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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: August 25, 2025
SUBJECT:
A Resolution Approving a Final Plan for the property located at 411 E. Galena Boulevard for a Parking Facilities, Residential (4160) Use (Parkway Apartments, LLC - 25-0648 / AU22/4-25.222 - CUPD/Fpn - JM - Ward 2)
PURPOSE:
The Petitioner, Parkway Apartments, LLC, is requesting approval of a Final Plan for 411 E. Galena Boulevard for a Parking Facilities, Residential (4160) Use which includes expanding the parking lot for the neighboring apartment buildings.
BACKGROUND:
The Subject Property is currently vacant R-3 One-Family Dwelling District zoning. The property previously had a gazebo and path on it. While appearing to be a public park, the property was privately owned. The City had intentions in the early 2000s to put a public park on the site and began doing so with the paths and gazebo. However, the sale of the property was never finalized, and it was sold to a private entity. The petitioner owns both apartment buildings at 415 E. Galena and 419 E. Galena Boulevard.
The Petitioner is requesting approval of a Final Plan for 411 E. Galena Boulevard for a Parking Facilities, Residential (4160) Use. The details of the request include a Final Plan that shows the parking lot setback five feet from the property line. Currently 415-419 E Galena Blvd has 27 spaces that accommodate 56 residential units. The owner is requesting to add an additional 13 spaces as well as reconfiguring the parking lot to allow circulation around all the spaces and access to both S. 4th Street and Galena Boulevard. The Landscape Plan shows a hedgerow of evergreen and deciduous shrubs with trees lining the parking lot on both S. Fourth Street and Galena Boulevard to provide screening to the lot. Street trees will also be added in the right-of-way. The existing decorative metal fence will remain.
Concurrently with this proposal, the Petitioner is requesting the Establishment of a Conditional Use Planned Development on the property. The details of the request include a Plan Description to allow a Parking Facilities, Residential (4160) Use as the sole use of the parcels along with variations to the setback and lot coverage.
DISCUSSION:
Staff has reviewed the Final Plan 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.
Due to the property not meeting the minimum lot size required by zoning, the narrow, irregular configuration, and the shared access to the property to the south, the property has been unable to develop under the current zoning and building code requirements. With the City’s recent upgrades to McCarthy Park, there is not a need for a small, passive park right across the street from the park. The addition of a nearby, dedicated off-street lot would relieve congestion and overflow issues that affect both the property and the surrounding streets. The landscaping will provide attractive screening to the lot. The owner began work but stated it can be reversed if not approved.
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.
12.0 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.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the Resolution Approving a Final Plan for the property located at 411 E. Galena Boulevard for a Parking Facilities, Residential (4160) Use.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Land Use Petition with Supporting Documents
Legistar Number: 25-0648
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 ________________
title
A Resolution Approving a Final Plan for the property located at 411 E. Galena Boulevard for a Parking Facilities, Residential (4160) Use
body
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 July 25, 2025, Parkway Apartments, LLC filed with the City of Aurora a petition requesting approval of a Final Plan for 411 E. Galena Boulevard for a Parking Facilities, Residential (4160) Use 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 August 20, 2025, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on August 27, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan 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 Plan.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A-1" Final Plan and Exhibit “A-2” Landscape Plan, along with any easement dedications deemed necessary by the Aurora City Engineer.