Commission approves Kwik Trip site plan and large highway monument sign after staff conditions and notice questions

The Aurora Planning and Zoning Commission on March 25 approved a site plan amendment and two sign adjustments for Kwik Trip store number 4,238 at Colfax and Piccadilly, voting 7–0 on each matter.

Staff case manager Steven Gubrud told the commission the applications seek: (1) a site plan amendment to add a multi‑tenant monument sign, (2) an adjustment to allow a 40‑foot tall monument sign (city code typically limits 14 feet), and (3) an adjustment to allow 145.5 square feet per sign face (code limit is 100 square feet). Staff emphasized the sign is intended to be visible to drivers on I‑70 after the new Piccadilly interchange reduces sightlines and said the sign would not include electronic messages or fuel price readers; masonry cladding would be applied to the bottom 12.5 feet to match the site's materials.

Staff recommended approval subject to two conditions: resolution of outstanding technical issues before recordation and permits, and a condition that the eastern abutting Adams County parcel (PIN 182135401002) must use the multi‑tenant monument for future advertising and would not be permitted additional monument signage on the I‑70 frontage.

Applicant representative Stacy Weeks (Norris Design) said visibility from the interchange drove the 40‑foot height and the increased sign face to allow a primary panel for Kwik Trip and a secondary panel for a future adjacent tenant. Weeks said the sign design emphasizes compatibility with the proposed building and will use internal illumination only.

Commissioner Riley raised concerns that the on‑site public‑notice sign had not been posted in a clearly visible manner when the commissioner visited and asked why additional signage along Piccadilly had not been used. Weeks apologized and said high winds and on‑site construction likely affected the posted notice; staff reiterated that mailed notices were sent to adjacent owners and that the public notice board was posted for a minimum of 10 days in accordance with city code.

Commissioners also questioned whether the highway‑visible sign could increase turning conflicts or congestion for tractor‑trailer traffic. Applicant and staff responded that CDOT had been engaged, that the Piccadilly interchange was designed to handle heavy vehicles and that the proposed sign location and site access were coordinated with CDOT review.

After discussion, the commission voted to approve the site plan amendment (agenda item 8G) and both sign adjustments (8H and 8I) by roll call (each 7–0). Approval included the two staff conditions noted in the staff recommendation.

Context and follow‑up: Commissioners used the item to note a broader council conversation about gas‑station concentrations and possible buffers in Ward 2; Director Janine Rested said staff will pursue further engagement with the Business Advisory Board and the Development Review Advisory Board and refine maps and analysis for council consideration.

Next steps: The approvals are conditioned on resolving outstanding technical items before recordation and the applicant obtaining required permits. The East‑parcel signage restriction will be applied as a condition of approval.