TO: Mayor and City Council
FROM: Beth Beatty, City Manager
SUBJECT:
title
Ordinance and Resolution Associated with 270 W. Laraway Road:
Ordinance Approving a Special Use Permit to Allow a Trucking Facility, Located at 270 W. Laraway Road (ZBA 2024-14)
Resolution Approving the Dedication of a 1.973-Acre Portion of Laraway Road as Public Right-of-Way
end
BACKGROUND:
The petitioner, Northern Builders, is requesting a Special Use Permit to allow a truck parking and maintenance facility for Cassens Transport Company at 270 W. Laraway Road. Cassens is an auto-hauling company that provides automotive logistics services primarily in the Midwest. They would like to relocate their Aurora, Illinois location to the proposed site in order to be closer to the intermodal terminals that their trucks currently serve. Cassens plans to operate around 100 trucks from this location, with an estimated 50 trips to and from the site per day spread throughout the day and night hours. These trucks are already part of the intermodal traffic in the area, as they travel from their current Aurora location to the intermodal center and then to local and regional dealerships. This facility will create a reduction in truck traffic on local roadways as the trips will be contained to the intermodal business park.
The undeveloped 13-acre site is zoned I-1 (light industrial) and is surrounded by industrial uses with I-1 (light industrial), I-2 (general industrial), I-TC (intermodal terminal), and B-3 (general business) zoning. The Union Pacific railroad tracks border the west side of the site and cross Laraway Road.
The proposed site plan includes a 26,950-square-foot maintenance facility, 80 truck parking stalls, and 88 employee parking spaces. There are also 35 “re-mix” parking stalls to store extra auto stock from partial loads that are to be combined with other loads. The proposed building includes several maintenance bays, office space, and a truck wash. The employee parking mainly serves the fleet drivers; there would also be five office staff at this location. Storm water detention is proposed on the west side of the lot. The driveway access to the site would be aligned with the existing signalized intersection at Marcella Avenue, at the northeast corner of the site. Signal modifications would be required as part of this development.
The proposed development would be required to comply with the City’s Non-Residential Design Standards and the Landscape and Screening Regulations. A Payment In Lieu of Taxes (PILOT) will be required per the terms of the approved ordinance. The funds collected from the PILOT will be used for adjacent city street maintenance. Sewer and water connection fees and development impact fees will be required. All public improvements will be required per the Subdivision Regulations and the requirements of the Public Works and Public Utilities Departments. It should be noted that a traffic impact study was not required for this development.
The petitioner has been working with Public Works staff to determine additional right-of-way to be dedicated in anticipation of a future Laraway Road bridge over the railroad tracks. The attached resolution and plat of dedication will dedicate an approximately 60-foot-wide portion of Laraway Road as public right-of-way.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on April 18, 2024. Joseph Hammer, with TWiG Technologies, Mattias Trizna, with Northern Builders, and Brian Suhre, executive vice president of Cassens Transport Company, represented the petition. No one appeared or submitted comments in opposition to the petition. Meeting minutes are attached.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
recommendation
Bob Nachtrieb moved that the Zoning Board of Appeals recommend approval of the Special Use Permit request to allow a trucking facility at 270 W. Laraway Road, subject to the following conditions:
1. That a landscape plan that meets City Ordinance shall be submitted as part of the building permit plan set;
2. That the building shall comply with the City’s Non-Residential Design Standards;
3. That the development shall be required to make a Payment In Lieu Of Taxes (PILOT) as per the terms of the Ordinance;
4. That the business shall be registered with the City’s Business Services Division;
5. Should the property be declared a public nuisance, it shall be subject to a rehearing and a possible revocation of the Special Use Permit.
Brigette Roehr seconded the motion, which passed with five (5) aye votes and no nay votes. Voting aye were: Hennessy, Nachtrieb, Bias, Alessio, and Roehr. Voting nay were: none. Absent were: Riggs.
RECOMMENDATION:
recommendation
The Administration concurs with the recommendation of the Zoning Board of Appeals and recommends that the Mayor and City Council adopt the following, subject to the same conditions approved by the Zoning Board of Appeals above.
1. Ordinance Approving the Special Use Permit to Allow a Trucking Facility at 270 W. Laraway Road
The Administration also recommends the Mayor and City Council adopt the following:
2. Resolution Approving the Dedication of a 1.973-Acre Portion of Laraway Road as Public Right-of-Way
end