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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: September 17, 2026
SUBJECT:
An Ordinance Approving an Amendment to the Waterford Plan Description for the Waterford Planned Development District on 5.37 Acres for Property located at 1680 Montgomery Road (Macy Storage Company (AU36/1-26.208 - CUPD/R/Psd/Ppn - AM - Ward 3)
PURPOSE:
The Petitioner, Macy Storage Company, is requesting approval of an amendment to the Waterford Plan Description for the Waterford Planned Development District for the property located at 1680 Montgomery Road, which includes allowing climate control common corridor mini-storage as permitted use within Parcel 4 of the Waterford Planned Development District.
BACKGROUND:
The Subject Property is currently zoned PDD Planned Development District. The property consists of Lots 3, 4, 5, and 7 of the Loujake Waterford Center Subdivision which is located within Parcel 4 of the Waterford Planned Development District. Lots 3 and 7 are currently undeveloped parcels, while Lots 4 and 5 contain a dry detention basin that serves the subject property and surrounding commercial properties.
The petitioner is requesting the approval of the amendment to the Waterford Plan Description. The details of the request include adding mini storage but limit to climate control common corridor as a permitted use, establishing parking regulations for the mini storage, and allowing for the creation of the subdivision.
Concurrently with this proposal, the petitioner is requesting approval of a Preliminary Plat and Plan. The detail of the Plat entails the resubdivision of the property to create the proposed development and accommodate internal circulation. Lot 1 will consist of the proposed mini storage facility. Lot 2, which fronts Waterford Drive, and Lot 3, which fronts Montgomery Road, will remain vacant for future commercial development. Lot 4 will remain as a stormwater detention facility.
The details of Plan include a three-story, climate-controlled mini-storage facility containing 103,400 square feet, of which approximately 72,930 square feet is rentable storage space and approximately 900 square feet is office space. The building is designed to allow vehicles to be able to drive into the building to unload within an enclosed space.
DISCUSSION:
Staff has reviewed the Planned Development District Revision 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.
While there is currently a storage facility in the area, the proposed development provides additional climate-controlled storage options, as the other facility is primarily cold storage with limited climate-controlled storage. Therefore, staff does not anticipate this creating an adverse impact on the existing facility as the proposed climate-controlled facility reaches another type of consumer. Climate controlled facilities are marketed to items sensitive to temperature and humidity, such as household goods while non-climate controlled facilities are often used for items that do not require a controlled environment, such as equipment, construction materials, and recreational items.
In addition, the unusual configuration of the lot being an "L" shape makes it difficult for the rear portion to develop with a commercial use as it is set back from the street; however, this configuration lends itself well to storage, a destination place that can be tucked behind other uses.
In addition, Staff has evaluated the proposal based on the Finding of Facts and have found the following:
1. Is the proposal in accordance with all applicable official physical development policies and other related official plans and policies of the City of Aurora?
The proposal is consistent with applicable City development objectives as it creates internal circulations which will support additional development of vacant commercial properties along Montogomery Road and Waterford Drive. This also brings development to an internal lot that is difficult to attract a commercial development. The unusual configuration of the lot being an "L" shape makes it difficult for the rear portion to develop with a commercial use as it is set back from the street; however, this configuration lends itself well to storage, a destination place that can be tucked behind other uses.
2. Does the proposal represent the logical establishment and/or consistent extension of the requested classification in consideration of the existing land uses, existing zoning classifications, and essential character of the general area?
The proposed amendment is a logical extension of commercial development within the Waterford PDD and is compatible with the existing commercial and institutional character of the surrounding area. The Waterford PDD has a history of utilizing internal lots for mini storage development in this area as a means of infilling lots that are not located directly along the primary frontage. This approach has allowed for development of the interior portions of the PPD while maintaining the intended frontage for commercial development.
3. Is the proposal consistent with a desirable trend of development in the general area occurring since the property was placed in its present zoning classification?
The proposed development is consistent with a desirable trend toward continued commercial development along Montgomery Road and Waterford Drive and continues the trend of using mini storage as infill development on internal lots which are currently underutilized properties.
4. Will the proposal permit uses which are more suitable than those uses permitted under the existing zoning classification?
The proposed use represents an appropriate use of the subject property as it allows a use that is more compatible to non-frontage lot. While there is currently a storage facility in the area, the proposed development provides additional climate-controlled storage options, as the other facility is primarily cold storage with limited climate-controlled storage. This climate-controlled storage reaches another type of consumer.
5. Will the proposal maintain a compatible relationship with traffic pattern and traffic volume of adjacent streets and not have an adverse effect upon traffic or pedestrian movement and safety?
The proposal creates additional access and internal circulation patterns which will enhance the surrounding roadway network and benefit the vacant commercial lots. The proposed use is not expected to generate traffic volumes that would adversely affect surrounding streets or pedestrian safety.
