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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: March 21, 2025
SUBJECT:
An Ordinance Granting a Conditional Use Permit for a Gas Station with Separate Diesel Lanes (Truck Stop Establishments 2841) on the Property located at the Southeast Corner of Eola Road & Diehl Road (QuikTrip Corporation - 25-0209 / NA08/1-25.034-CU/Psd/Ppn - TV - Ward 10)
PURPOSE:
The Petitioner, QuikTrip Corporation, is requesting approval of a Conditional Use for a Gas Station with Separate Diesel Lanes (Truck Stop Establishments 2841) Use on the property located at southeast corner of Eola Road and Diehl Road.
BACKGROUND:
The Subject Property is situated at the southeast corner of Eola Road and Diehl Road with B-2(C) Business District, General Retail with a Conditional Use Planned Development (previously called a Special Use Planned Development) zoning, which is part of the Northbridge Conditional Use Planned Development. In December 2010, the City Council approved both an Annexation Agreement and an Annexation for the Subject Property. Concurrently, a Plan Description with underlying B-2 zoning was established, encompassing all properties on the east side of Eola Road, south of Diehl Road, and north of the Prairie Path. A Preliminary Plan and Plat were also approved at that time which included the Subject Property and the property directly to the south. In January 2018, a revision to the southern portion of the Preliminary Plan and Plat was subsequently approved.
The Petitioner is requesting approval of a Conditional Use for a Gas Station with Separate Diesel Lanes (Truck Stop Establishments 2841). According to the Aurora Zoning Ordinance, a truck stop establishment is defined as a gas station featuring one or more diesel fuel stations, equipped with bays specifically designed to accommodate semi-trucks and other commercial vehicles.
Concurrently with this proposal, the Petitioner is seeking approval for a revision to the Preliminary Plan and Plat. This Preliminary Plat Revision involves consolidating the property into a single lot and establishing the QT 4448 Addition Subdivision. As part of this subdivision, the Petitioner will be granting stormwater control easement, city easements, and cross-access easements, enabling properties to the south to enter and exit through the Subject Property onto Diehl Road.
The Preliminary Plan revision includes the construction of 5,023 square foot QuikTrip gas station and convenient store with 16 fueling positions for smaller vehicles and 4 separate diesel fueling positions to accommodate semi-trucks and other commercial vehicles.
The Plan shows a total of 48 parking spaces of which 2 are handicapped spaces. A right-in access is being proposed at the southwest corner of the property along Eola Road. In addition, a right-in/right-out and a full access is being shown on Diehl Road with the full access being at the northeast corner of the property. There will also be an internal access to this property to the south. An 8-foot multi-use path is being constructed along both Eola Road and Diehl Road.
A stormwater management facility is being provided along the east portion of the property.
Conceptual Building and Signage Elevations and a Preliminary Landscaping Plan has been provided in the packet. The Petitioner is proposing two ground signs on the property, one being at the intersection of Diehl Road and Eola Road and the other being at the full access into the site on Diehl Road. The Building and Signage Elevations and Preliminary Landscaping Plan will be fully reviewed and approved during the Final Plat and Plan process.
DISCUSSION:
Staff reviewed the Conditional Use Ordinance 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.
As stated above, a truck stop establishment is defined as a gas station featuring one or more diesel fuel stations, equipped with bays specifically designed to accommodate semi-trucks and other commercial vehicles.
Staff believes this location is highly favorable for a truck stop establishment, as it is positioned along a major collector and arterial street within a predominantly non-residential area. This site offers significant accessibility not only to the property owners along Eola Road, but also to commuters, customers, and employees working in the surrounding industrial area along Diehl Road. Additionally, its proximity to Interstate 88 makes it an ideal stop for travelers both entering and exiting the highway, ensuring steady traffic flow and a broad customer base.
Staff has evaluated the proposal with respect to the Findings of Fact and has found the following:
1. Will the establishment, maintenance or operation of the conditional use be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare?
The proposal will not be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare as this situated along a major collector and arterial street within a predominantly non-residential area. The staff believes that this use will not result in increased traffic, as the customer base will primarily consist of individuals who are already passing by.
2. Will the conditional use be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted or substantially diminish and impair property values within the neighborhood; factors including but not limited to lighting, signage and outdoor amplification, hours of operation, refuse disposal areas and architectural compatibility and building orientation?
The proposal will not be injurious to the use and enjoyment of other properties in the immediate vicinity or substantially diminish or impair property values, as the development of this lot will provide full access to Diehl Road for the properties to the south, thereby enhancing the marketability of these vacant lots and improving the property values.
3. Will the establishment of the conditional use impede the normal and orderly development and improvement of surrounding property for uses permitted in the district?
The proposal will not hinder the normal and orderly development of surrounding properties; rather, it is expected to help facilitate their development as this lot will provide full access to Diehl Road for the properties to the south, thereby supporting their growth and improvement.
