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TO: Mayor John Laesch
FROM: Stephen Broadwell, AICP, Planner
DATE: July 17, 2025
SUBJECT:
A Resolution Approving a Final Plan Revision for 1125 Aurora Avenue to modify a condition placed on the Final Plan approval (Flip 25, LLC - 25-0579 / AU15/2-24.065-CUPD/FSD/FPN - SB - Ward 1)
PURPOSE:
The Petitioner is requesting to pay a fee in lieu of constructing sidewalks due to the extensive improvements required by Illinois Department of Transportation (IDOT) at the intersection of Indian Trail and Aurora Avenue.
BACKGROUND:
On May 14, 2024, the City Council unanimously approved the Conditional Use Planned Development, Final Plat, and Final Plan for a gas station with a retail and a drive thru component.
As part of the approval, a condition was placed on the Final Plan requiring that the Petitioner work with the City’s Engineering Division to construct a five (5) foot wide sidewalk along the frontages on Route 25 (Aurora Avenue) and E. Indian Trail.
Due to IDOT standards, there would be significant improvements required to the intersection to install the sidewalk, which is cost prohibited for this size of development. In addition, this sidewalk improvement will most likely need to be reconstructed when IDOT upgrades the intersection in the future. Since IDOT is not requiring sidewalk installation as part of this development, the Engineering Division is recommending that the Petitioner provide a fee in lieu of construction. This approach allows the City to allocate the funds toward sidewalk improvements in a more coordinated manner.
All other conditions will remain the same as stated in the Final Plan Resolution R24-142.
DISCUSSION:
Staff has reviewed the Final Plan Revision and agrees that replacement of the condition four (4) is appropriate.
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.
14.1 (1): To foster future growth in the City that does not contribute to deterioration in either existing developments of a reduction in the City’s ability to provide adequate services.
31.1 (3): To promote the development of commercial facilities in existing or planned commercial areas.
RECOMMENDATIONS:
Staff recommends CONDITIONAL APPROVAL of the Final Plan Revision for 1125 Aurora Avenue to modify condition four (4) with the following:
That the Petitioner provide fee in lieu of construction to the Engineering Division for the construction of sidewalk along Indian Trail and Aurora Avenue prior to Final Engineering approval.
ATTACHMENTS:
Resolution R24-142
Appealable Sheet
Maps
cc: Building, Zoning, and Economic Development Committee:
Chairperson Mike Saville
Vice Chair Patty Smith
Alderman Javier Banuelos
Alderwoman Juany Garza
Alderman-at-Large Will White
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan Revision for 1125 Aurora Avenue to modify a condition placed on the Final Plan approval
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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, Flip 25, LLC filed with the City of Aurora a petition requesting approval of a Final Plan Revision for 1125 Aurora Avenue to modify a condition placed on the Final Plan approval.
WHEREAS, on July 23, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan Revision 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 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 ORDAINED by 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 the Final Plan Revision for 1125 Aurora Avenue to modify condition four (4) with the following:
That the Petitioner provide fee in lieu of construction to the Engineering Division for the construction of sidewalk along Indian Trail and Aurora Avenue prior to Final Engineering approval
BE IT FURTHER RESOLVED that the Building, Zoning and Economic Development Committee of the City of Aurora hereby adopts the Final Plan Revision.