6. Will the proposal allow for the provision of adequate public services and facilities and have no adverse effect upon existing public services and facilities?
Adequate utilities, access, circulation, and stormwater-management facilities are available or proposed to serve the development. The proposal is not anticipated to adversely affect existing public services or facilities. The Petitioner is also willing to accept the security conditions outlined below as a means of addressing and mitigating public safety concerns historically associated with this use.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
10.0 To provide for orderly, balanced and efficient growth and redevelopment of the City through the positive integration of land use patterns, functions, and circulation systems. To protect and enhance those assets and values that establishes the desirable quality and general livability of the City. To promote the City’s position as a regional center.
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.
14.1 (4) To encourage quality site design throughout the City.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of an Ordinance approving an amendment to the Waterford Plan Description for the Waterford Planned Development District on 5.37Acres for Property located at 1680 Montgomery Road with the following conditions:
1) That the storage facility have manned management staff on-site during all operational hours or if on-site management staff will not be present during any period when the building is accessible to the public, the following security measures shall be implemented in addition to any additional requirements imposed by the Aurora Police Department:
a. 24/7 monitored security alarm system with the following features
i. Keypad entry systems at only the required exterior entry doors
ii. Interior motion detection system notifying of any afterhours building activity
iii. All Emergency only exits doors shall notify the alarm system and set a local alarm with "Alarm will sound" signage
iv. After hour security response plan and contacts shall be shared with Aurora's Emergency responders.
v. No Trespassing signage and agreements shall be signed and instituted at the direction of the Police department.
vi. No unused units shall be left unsecured at anytime
vii. Current rent rolls and security access activity shall be made available on- demand on-site to our emergency responders
viii. Additional Emergency keyboxes as required by our emergency responders
ix. Connection of the security system to our incident response system if desired by our emergency responders.
2) That the lease shall contain the following provisions:
a. Holding open doors for other individuals will constitute a violation of the lease and may result in termination of the lease.
b. Staff shall have the right to enter any storage unit when there is reasonable suspicion of illegal activity occurring within the storage unit.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Plan Description Revision
Land Use Petition and Supporting Documents
Letter in Opposition - 2026-08-18
Maps
Legistar Number: 26-0494
cc:
Alderman Michael Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Approving an Amendment to the Waterford Plan Description for the Waterford Planned Development District on 5.37 Acres for Property located at 1680 Montgomery 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, Levine, James & Pappas Land Tr C/O JRL Waterford, 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 Wednesday, July 8, 2026, Macy Storage Company filed with the City of Aurora a petition Requesting approval of an amendment to the Waterford Plan Description for the Waterford Planned Development District for the property located at 1680 Montgomery Rd in the form of Exhibit “B” attached hereto, and have been duly submitted to the Corporate Authorities of the City of Aurora for review for the property described in Exhibit “A”; and
WHEREAS, the Plan Description established for the subject property with Ordinance 1994-075 approved July 12, 1994 shall remain in full forth and effect with the exception of the modifications included herein as Exhibit “B”; and
WHEREAS, after due notice and publication of said notice, the Planning and Zoning Commission conducted a public hearing on August 19, 2026, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on August 26, 2026, 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 approval of the revised Plan Description for the property legally described in Exhibit “A” will promote the sound Building, Zoning and Economic Development of the City, and therefore serve the best interests of the 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: That the revised Plan Description in the form of Exhibit “B” attached hereto and included herein by reference as if fully set forth and incorporated in and made a part of this Ordinance is hereby approved with the following conditions:
1) That the storage facility have manned management staff on-site during all operational hours or if on-site management staff will not be present during any period when the building is accessible to the public, the following security measures shall be implemented in addition to any additional requirements imposed by the Aurora Police Department:
a. 24/7 monitored security alarm system with the following features
i. Keypad entry systems at only the required exterior entry doors
ii. Interior motion detection system notifying of any afterhours building activity
iii. All Emergency only exits doors shall notify the alarm system and set a local alarm with "Alarm will sound" signage
iv. After hour security response plan and contacts shall be shared with Aurora's Emergency responders.
v. No Trespassing signage and agreements shall be signed and instituted at the direction of the Police department.
vi. No unused units shall be left unsecured at anytime
vii. Current rent rolls and security access activity shall be made available on- demand on-site to our emergency responders
viii. Additional Emergency keyboxes as required by our emergency responders
ix. Connection of the security system to our incident response system if desired by our emergency responders.
2) That the lease shall contain the following provisions:
a. Holding open doors for other individuals will constitute a violation of the lease and may result in termination of the lease.
b. Staff shall have the right to enter any storage unit when there is reasonable suspicion of illegal activity occurring within the storage unit.
Section Six: That all modifications and exceptions under the Zoning Ordinance and all modifications and exceptions from the Subdivision Control Ordinance, as set forth in the revised Plan Description, are hereby granted and approved.