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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: September 4, 2018
SUBJECT:
A Resolution Approving a Final Plan on Lot 2 of West Aurora Plaza Resubdivision located north of Galena Boulevard and east of N. Constitution Drive for a Drive-through Facility (2530) Use (Cloverleaf / McDonald's USA, LLC - 18-0535 / AU19/2-17.252-Fpn - JM - Ward 5)
PURPOSE:
The Petitioner McDonald's USA, LLC is requesting approval of a Final Plan for Lot 2 of West Aurora Plaza Resubdivision located north of Galena Boulevard and east of N. Constitution Drive for a restaurant with a drive-through facility (2530) use which includes the development of a 6,130 square foot restaurant.
BACKGROUND:
The Subject Property is currently RETAIL with B-2(S) General Retail District with a Special Use zoning, which is part of the West Aurora Plaza, LLC Special Use Planned Development. 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 Plan for Lot 2 of West Aurora Plaza Resubdivision for a restaurant with a drive-through facility (2530) Use. The details of the request include the construction of a 6,130 square foot McDonald’s restaurant with a PlayPlace and 119 seats in the dining area. The development will be accessed from Galena Boulevard off of the current western most entrance drive aisle into West Aurora Plaza. The property has one entrance and one exit onto the interior drive aisle with cars circulating one-way around the building. The site will also have a cross-access into Lot 3 to the east. The project has two ordering menus with 15 stacking spaces and 43 parking spaces. There will be a walkway to the building from the new sidewalk along Galena Boulevard that is being installed by West Aurora Plaza, LLC. The Landscape Plan includes street trees, additional canopy and evergreen trees within the front setback, a hedgerow along the parking lot, and a large landscape island abutting the drive aisle. The Building Elevation depicts one of the new prototype for McDonald’s that will be the first in the Chicagoland area. The building features brick with reveal metal paneling along the top. The front elevation has large windows with cement panels above and corners that are accented by vertical aluminum panels in a wood grain finish.
DISCUSSION:
Staff has reviewed the Final Plan 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 (3) To encourage new development contiguous to existing development.
31.1 (3) To promote the development of commercial facilities in existing or planned commercial areas.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of A Resolution Approving a Final Plan on Lot 2 of West Aurora Plaza Resubdivision located north of Galena Boulevard and east of N. Constitution Drive for a Drive-through Facility (2530) Use, with the following conditions:
1.) That the city easements being engineered by West Aurora Plaza, LLC be recorded prior to the issuance of a Temporary Certificate of Occupancy for McDonald’s.
2.) That the Final Engineering Plans for the site improvements for the overall West Aurora Plaza Resubdivision be approved prior to the approval of the Final Engineering Plans for Lot 2 of West Aurora Plaza Resubdivision.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Appealable Sheet
Fire Access Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 18-0535
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 Planning and Development Committee Resolution Approving a Final Plan on Lot 2 of West Aurora Plaza Resubdivision located north of Galena Boulevard and east of N. Constitution Drive for a Drive-through Facility (2530) 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 June 20, 2018, McDonald's USA, LLC filed with the City of Aurora a petition requesting approval of a Final Plan for Lot 2 of West Aurora Plaza Resubdivision located north of Galena Boulevard and east of N. Constitution Drive for 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 August 22, 2018, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on August 30, 2018, the Planning and 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 Planning and Development Committee with respect to a final plan is subject to appeal to the City Council in the manner set forth in the City of Aurora Zoning Ordinance; and
WHEREAS, no person authorized under City of Aurora Zoning Ordinance to appeal such decision having done so in the manner set forth in the Ordinance, the Decision of the Planning and Development Committee constitutes final action on the proposed final plan; and
NOW, THEREFORE, BE IT RESOLVED that the Planning and 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 the city easements being engineered by West Aurora Plaza, LLC be recorded prior to the issuance of a Temporary Certificate of Occupancy for McDonald’s.
2.) That the Final Engineering Plans for the site improvements for the overall West Aurora Plaza Resubdivision be approved prior to the approval of the Final Engineering Plans for Lot 2 of West Aurora Plaza Resubdivision.
BE IT FURTHER RESOLVED that the Planning and 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 or vacations deemed necessary by the Aurora City Engineer.