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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: October 4, 2018
SUBJECT:
A Resolution Approving a Final Plan on Lot 1 of Greenfield Commons Second Resubdivison Subdivision, Located at 2340 West Indian Trail for a Multi-Tenant Retail Sales or Services (2100) Use and a Restaurant with a Drive-through Facility (2530) Use (JRG West Aurora, LLC - 18-0401 / AU18/1-15.156-Su/Fpn - SB - Ward 5)
PURPOSE:
The Petitioner, DXU Studio Architects, is requesting approval of a Final Plan for a two-phased development of an approximately 8,100 square foot building for three tenants, with a drive-through restaurant.
BACKGROUND:
The subject property is currently vacant land, and is 1.33 acres. The subject property zoned B-2(S), General Retail with a Special Use Planned Development and is located within the Greenfield Commons Second Resubdivision. The adjacent properties include similar commercial and retail uses, as well as fast food restaurants. There are also industrial uses in the area. Additional information on the legislative history of the property can be found in the attached Property Research Sheet.
The Petitioner is requesting approval of a Final Plan for a three tenant building, which will include a drive-through fast food restaurant. The building will be developed in two phases, both of which are included as part of this Final Plan. Similar to the neighboring businesses, access to this property will be from the private parking lot to the south.
The first phase includes two tenants: the first tenant is approximately 1,900 square feet for fast food with a drive-through restaurant (Jersey Mike's Subs); the second tenant is approximately 3,500 square feet for a personal services use (ATI Physical Therapy); and, the third tenant, which is the future building expansion, is approximately 2,700 square feet for an anticipated future restaurant use. Upon completion of the phased development, the building will be 8,100 square feet. The minimum required parking 57 parking spaces will be added during the respective development phases to ensure that adequate parking is provided. Landscaping will be installed that allows for the future site development without being disturbed.
The Petitioner has also provided building elevations that indicates the two tenants that will be built during the development’s first phase, as well as elevations that incorporate the third tenant that will be added during the second phase.
Concurrently with this request, the Petitioner is requesting approval of a Special Use for a Restaurant with a Drive-through Facility (2530) use. The details of the request include the development of the subject property in compliance with the Aurora Zoning Ordinance’s standards, which requires a Special Use for any new business within one thousand feet of a public intersection that is non-residential on all four corners and also contains at least two or more drive-through establishments within the same distance.
DISCUSSION:
Staff has reviewed the Final Plan petition and have sent comments to the Petitioner based on those submittals. The Petitoner has made the requested revisions to these documents and they now meet the applicable codes and ordinances.
POLICIES AND GUIDELINES:
The Staff's Evaluations and Recommendation are based on the following Physical Development Policies:
31.1 (3): To promote the development of commercial facilities in existing or planned
commercial areas.
31.1 (4): To encourage the development of multiple use commercial, employment,
and service centers.
31.1 (5): To promote the vitality of existing commercial centers within the
commercial hierarchy.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of the resolution approving a Final Plan on Lot 1 of Greenfield Commons Second Resubdivison, located at 2340 West Indian Trail for a multi-tenant Retail Sales or Services (2100) use and a Restaurant with a Drive-through Facility (2530) use.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building & Signage Elevations
Fire Access Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 18-0401
cc: Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Final Plan on Lot 1 of Greenfield Commons Second Resubdivison Subdivision, Located at 2340 West Indian Trail for a Multi-Tenant Retail Sales or Services (2100) Use and a Restaurant with a Drive-through Facility (2530) Use
body
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 May 4, 2018, DXU Studio Architects filed with the City of Aurora a petition requesting approval of a Final Plan for Lot 1 of Greenfield Commons Second Resubdivison Subdivision, located at 2340 W. Indian Trail, for a Retail Sales and Service (2100) use and a Restaurant with a Drive-through Facility (2530) Use on Lot 1 of Greenfield Commons Second Resubdivison Subdivision located at 2340 W. Indian Trail
Requesting approval of a Final Plan for Lot 1 of Greenfield Commons Second Resubdivison Subdivision, located at 2340 W. Indian Trail for a Retail Sales and Service (2100) Use and a Restaurant with a Drive-through Facility (2530) Use, and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission, on October 3, 2018, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on October 11, 2018, the Planning and 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.
BE IT FURTHER RESOLVED that the City Council 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.