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TO: Mayor Laesch
FROM: Planning and Zoning Commission
DATE: June 5, 2025
SUBJECT:
A Resolution Approving a Final Plan on Lots 1-3 of Liberty & Eola Subdivision, located at the southwest corner of Liberty Street and N. Eola Road for a Car Wash, Single Bay (2832) Use (Eola Liberty LLC - 25-0473 / NA20/1-24.265 - Fsd/Fpn - JM - Ward 7)
PURPOSE:
The Petitioner Eola Liberty LLC is requesting approval of a Final Plan for Lots 1-3 of Liberty & Eola Subdivision, located at the southwest corner of Liberty Street and N. Eola Road for a Car Wash, Single Bay (2832) Use which includes the development of an automatic car wash and related stormwater detention facility.
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 Final Plan for Lots 1-3 of Liberty & Eola Subdivision, for a Car Wash, Single Bay (2832) Use. The details of the request include the development of 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. The second lot is not currently being Final Planned and therefore, just shows a general concept layout that the lot is buildable. A Final Plan for the future lot will be required once specific projects are proposed. The third lot 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. The second access to the site was originally approved on the Preliminary as a full access on Eola Road but has changed to a right-in and right out only with a left in from Eola. Liberty Street contains a westbound left turn lane into the development while Eola has a southbound right turn lane into the site.
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.
The Landscape Plan shows the additional buffering along the western property line required by the Plan Description, which includes an 8-foot fence along the property line along with a 50 foot setback that features a berm and a clustering of evergreen trees for year-round screening. Liberty Street parkway is lined with ornamental street trees due to the overhead utilities, while Eola Road includes the addition of canopy trees. The car wash lot shows additional rows of canopy trees in the exterior front and side yard setbacks. The parking area is lined with a hedgerow of evergreen shrubs while the corner sign area features a shrub bed with a mixture of evergreen and deciduous shrubs.
The Elevations depict a long building with towers topped with pyramidal roofs at each end. The use of varying color and size of concrete masonry units create vertical trim elements at the corners of the towers. The front façade facing the vacuums is lined with windows with similar vertical elements between the windows. Due to the water intensity, the bay itself is solid masonry but is again broken up by the use of varying color and sizes of concrete.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat for Liberty & Eola Subdivision. The details of the request include subdividing the property into three lots, including the lot for the current proposed building, a future commercial lot, and a lot for the associated stormwater detention facility.
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, with the exception of the items 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:
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 CONDITIONAL APPROVAL of the A Resolution Approving a Final Plan on Lots 1-3 of Liberty & Eola Subdivision, located at the southwest corner of Liberty Street and N. Eola Road for a Car Wash, Single Bay (2832) Use, with the following conditions:
1.) That all required approvals/permits be obtained from the DuPage Department of Transportation prior to approval of final engineering plans for all proposed work within the Eola Road Right of Way including but not limited to access points, sidewalks/paths, utility work, landscaping, etc.
2.) That all required approvals/permits/mitigations be completed with the jurisdictions overseeing wetland issues prior to approval of final engineering plans.
3.) That Annexation to Fox Metro Water Reclamation District and approval of the proposed sanitary sewer be completed prior to approval of final engineering plans.
4.) That the documents be revised to incorporate the Engineering Staff comments prior to approval of Final Engineering.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Land Use Petition with Supporting Documents
Fire Access Plan
Appealable Sheet
Legistar Number: 25-0473
cc:
Alderman Michael B. Saville, Chairperson
Alderman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan on Lots 1-3 of Liberty & Eola Subdivision, located at the southwest corner of Liberty Street and N. Eola Road for a Car Wash, Single Bay (2832) Use
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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 July 1, 2024, Eola Liberty LLC filed with the City of Aurora a petition requesting approval of a Final Plan for Lots 1-3 of Liberty & Eola Subdivision, located at the southwest corner of Liberty Street and N. Eola Road for a Car Wash, Single Bay (2832) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on June 4, 2025, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on June 11, 2025, 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 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 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 said Final Plan with the following conditions:
1.) That all required approvals/permits be obtained from the DuPage Department of Transportation prior to approval of final engineering plans for all proposed work within the Eola Road Right of Way including but not limited to access points, sidewalks/paths, utility work, landscaping, etc.
2.) That all required approvals/permits/mitigations be completed with the jurisdictions overseeing wetland issues prior to approval of final engineering plans.
3.) That Annexation to Fox Metro Water Reclamation District and approval of the proposed sanitary sewer be completed prior to approval of final engineering plans.
4.) That the documents be revised to incorporate the Engineering Staff comments prior to approval of Final Engineering.
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 deemed necessary by the Aurora City Engineer.