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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: February 23, 2018
SUBJECT:
A Resolution Approving the Final Plat for Burger King Aurora Subdivision, being Vacant Land, located at 1775 N. Farnsworth Avenue being east of Farnsworth Avenue and south of Molitor Road (Agree Realty Corporation/Burger King - 18-0012 / AU12/1-17.047-Fsd/V - JM - Ward 1)
PURPOSE:
The Petitioner Agree Realty Corporation on behalf of Burger King is requesting approval of a Final Plat for Lot 1 of Burger King Aurora Subdivision at 1775 N. Farnsworth Avenue being east of Farnsworth Avenue and south of Molitor Road which includes consolidating three lots into one lot for the development of a drive-through restaurant.
BACKGROUND:
The Subject Property is currently Vacant Land with B-2 General Retail zoning. There is an existing Flood Plain along the eastern quarter of the property. The property borders residential homes to the east. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting approval of a Final Plat for Lot 1 of Burger King Aurora Subdivision. The details of the request include the consolidation of three lots into one lot along with dedication of city easements.
Concurrently with this proposal, the Petitioner is requesting approval of a Setback Variance pursuant to Section 10.5 and 8.3-5.12 with a Site Plan to allow for a 17 foot reduction of the front yard setback from 30 feet to 13 feet. The details of the request include the development of a 2,140 square foot drive-through restaurant with 40 seats. The development will have two ingress/egress onto Farnsworth Avenue with the southern one being an entrance and exit and the northern one being exit only. The project has two order lanes along with a bypass lane to circulate around the site. There is a parking lot with 11 spaces adjacent to the building and another with 5 spaces off of the bypass lane. There are 10 stacking spaces for the windows and a combined 5 stacking spaces for the menu boards. The Landscape Plan preserves several existing canopy trees on the eastern boundary and provides an additional 6 evergreen trees along the eastern property to provide buffer for the residential properties. Understory trees are provided along the street instead of canopy trees due to overhead utility lines. The developer has agreed to add a fence along a portion of the drive aisle beside the menu boards. The Building and Signage Elevation depicts a 20 foot tall building clad in white brick with a darker brick band along the bottom. The entrances and ordering windows feature faux wood panels.
DISCUSSION:
Staff has reviewed the Final Plat 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.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.0 To guide the growth of the City in an orderly and structured manner.
12.0 To plan and provide for the growth of the city through the integration of land use patterns and functions that promotes complementary interactions between different land use components.
31.1 (3) To promote the development of commercial facilities in existing or planned commercial areas.
32.0 To enhance the positive and minimize the negative impact and relationships that the location, design and appearance of commercial activities have on traffic patterns and on the stability and vitality of surrounding neighborhoods, other commercial centers, and the City as a whole.
RECOMMENDATIONS:
Planning Commission recommended APPROVAL of A Resolution Approving the Final Plat for Burger King Aurora Subdivision, being Vacant Land, located at 1775 N. Farnsworth Avenue being east of Farnsworth Avenue and south of Molitor Road.
ATTACHMENTS:
EXHIBITS:
Exhibit "A" Final Plat
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 18-0012
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 ________________
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A Resolution Approving the Final Plat for Burger King Aurora Subdivision, being Vacant Land, located at 1775 N. Farnsworth Avenue being east of Farnsworth Avenue and south of Molitor Road
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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 January 3, 2018, Agree Realty Corporation on behalf of Burger King filed with the City of Aurora a petition requesting approval of a Final Plat for Lot 1 of Burger King Aurora Subdivision at 1775 N. Farnsworth Avenue being east of Farnsworth Avenue and south of Molitor Road and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on February 21, 2018, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on March 1, 2018, the Planning and Development Committee of the Aurora City Council reviewed said Final Plat 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 Plat.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plat and related required documents as attached hereto as Exhibit "A" Final Plat along with any easement dedications or vacations deemed necessary by the Aurora City Engineer.