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TO: Mayor John Laesch
FROM: Stephen Broadwell, AICP, Planner
DATE: July 17, 2025
SUBJECT:
A Resolution Approving a Final Plan Revision for 1125 Aurora Avenue to modify a condition placed on the Final Plan approval (Flip 25, LLC - 25-0579 / AU15/2-24.065-CUPD/FSD/FPN - SB - Ward 1)
PURPOSE:
The Petitioner is requesting to pay a fee in lieu of constructing sidewalks due to the extensive improvements required by Illinois Department of Transportation (IDOT) at the intersection of Indian Trail and Aurora Avenue.
BACKGROUND:
On May 14, 2024, the City Council unanimously approved the Conditional Use Planned Development, Final Plat, and Final Plan for a gas station with a retail and a drive thru component.
As part of the approval, a condition was placed on the Final Plan requiring that the Petitioner work with the City's Engineering Division to construct a five (5) foot wide sidewalk along the frontages on Route 25 (Aurora Avenue) and E. Indian Trail.
Due to IDOT standards, there would be significant improvements required to the intersection to install the sidewalk, which is cost prohibited for this size of development. In addition, this sidewalk improvement will most likely need to be reconstructed when IDOT upgrades the intersection in the future. Since IDOT is not requiring sidewalk installation as part of this development, the Engineering Division is recommending that the Petitioner provide a fee in lieu of construction. This approach allows the City to allocate the funds toward sidewalk improvements in a more coordinated manner.
All other conditions will remain the same as stated in the Final Plan Resolution R24-142.
DISCUSSION:
Staff has reviewed the Final Plan Revision and agrees that replacement of the condition four (4) is appropriate.
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, p...
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