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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: March 10, 2023
SUBJECT:
A Resolution Approving a Revision to the Final Plan on PAS Plaza Subdivision, located at the Southwest Corner of Butterfield Road and North Farnsworth Avenue (CIMA Developers - 22-0640 / BA36/3-22.251-FSD/FPN - SB - Ward 1)
PURPOSE:
The Petitioner, CIMA Developers, is requesting approval of a Final Plan Revision for PAS Plaza Subdivision, for a Retail Sales or Service (2100) use, a Drive-In Restaurant (2520) use, and a Truck Stop Establishment (2841) use.
BACKGROUND:
The Subject Property is zoned B-2(C), Business District - General Retail with a Conditional Use Planned Development, and OS-1(C), Conservation, Open Space, and Drainage District with a Conditional Use Planned Development. The Subject Property is approximately five (5) acres. There is an existing gas station and car wash on the Subject Property, and the remainder of the property is vacant land. The proposal does not include the single-family home to its southwest.
The property’s zoning was established per O20-112, which was approved on December 22, 2020, and modified the previously existing Plan Description, O15-042, to include the Truck Establishment (2841) as a permitted use. The Preliminary Plat & Plan was approved per R20-318 on December 22, 2020, and established the current three (3) lot subdivision’s layout.
The Petitioner is requesting approval of a Final Plan Revision for the PAS Plaza subdivision, located at the southwest corner of Butterfield Road and North Farnsworth Avenue, and which outlines the proposed development of the entire three (3) lot subdivision. Lot 1 contains the existing gas station and carwash, as well as a new truck fueling station, which is permitted as a Truck Establishment (2841) use, and a new exit onto N Farnsworth Ave for trucks leaving the fueling station. Lot 2 consists of an approximately ten thousand (10,000) square foot building that contains multi-tenant retail space and a drive-in restaurant. Lot 2 will also expand the existing western Butterfield Rd access point as a right-in, right-out, and also provide shared access to the adjacent western and southwestern lots. The proposed commercial building’s exterior consists of stone and masonry materials. The Petitioner has also provided tasteful landscaping that not only surpasses the minimum Zoning requirements, but also screens the single-family residential lot from the new commercial development.
Concurrently with this proposal, the Petitioner is requesting of a Final Plat Revision for PAS Plaza Subdivision, located at the southwest corner of Butterfield Road and North Farnsworth Avenue. The details of the request include a three (3) lot subdivision. Lot 1 is approximately 2.3 acres, and fronts on N. Farnsworth Ave. and Butterfield Rd. Lot 2 is approximately two (2) acres, fronts on Butterfield Rd., and shares access with the commercial development to the west, as well as the single-family residential lot to the southwest. Lot 3 is approximately .75 acres and contains a detention pond.
DISCUSSION:
Staff has reviewed the Final Plan resolution petition and have sent comments back to the Petitioner based 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 below in the Staff Recommendation.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1 (3): To encourage new development contiguous to existing development.
11.1 (5): To guide and promote development to areas where public utilities, public roads,
and municipal services are either available or planned.
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.
63.1 (1) To promote an integrated pedestrian circulation system in the City.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the resolution approving a revision to the Final Plan for PAS Plaza Resubdivision, located at the Southwest Corner of Butterfield Road and North Farnsworth Avenue, and Establishing PAS Plaza Subdivision, with the following conditions:
1) That, prior to Final Engineering being approved for the subject property, that the necessary easements for vacation and dedication of the private drive on the subject property be recorded at the Kane County Recorder's office.
2) That, prior to Final Engineering being approved for the subject property, that the Final Plan documents be revised as necessary based on Engineering review comments.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building & Signage Elevations
Land Use Petition with Supporting Documents
Property Parcel Maps
Legistar History Report
Legistar Number 22-0640
cc: Building, Zoning, and Economic Development Committee:
Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Revision to the Final Plan on PAS Plaza Subdivision, located at the Southwest Corner of Butterfield Road and North Farnsworth Avenue
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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 January 13, 2023, CIMA Developers filed with the City of Aurora a petition Requesting approval of a Final Plat Revision for PAS Plaza Subdivision, located at the southwest corner of Butterfield Road and North Farnsworth Avenue and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on March 8, 2023, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on March 15, 2023, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final 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 Final Plan with the following conditions:
1) That, prior to Final Engineering being approved for the subject property, that the necessary easements for vacation and dedication of the private drive on the subject property be recorded at the Kane County Recorder's office.
2) That, prior to Final Engineering being approved for the subject property, that the Final Plan documents be revised as necessary based on Engineering review comments.
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, Exhibit “A-2” Landscape Plan, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications deemed necessary by the Aurora City Engineer.