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TO: Mayor John Laesch
FROM: Stephen Broadwell, AICP, Planner
DATE: January 8, 2026
SUBJECT:
A Resolution Approving a Final Plan on Lot 3 of Mitchell Road Industrial Park Subdivision, located at 2355 Mitchell Road, for a Warehouse, Distribution and Storage Services (3300) Use and Business and Professional, Office (2400) Use. (Lincoln Property Co - 25-0919 / AU02/3-25.326-FPN - SB - Ward 1)
PURPOSE:
The Petitioner, LPC Commercial Investments, LLC, is requesting approval of a Final Plan for Lot 3 of Mitchell Road Industrial Park Subdivision, located at 2355 Mitchell Road for a Warehouse, Distribution and Storage Services (3300) and Business and Professional, Office (2400) use, which includes construction of an approximately one hundred, thirty thousand (130,000) square foot warehouse building with accessory office space.
BACKGROUND:
The Subject Property is zoned ORI(C), Office, Research, Light Industry with a Conditional Use Planned Development. The Subject Property, which is approximately eight and a half (8.5) acres, is presently vacant. The Comprehensive Plan designates the Subject Property as Office, Research, and Light Industrial, while the adjacent block of Mitchell Road is designated as Major Collector.
The Petitioner, LPC Commercial Investments, LLC, is requesting approval of a Final Plan for the property located at 2355 Mitchell Road. The details of the request include construction of an approximately one hundred, thirty thousand (130,000) square foot warehouse with accessory office space, in addition to one hundred, forty-five (145) passenger vehicle parking spaces, and nineteen (19) truck trailer parking spaces. The proposed building’s exterior material is to consist of primarily precast concrete panels. The Petitioner is proposing landscaping that not only satisfies the City’s minimum requirements, but also tastefully integrates the Subject Property’s design into that of the surrounding, built environment. The Final Plan also shows two (2) access points: the first, which aligns with the existing access on the west side of Mitchell Road, is along the northern property line, while the second is closer to the southern property line. The Final Plan also shows internal sidewalks throughout the Subject Property that integrate the proposed layout to the existing nine (9) foot wide path that runs along Mitchell Road.
DISCUSSION:
Staff has reviewed the Final Plan petition and have sent comments back to the Petitioner based 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 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.
41.1 (3): To encourage the location of industrial, office and office-research development near transportation facilities designed to provide adequate and efficient linkages to sources of labor, production materials and markets
41.1 (6): To promote attractive, well-maintained industrial and office-research areas through landscaping and site design.
RECOMMENDATIONS:
Staff recommends CONDITIONAL APPROVAL of the resolution approving a Final Plan on Lot 3 of Mitchell Road Industrial Park Subdivision, located at 2355 Mitchell Road, for a Warehouse, Distribution and Storage Services (3300) Use and Business and Professional, Office (2400) Use., with the following conditions:
1) That Final Engineering approval be contingent upon approval of the two (2) access points by the Village of North Aurora.
ATTACHMENTS:
Exhibit “A-1” - Final Plan
Exhibit “A-2” - Landscape Plan
Exhibit “A-3” - Building & Signage Elevations
Land Use Petition and Supporting Documents
Property Parcel Maps
BZE Appeal Sheet
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 ________________
title
A Resolution Approving a Final Plan on Lot 3 of Mitchell Road Industrial Park Subdivision, located at 2355 Mitchell Road, for a Warehouse, Distribution and Storage Services (3300) Use and Business and Professional, Office (2400) 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 September 25, 2025, Lincoln Property Co filed with the City of Aurora a petition, “Requesting approval of a Final Plan for Lot 3 of Mitchell Road Industrial Park Subdivision, located at 2355 Mitchell Road for a Warehouse, Distribution and storage services (3300) and Business and professional, office (2400) use,” and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, on January 14, 2026, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan 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 RESOLVED that 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 Final Engineering approval be contingent upon approval of the two (2) access points by the Village of North Aurora.
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.