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TO: Mayor Richard C. Irvin
FROM: Tracey M. Vacek, Senior Planner
DATE: September 3, 2021
SUBJECT:
A Resolution Approving a Revision to the Final Plan located at 1165 N. Lake Street for a standalone Restaurant with a drive-through facility (The Glazier Corporation - 21-0621 / AU15/1-21.232-Fpn/R - TV - Ward 6)
PURPOSE:
The Petitioner, The Glazier Corporation, is requesting approval of a Final Plan Revision for the property located 1165 N. Lake Street for a standalone Restaurant with a drive-through facility.
BACKGROUND:
The Subject Property currently consists of a vacant restaurant building which was previously a Long John Silver's Restaurant. This has been vacant several years in a deteriorating condition. In early 2020, the Petitioner received approval of a Special Use Planned Development and a Final Plan to construct a multi-tenant commercial building which was going to be anchored by a national coffee company with drive-through of approximately 2,400 square feet, and additional retail of approximately 5,900 square feet.
Due to the pandemic, the Petitioner has not been able to secure additional tenants, therefore, the Petitioner is requesting approval of a Final Plan Revision to now build a standalone 2,225 square foot building for a national coffee company with a drive-through. Like the previous plan, the entire site will be re-constructed with a newly established 9.87' landscaped setback along Lake Street. The northerly access to the site will be removed, leaving the southerly access point across from Old Indian Trail Road. There will be a total of 35 parking spaces on the site which exceeds the zoning requirements. The layout will also provide plenty of vehicle stacking for the drive through. A 5.5' wide sidewalk is also being installed along Lake Street.
The Petitioner is proposing to remove all existing landscaping on the property except for 5 large trees along the south property line. New landscaping will be implemented throughout the site including along Lake Street, the north and south property lines, around the foundation of the building and within parking islands.
The elevation of the building consists of a combination of brick and EIFs in gray hues. A ban of wood siding with a metal canopy wraps around a portion of the building including over the drive through.
DISCUSSION:
Staff has reviewed the Final Plan 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.
This new restaurant development will help with the redevelopment of North Lake Street as there has not been new construction here in a number of years. It will help beautify the corridor and help stimulate other redevelopment along the North Lake Street corridor.
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.
11.1(3) To encourage new development contiguous to existing development.
RECOMMENDATIONS:
Staff recommends CONDITIONAL APPROVAL of the Resolution Approving a Revision to the Final Plan located at 1165 N. Lake Street for a standalone Restaurant with a drive-through facility, with the following conditions:
1) That the Final Plan approval shall be contingent upon Final Engineering approval.
2) That the Final Plan approval shall be contingent upon receiving an amended Illinois Department of Transportation (IDOT) approval and permit for any work in the state right-of-way.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Fire Plan
Land Use Petition with Supporting Documents
Maps
Legistar Number: 21-0621
cc:
Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Revision to the Final Plan located at 1165 N. Lake Street for a standalone Restaurant with a drive-through facility
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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 August 9, 2021, The Glazier Corporation filed with the City of Aurora a petition requesting approval of a Final Plan Revision for the property located 1165 N. Lake Street for a standalone Restaurant with a drive-through facility and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, on September 15, 2021, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan and the before mentioned recommendations and recommended CONDITIONAL 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 the City of Aurora Zoning Ordinance; and
WHEREAS, no person authorized under City of Aurora Zoning Ordinance to appeal such decision having done so in the manner set forth in the Resolution, 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 CONDITIONAL APPROVAL of said Final Plan with the following conditions:
1) That the Final Plan approval shall be contingent upon Final Engineering approval.
2) That the Final Plan approval shall be contingent upon receiving an amended Illinois Department of Transportation (IDOT) approval and permit for any work in the state right-of-way.
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 or vacations deemed necessary by the Aurora City Engineer.