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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: March 21, 2025
SUBJECT:
A Resolution Approving a Revision to the Preliminary Plan and Plat for property located at southeast Corner of Eola Road and Diehl Road (QuikTrip Corporation - 25-0210 / NA08/1-25.034-CU/Psd/Ppn - TV - Ward 10)
PURPOSE:
The Petitioner, QuikTrip Corporation, is requesting approval a Revision to the Preliminary Plan and Plat for the property located at the 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 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 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.
Concurrently with this proposal, the Petitioner is requesting approval of a Conditional Use for a Truck Stop Establishments (2841) Use. 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.
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 addressed several of the requested revisions to the documents and has made updates to some of the civil engineering plans. However, they are still in the process of revising the Preliminary Plan in accordance with the Staff's comments, including the addition of curbing around the building and along the property. The goal is to have these updates completed before the item is presented to the Building, Zoning, and Economic Development Committee. In the meantime, the necessary updates are reflected in the conditions outlined in the Staff Recommendation below.
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
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 Resolution Approving a Revision to the Preliminary Plan and Plat for property located at southeast Corner of Eola Road and Diehl Road, with the following conditions:
1) That the documents be revised to incorporate the Zoning and Planning Staff comments included in the memo dated March 6, 2025, prior to petitioning for Final Plan and Plat approval.
2) That the documents be revised to incorporate the Engineering Staff comments included in the memo dated February 20, 2025, prior to building permit issuance which shall be contingent upon Final Engineering approval.
3) That the documents be revised to incorporate the Fire Prevention Bureau Staff comments included in the Markup dated February 19, 2025, prior to building permit issuance which shall be contingent upon Fire Access Plan approval
4) That the sanitary sewer be extended to the northeast corner of the property.
5) That the watermain will need to be looped through the site.
6) Fox Metro Approval will need to be obtained for the property prior to Final Engineering approval.
7) That the Recapture Fee per Ordinance O23-071 and O23-074 to be paid prior to Final Engineering approval.
8) That a left-hand turn lane into the site from west bound Diehl Road is required.
ATTACHMENTS:
Exhibit "A" Preliminary Plat
Exhibit "B" Preliminary Plan
Conceptual Building and Signage Elevations
Preliminary Landscaping Plan
Land Use Petition and Supporting Documents
Legistar Number: 25-0210
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
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Revision to the Preliminary Plan and Plat for property located at southeast Corner of Eola Road and Diehl 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 February 3, 2025, QuikTrip Corporation filed with the City of Aurora a petition Requesting approval a Revision to the Preliminary Plan and Plat for the property located at the southeast corner of Eola Road and Diehl 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 March 19, 2025, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on March 26, 2025, 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 the documents be revised to incorporate the Engineering Staff comments included in the memo dated February 20, 2025, prior to building permit issuance which shall be contingent upon Final Engineering approval.
2) That the sanitary sewer be extended to the northeast corner of the property.
3) That the watermain will need to be looped through the site.
4) Fox Metro Approval will need to be obtained for the property prior to Final Engineering approval.
5) That the Recapture Fee per Ordinance O23-071 and O23-074 to be paid prior to Final Engineering approval.
6) That a left-hand turn lane into the site from west bound Diehl Road is required.
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.