
BACKGROUND:
The Subject Property is currently vacant with B-2(C) General Retail District with a Conditional Use and OS-1(C) Conservation, Open Space, and Drainage District Zoning with a Conditional Use zoning, which is part of the Liberty and Eola Subdivision Conditional Use Planned Development.
The Petitioner is requesting approval of a revision to the Preliminary Plan and Plat for Liberty and Eola Subdivision for a Car Wash, Single Bay (2832) Use and a future commercial building. The Preliminary Plan and Plat Revision is very similar to the original. The major change is the consolidation of the third buildable lot along Eola Road with the detention lot. The project still proposes an approximate 5,000 square foot car wash on a 69,518 square foot lot located at the corner of Liberty Street and Eola Road. A second 72,565 square foot lot is being planned for future commercial development. The car wash is in the process of being developed and will subsequently come through with a Final Plan and Plat following entitlements. The other lot noted as future only shows a hypothetical layout that maximizes potential development opportunities. Final Plans for the future lots will be required once specific projects are proposed. The third lot now consists of 94,969 square feet for stormwater detention along with a drive aisle to access the entrance on Eola.
The access remains the same with a full access off Liberty Street that is setback as far from Eola Road as possible being around 350 feet from the intersection. The second access to the site was originally approved as a full access on Eola Road but has changed to a three-quarter entrance. A southbound right turn lane has also been added to Eola Road.
The car wash includes three queue lanes with one additional preparation lane to the side. These lanes will merge into a single lane to enter the single-bay car wash. Cars will exit out of the car wash onto the internal drive aisle and can either go east to the vacuum spots and to the entrance on Eola Road or west towards the entrance on Liberty Street. Twenty-six vacuum stalls are provided with three employee parking spaces.
Concurrently with this proposal, the Petitioner is requesting a Plan Description Revision to the Conditional Use Planned Development to change approximately 0.9 acres of the property from B-2(C) General Retail District with a Conditional Use to OS-1(C) Conservation, Open Space, and Drainage District with a Conditional Use. The details of the request include changing the approved plan description from three lots zoned with underlying B-2 Business District - General Retail to two lots zoned with underlying B-2 Business District - General Retail. The previous third buildable lot will be consolidated with the stormwater detention facility and will be zoned underlying OS-1 Conservation, Open Space, and Drainage District. Upon further review, the third parcel cannot feasibly be developed; therefore, it will be consolidated with the detention lot and expand the detention.
As a reminder, in 2023, the petitioner requested the creation of the Liberty and Eola Subdivision Conditional Use Planned Development to allow for the property to be rezoned to permit the development of a single-bay car wash, future commercial development, and stormwater management. The details of the request included a Plan Description that allows for modifications to the uses and bulk restrictions. The following aspects of the Plan Description will remain. This includes allowing one Car Wash, Single-Bay (2832) use on Lot 2 while prohibiting additional uses. The minimum interior side yard setback on the western property line of Lot 1 abutting residential, was increased from 20 feet to 50 feet. The Landscaping and Screening requirements were amended to require the installation of a three-to-five-foot berm and an 8’ privacy fence along the western property line of Lot 1 at the time of development of Lot 2, being the car wash, along with the installation of the required perimeter yard and buffer yard landscaping at the time of development of Lot 2, or Lot 1 being whichever occurs first.
DISCUSSION:
Staff has reviewed the Preliminary Plan and Plat Resolution 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.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
10.0 To provide for the orderly, balanced and efficient growth and redevelopment of the City through the positive integration of land use patterns, functions, and circulation systems. To protect and enhance those assets and values that establishes the desirable quality and general livability of the City. To promote the City’s position as a regional center.
11.1 (5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
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 A Resolution Approving a Revision to the Preliminary Plan and Plat for Liberty and Eola Subdivision, located at the southwest Corner of Liberty Street and N. Eola Road..
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Preliminary Plan
Exhibit "A-2" Preliminary Plat
Land Use Petition with Supporting Documents
Location Map
Preliminary Elevations
Draft Landscape Plan
Legistar Number: 25-0191
cc:
Alderwoman Patty Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman Bill Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Revision to the Preliminary Plan and Plat for Liberty and Eola Subdivision, located at the southwest Corner of Liberty Street and 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 February 5, 2025, Eola Liberty LLC filed with the City of Aurora a petition requesting approval of a revision to the Preliminary Plan and Plat for Liberty and Eola Subdivision, located at the southwest corner of Liberty Street and N. Eola Road, for a Car Wash, Single Bay (2832) Use and a future commercial building. and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-2”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on March 5, 2025, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on March 12, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Preliminary Plat and 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 Preliminary Plan and Plat;
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Preliminary Plat and Plan and related required documents as attached hereto as Exhibit "A-1" Preliminary Plat and Exhibit “A-2” Preliminary Plan.