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TO: Mayor Richard C. Irvin
FROM: Tracey M. Vacek, Senior Planner
DATE: April 28, 2023
SUBJECT:
A Resolution authorizing and directing the filing of a written protest to Will County with respect to the Special Use Petition filed by Cool Fox, LLC, for a Truck Terminal located at 10205 and 10155 Mandel Street in Wheatland Township
PURPOSE:
The purpose for this resolution is to formally object to the Special Use for a truck terminal located at 10205 and 10155 Mandel Street, in unincorporated Will County, within the City of Aurora’s Planning Jurisdiction.
BACKGROUND:
The Subject Property is currently vacant land located at 10205 and 10155 Mandel Street in unincorporated Will County. It is currently zoned I-1 Limited Industrial within the County.
The Petitioner, Cool Fox, LLC., is requesting approval of a Special Use. The Special Use Permit is to operate a truck terminal and an associated corporate office building on this property.
DISCUSSION:
Staff has reviewed the Will County Special Use Petition submitted by Cool Fox, LLC.
In the last 20 years, this area has transformed from a mostly agricultural area into a now majority residential area with associated community facilities (religious institutions, parks, and schools) with some smaller commercial and retail.
The Arrowhead Industrial Park (of which this project is proposed) has been in existence since the 1970s. This industrial park is designated on the City's Comprehensive Plan as industrial, however, the park has traditionally seen small contractor uses or light industrial uses. Much of the area near or within proximity to the Industrial Park at one time was shown as future industrial use on the City of Aurora and the City of Naperville Comprehensive Plans. However, as stated earlier, over the last few decades the area has become predominately residential and both City’s Comprehensive Plans have been updated to support this growth.
Wolf's Crossing Road is a major east-west road serving the nearby residential neighborhoods. The addition of truck terminals and its associated truck traffic on Wolf’s Crossing Road would consist of an intensification of the uses within this industrial park and is not in keeping with the trend and character of the surrounding land uses.
Therefore, Staff is not in support of the Special Use Petition for the truck terminal as this is an intensification of land use, would worsen traffic conditions on Wolf's Crossing Road and does not meet the City's Physical Development Policies.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies not being met:
12.0 To plan and provide for the growth of the City through the integration of land use patterns and functions that promote complementary interactions between different land use components.
12.1(7) To protect residential development from the negative effects of high volume traffic corridors and incompatible land uses.
40.0 To plan and promote industrial, office, office-research development in areas suited to such development and to minimize the negative impacts of industries on surrounding land uses and the environment.
RECOMMENDATIONS:
Staff recommends the Resolution authorizing and directing the filing of a written protest to Will County with respect to the Special Use Petition filed by Cool Fox, LLC, for a Truck Terminal located at 10205 and 10155 Mandel Street in Wheatland Township
ATTACHMENTS:
Will County Application
Aerial Map
cc: Edward T. Sieben, Zoning & Planning Director
John P. Curley, Chief Development Services Officer
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution authorizing and directing the filing of a written protest to Will County with respect to the Special Use Petition filed by Cool Fox, LLC, for a Truck Terminal located at 10205 and 10155 Mandel Street in Wheatland Township
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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, via email dated March 20, 2023, KGG, LLC, on behalf of Cool Fox LLC, notified the City of Aurora regarding the Special Use Petition filed by Cool Fox, LLC, for a truck terminal located at 10205 and 10155 Mandel Street in Wheatland Township which is within one and one half miles of the City of Aurora; and
WHEREAS, the City Council reviewed the Petition and recommends authorizing and directing the filing of a written protest to the Will County Special Use for the truck terminal; 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 authorizing and directing the filing of a written protest to the Will County Special Use Petition filed by Cool Fox, LLC, located at 10205 and 10155 Mandel Street in Wheatland Township.