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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: October 9, 2026
SUBJECT:
A Resolution Approving a Revision to the Preliminary Plan and Plat for Lots 1-8 of the Fourth Resubdivision of Toyota Subdivision, located at the northeast corner of Sullivan Road and Orchard Road (QuikTrip - NEC Sullivan Rd & Orchard Rd - 26-0633 / AU07/1-26.171 - Psd/Ppn/R - JM - Ward 5)
PURPOSE:
The Petitioner, QuikTrip Corporation is requesting approval of a revision to the Preliminary Plan and Plat for the Fourth Resubdivision of Toyota Subdivision, located at the northeast corner of Sullivan Road and N. Orchard Road which includes a plan to subdivide the property into 8 lots for a mixed-use development consisting approximately of 10 acres of residential, 11 acres of commercial, and 8 acres of stormwater detention.
BACKGROUND:
The Subject Property is currently vacant with R-4(C) Two-Family Dwelling District with a Conditional Use, B-2(C) General Retail District with a Conditional Use, and OS-1(C) Conservation, Open Space, and Drainage District with a Conditional Use zoning, which is part of the Orchard’s Crossing Conditional Use Planned Development. The property was rezoned from ORI Office, Research, and Light Industrial District to the above zoning in 2025. The Plan Description restricted some by right uses while also allowing some additional uses, which included one gasoline station (2831) use with no truck diesel lanes and three drive throughs. One lot is also reserved for a white tablecloth, sit-down restaurant. At the time of the Plan Description, only a concept plan was presented.
The Petitioner is now requesting approval of a revision to the Preliminary Plan and Plat for the Fourth Resubdivision of Toyota Subdivision. The details of the request include five commercial lots in the middle of the site, residential on the lot to the north, a new detention lot in the middle, and the existing detention remaining on the southern portion.
The first phase of development of the property will be a gasoline station with a convenience store along with roadway improvements and internal drive aisles. The main entrance to the development will be a three-quarter entrance located off Orchard Road across from Bushwood Drive. Orchard Road will be improved with a new, south-bound left turn lane and a dedicated northbound, right turn lane into the development. There will eventually be two entrances on Sequoria Drive. The main internal drive aisles will feature a roundabout to easily circulate internally through the property. The majority of the commercial internal drive aisles will be constructed with the gas station with a few sections being constructed later to allow for flexibility in the final locations. A sidewalk will be installed along Orchard Road from the new entrance to Sullivan Road to provide pedestrian access to the first phase with the remaining sidewalk to be installed with the future commercial and residential development to allow flexibility in location. There will also be internal walkways and cross walks for pedestrian access to the commercial lots and future residential.
The gas station will be accessed by a right-turn lane off the main east/west internal drive aisle and by two entrances on the north/south drive aisle. The lot features a canopy for the gas pumps located towards the front of the site with a 6,445 square foot convenience store along the drive aisles. The development includes 54 parking spaces, being more than the minimum required, along with four EV parking spots. There is a draft Landscape Plan and Elevations provided but those will not be approved until Final Plan and Plat.
Concurrently with this proposal, the Petitioner is requesting approval of a Roadway Agreement for the intersection of N. Orchard Road and Sullivan Road, and Sullivan Road and Sequoia Drive that will meet up with the Preliminary Plan and Plat at Building, Zoning, and Economic Development.
DISCUSSION:
Staff has reviewed the Preliminary Plan and Plat 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.
Over the past several years, the property owner and staff have collaborated to reimagine the future of this large parcel along a major arterial roadway. When staff introduced a new vision focused on attracting high-end commercial users, the property owner expressed strong support. This vision required significant coordination with the Kane County Department of Transportation (KDOT) to revise the previously approved right-in/right-out access on Orchard Road to a three-quarter access-an essential modification to improve the site’s viability and appeal for commercial development.
As market conditions evolved, staff recognized that an exclusively commercial project might not be feasible; however, a mixed-use development that integrated townhomes remained viable. After exploring multiple design options, the final concept plan places residential on the northern portion of the property and reserves five commercial lots around the primary entrance at the center of the site.
City Council approved the Plan Description with a concept plan by O25-094 on December 12, 2025. The proposed Preliminary Plan adheres to the requirements of the Plan description and is in conformance to the concept plan that was provided.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
11.1(3) To encourage new development contiguous to existing development.
12.01(3) To encourage residential development in close proximity to places of work, shopping and recreation.
12.01(4) To encourage high density housing at appropriate locations adjacent to commercial centers.
13.1(4) To provide for the location of high density residential, commercial, and industrial centers close to or along transportation routes designed to accommodate the movement of people and goods to and from such centers.
21.1(2) To promote a wide variety of housing types.
21.1(3) To promote housing in all price ranges for purchase or rent.
31.1(3) To promote the development of commercial facilities in existing or planned commercial areas.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the A Resolution Approving a Revision to the Preliminary Plan and Plat for Lots 1-8 of the Fourth Resubdivision of Toyota Subdivision, located at the northeast corner of Sullivan Road and Orchard Road, with the following conditions:
1.) That all review comments of the Engineering Department be addressed prior to approval of the Final Plan and Plat.
2.) That the developer shall design and construct all of the public utilities for the commercial development as part of the first lot to develop.
3.) That the Establishment of a Special Service Area (SSA) for long-term maintenance of the stormwater management facilities is required prior to recording of the Final Plat.
ATTACHMENTS:
EXHIBITS:
Exhibit A-1 Preliminary Plat
Exhibit A-2 Preliminary Plan
Land Use Petition with Supporting Documents
Draft Landscape Plan
Draft Elevations
Legistar History Report
Legistar Number: 26-0633
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 Revision to the Preliminary Plan and Plat for Lots 1-8 of the Fourth Resubdivision of Toyota Subdivision, located at the northeast corner of Sullivan Road and Orchard 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 June 2, 2026, QuikTrip Corporation filed with the City of Aurora a petition requesting approval of a revision to the Preliminary Plan and Plat for the Fourth Resubdivision of Toyota Subdivision, located at the northeast corner of Sullivan Road and N. Orchard Road and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-2”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on October 7, 2026, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on October 14, 2026, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Preliminary Plat and Plan and the before mentioned recommendations and recommended CONDITIONAL 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 CONDITIONAL APPROVAL of said Preliminary Plan and Plat with the following conditions:
1.) That all review comments of the Engineering Department be addressed prior to approval of the Final Plan and Plat.
2.) That the developer shall design and construct all of the public utilities for the commercial development as part of the first lot to develop.
3.) That the Establishment of a Special Service Area (SSA) for long-term maintenance of the stormwater management facilities is required prior to recording of the Final Plat.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Preliminary Plat and Plan and related required documents as attached hereto as Exhibit "A-1" Preliminary Plat and Exhibit “A-2” Preliminary Plan.