4. Will the proposal provide for adequate utilities, access roads, drainage, and/or other necessary facilities as part of the conditional use?
The proposal will provide stormwater management and will need to adequate utilities for the site including the extension of the sanitary sewer to the northeast corner of the property. Additionally, a cross-access easement is being provided to the south.
5. Does the proposal take adequate measures, or will they be taken to provide ingress and egress so designed to minimize traffic congestion in the public streets? (For automobile intensive uses including but not limited to, gas stations, car washes, and drive through facilities, the concentration of similar uses within 1000 feet of said subject property should be given consideration as to the impact this concentration will have on the traffic patterns and congestion in the area.)
The proposal does take adequate measures to minimize traffic congestion on the public streets as the plan provides four different ingress and egress points into this site. This should help minimize the traffic congestion along Eola Road and Diehl Road. As stated above, staff also believes that this use will not result in increased traffic, as the customer base will primarily consist of individuals who are already passing by. The nearest gas station to this site is about a mile away at the intersection of Indian Trail and Eola Road so there should not be an impact to the concentration of automobile intensive uses.
6. Does the conditional use in all other respects conform to the applicable regulations of the district in which it is located, except as such regulations may in each instance be modified by the city council pursuant to the recommendations of the commission?
The proposal complies with all other respects of the B-2 zoning regulations.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has not received public inquiries regarding this petition.
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.
12.1(9) To guide development and redevelopment into energy efficient land use patterns.
14.1(4) To encourage quality site design throughout the City.
14.1(5) To provide for the visual enhancement of the City through attractive landscaping, quality signage and diverse building design and arrangement.
32.1(4) To enhance the quality of the visual and physical environment of the City through the provision for landscaping in commercial development.
63.1(1) To promote the integrated pedestrian circulation system in the City.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the Ordinance Granting a Conditional Use Permit for a Gas Station with Separate Diesel Lanes (Truck Stop Establishments 2841) on the Property located at Southeast Corner of Eola Road & Diehl Road, with the following conditions:
1) That no overnight truck parking be allowed on the Subject Property.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Memorandum of Agreement
Land Use Petition and Supporting Documents
Maps
Legistar Number: 25-0209
cc:
Alderwoman Patricia Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman William “Bill” Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Granting a Conditional Use Permit for a Gas Station with Separate Diesel Lanes (Truck Stop Establishments 2841) on the Property located at the Southeast Corner of Eola Road & Diehl Road
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, Yorkville Partners II, LLC, is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated February 3, 2025, QuikTrip Corporation filed with the City of Aurora a petition requesting approval of a Conditional Use for a Gas Station with Separate Diesel Lanes (Truck Stop Establishments 2841) Use on the property located at southeast corner of Eola Road and Diehl Road for the property described in Exhibit “A”; and
WHEREAS, after due notice and publication of said notice, the Planning and Zoning Commission conducted a public hearing on March 19, 2025, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on April 26, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning and Zoning Commission, finds that the proposed Conditional Use is not contrary to the purpose and intent of Chapter 49 of the Code of Ordinances, City of Aurora.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Three: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Four: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Five: In accordance with Sec. 104.3 of Chapter 49 of the Code of Ordinances, City of Aurora, being the Zoning Ordinance and the Zoning Map attached thereto, and Article V of Chapter 34 of the Code of Ordinances, City of Aurora, a Conditional Use permit is hereby granted for a Gas Station with Separate Diesel Lanes (Truck Stop Establishments 2841) for the real estate property legally described in Exhibit “A”.
Section Six: That this Conditional Use permit hereby granted is solely for the purpose of a Truck Stop Establishments (2841) and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the petitioner and their respective heirs, executors, administrators, successors, assigns and devisees for the duration of said Conditional Use.
Section Seven: That the petitioner agrees to sign the Memorandum of Agreement attached hereto as Exhibit “B” within fourteen (14) days from the date of passage of this Ordinance and that said Conditional Use permit is granted specifically contingent upon the following conditions:
1) That no overnight truck parking be allowed on the Subject Property.
Section Eight: That should any of the above-stated conditions not be met or that the property described in Exhibit “A” is not developed in accordance with the Conditional Use the City Council shall take the necessary steps to repeal this Ordinance.
Section Nine: That future proposals for expansion or intensification of whatever kind for the property legally described in said Exhibit “A”, except as provided for herein, shall be considered only upon proper application, notice and hearing as provided by Article V of Chapter 34 of the Code of Ordinances, City of Aurora.
Section Ten: That the property legally described in Exhibit “A” shall remain in the underlying zoning classification of B-2(C) General Retail District with a Conditional Use and upon termination of the use of said property for a Gas Station with Separate Diesel Lanes (Truck Stop Establishments 2841), this Conditional Use permit shall terminate and the classification of B-2(C) General Retail District with a Conditional Use Planned Development shall be in full force and effect.
Section Eleven: That this Gas Station with Separate Diesel Lanes (Truck Stop Establishments 2841) shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.