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TO: Mayor Richard C. Irvin
FROM: Zoning and Planning Commission
DATE: December 3, 2020
SUBJECT:
A Resolution Approving a Revision to the Preliminary Plat and Plan for the Property Located at the Southwest Corner of Butterfield Road and North Farnsworth Avenue (CIMA Developers, LP - 20-0652 / BA36/3-20.166-Ppn/Psd/R/SUPD/R - SB - Ward 1)
PURPOSE:
The Petitioner, CIMA Developers, LP, is requesting approval of a revision to the Preliminary Plat & Plan for the PAS Plaza subdivision, which is located at the southwest corner of Butterfield Road and North Farnsworth Avenue, for a Retail Sales or Service (2100) use, a Drive-In Restaurant (2520) use, and a Truck Stop Establishment (2841) use.
BACKGROUND:
The Subject Property is currently zoned B-2(S), Business District - General Retail with a Special Use Planned Development, and OS-1(S), Conversation, Open Space, and Drainage District with a Special Use Planned Development. The subject property is approximately 5.031 acres. There is an existing gas station and car wash on the subject property, and the remainder of the property is vacant land. The proposal does not include the single-family home to its southwest.
The subject property was previously rezoned along with a Plan Description per O15-042, which was approved on August 11, 2015. This rezoning process changed the zoning from R-1, One Family Dwelling District, B-2, Business District - General Retail, and to B-3, Business and Wholesale District, to B-2(S), Business District - General Retail with a Special Use Planned Development and OS-1(S), Open Space and Drainage District with a Special Use Planned Development. The Plan Description included provisions to allow for a drive-through restaurant, a retail sales or service use with a drive-through, and the existing gas station and car wash. The approved Plan Description also includes a Special Sign District for signage along Butterfield Road and North Farnsworth Avenue. The existing gas station and car wash were approved via O99-063.
The previous Preliminary Plat and Plan was approved as R15-191 on July 14, 2015. The previous Final Plat and Final Plan were approved as R16-096 on April 12, 2016, and included four commercial lots for retail and a drive-through restaurant, in addition to the existing gas station, and one lot for detention.
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 revision to the Preliminary Plat and Plan for the PAS Plaza subdivision. The Preliminary Plat indicates three separate lots: Lot 1 will contain the existing gas station and car wash, as well as the proposed truck stop; Lot 2 will contain the multi-tenant retail and drive-through restaurant; Lot 3 will contain the detentions ponds.
The Preliminary Plan indicates a Truck Stop Establishment (2841) use to the south of the car wash facility on North Farnsworth Avenue on Lot 1. Access to the Truck Stop Establishment will be from North Farnsworth Avenue, with the entrance being moved further to the south, which will allow for trucks to more easily pass through the property, and then exit the establishment onto North Farnsworth Avenue. Lot 2 will contain an approximately ten thousand (10,000) square foot multi-tenant retail building with a drive-through restaurant. A new access point will be made to Butterfield Road on the subject property’s west end. The proposed parking lot will also connect to the existing parking lot to the west.
Concurrently with this proposal, Petitioner is requesting the revision of the Special Planned Development, and to change the B-2(S) and OS-1(S) zoning to meet the boundaries of the revised Preliminary Plat and Plan. Details of the revised Plan Description include a provision allowing the Truck Stop Establishment (2841) use, changes to the legal description of the associated lots for the rezoning, and no revisions to the Special Sign District.
DISCUSSION:
Staff has reviewed the Preliminary Plat and Plan Revision 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, with the exceptions of the reflected in the conditions listed in the Staff Recommendation below.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1 (3): To encourage new development contiguous to existing development.
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 (4): To encourage quality site design throughout the City.
14.1 (5): To provide for the visual enhancement of the City through attractive
landscaping, quality signage, and diverse building design and
arrangement.
63.1 (1): To promote an integrated pedestrian circulation system in the City.
RECOMMENDATIONS:
The Zoning and Planning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Revision to the Preliminary Plat and Plan for the Property Located at the Southwest Corner of Butterfield Road and North Farnsworth Avenue, with the following conditions:
1) That, prior to Final Engineering being approved for the subject property, the necessary easements for vacation and dedication of the private drive on the subject property be recorded at the Kane County Recorder’s office.
ATTACHMENTS:
Exhibit “A-1” Preliminary Plan
Exhibit “A-2” Preliminary Plat
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 20-0652
cc: Alderman Michael B. Saville, Chairperson
Alderman Sherman Jenkins, Vice Chairperson
Alderman Carl Franco, Member
Alderman Robert J. O'Connor, Member
Alderman Juany Garza, Member
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Revision to the Preliminary Plat and Plan for the Property Located at the Southwest Corner of Butterfield Road and North Farnsworth Avenue
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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 October 13, 2020, CIMA Developers, LP filed with the City of Aurora a petition Requesting Approval of a Revision to the Preliminary Plat & Plan for the PAS Plaza Subdivision, located at the Southwest Corner of Butterfield Road and North Farnsworth Avenue, for a Retail sales or service (2100) Use, Drive-in Restaurant (2520) Use, and Truck Stop Establishments (2841) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-2”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Zoning and Planning Commission, on December 2, 2020, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on December 9, 2020, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Preliminary Plan and Plat Revision and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Aurora, Illinois, ainds as facts all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Preliminary Plan and Plat with the following conditions:
1) That, prior to Final Engineering being approved for the subject property, the necessary easements for vacation and dedication of the private drive on the subject property be recorded at the Kane County Recorder’s office.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the and related required documents as attached hereto as Exhibit "A-1" Preliminary Plan and Exhibit “A-2” Preliminary Plat.