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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: April 18, 2019
SUBJECT:
A Resolution Approving a Revision to the Preliminary Plan and Plat for Property located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive (Pulte Group - 19-0170 / WH05/1-18.151-PD/R/Ppn/Psd/R - JM - Ward 9)
PURPOSE:
The Petitioner Pulte Group is requesting approval of a revision to the Preliminary Plan and Plat for a portion of the New Song Highlands Subdivision, now known as Laurelton Place, located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive for an One Family Dwelling (1110) Use which includes the development of 41 single-family homes.
BACKGROUND:
The Subject Property is currently vacant land with R-1(S) One Family Dwelling District with a Special Use zoning, which is part of the New Song Highlands Special Use Planned Development. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
Requesting approval of a revision to the Preliminary Plan and Plat for a portion of the New Song Highlands Subdivision, now known as Laurelton Place. The Petitioner is requesting approval of a revision to the Preliminary Plan and Plat for a portion of the New Song Highlands Subdivision, now known as Laurelton Place, for an One Family Dwelling (1110) Use. In 2005, the approved Preliminary Plan and Plat showed 21 homes. In 2010, the Preliminary Plan was revised to 34 homes. This Revision, is to allow 41 homes. In 2010, the New Song Community Church had wanted the detention to be partially dry to use the space for recreation. That is no longer being requested. This along with reduction of the detention area and shifting of lots, has led to the request of additional homes.
All the lots meet the minimum of 8,000 square feet and 60 foot width at the 25 foot setback line required by the Plan Description along with required setbacks. The average lot size is 10,000 square feet and the average width is 73 feet. The minimum lot size is 8,631 square feet and the minimum lot width is 67 feet. The lots are therefore similar to the surrounding subdivisions. The existing stubs at Whitethorn Drive, Seaview Drive, and Bayfield Drive will be extended and will match the existing 60 foot right-of-way.
Concurrently with this proposal, the developer is requesting a Plan Description Revision. The Development was originally approved pursuant to ordinances O05-037 and O05-039 which approved development of a religious institution with daycare and twenty (21) single family homes. In 2010, the City of Aurora approved a revised preliminary plan and plat pursuant to resolution R10-083, which resolution modified the boundaries of the religious institution and permitted development of thirty four (34) single family homes. The 2010 resolution failed to modify the Plan Description contained in the 2005 ordinance. This Plan Description Revision is intended to align the Plan Description with the 2010 resolution and a preliminary plan and plat to be approved by separate resolution. This Plan Description Revision does not otherwise modify the provisions applicable to Parcel B, the New Song Community Church property.
The Plan Description Revision does not change the underlying zoning, which is still R-1 One Family Dwelling District. It does include removing acreage form Parcel B, which is identified for a church use and a daycare facility, and adding additional acreage to Parcel A, which is identified for single-family homes. Also, an additional parcel, known as Parcel C, is being created and identified for stormwater detention.
DISCUSSION:
Staff has reviewed the Preliminary Plan and Plat petition and have sent comments back to the petitioner on those submittals. The petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances, with the exceptions of the following items which are also reflected in the conditions listed in the Staff Recommendation below.
The Engineering Division is requesting that the Clomr be submitted prior to Final Engineering along with the creation of three small outlots between Lots 1 and Lot 2; Lots 16 and Lot 17; and Lot 40 and 41 to address their concerns regarding preventing obstruction of home improvements by homeowners to these overflow paths that carry large volumes of flow from offsite developments. Staff is still working with the petitioner on how to best address this concern. The Fire Marshall is requesting the Fire Access Plan be updated regarding hydrant locations.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
10.0 To provide for the orderly, balanced and efficient growth and redevelopment of the City through the positive integration of land use patterns, functions, and circulation systems. To protect and enhance those assets and values that establishes the desirable quality and general livability of the City. To promote the City’s position as a regional center.
11.1 (5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
11.1 (3) To encourage new development contiguous to existing development.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of A Resolution Approving a Revision to the Preliminary Plan and Plat for Property located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive, with the following conditions:
1.) That the Fire Access Plan be revised to reflects the Fire Marshall comments at the Planning council meeting on March 12, 2019.
2.) That the Preliminary Plan and Plat be revised to include outlots between Lots 1 and Lot 2; Lots 16 and Lot 17; and Lot 40 and 41 that meet the minimum width needed to address the Engineering Division’s concerns.
3.) That the Petitioner have an approved CLOMR before start of construction of the public improvements.
ATTACHMENTS:
EXHIBITS:
Exhibit A-1 Preliminary Plan
Exhibit A-2 Preliminary Plat
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 19-0170
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
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 north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive
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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 March 1, 2019, Pulte Home Company LLC filed with the City of Aurora a petition requesting approval of a revision to the Preliminary Plan and Plat for a portion of the New Song Highlands Subdivision, now known as Laurelton Place, located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive for an One Family Dwelling (1110) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-2”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on April 17, 2019, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on April 25, 2019, the Planning and Development Committee of the Aurora City Council reviewed said Preliminary Plan and Plat Revision 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 condition:
1.) That the Preliminary Plan and Plat be revised to include outlots between Lots 1 and Lot 2; Lots 16 and Lot 17; and Lot 40 and 41 that meet the minimum width needed to address the Engineering Division’s concerns.
2.) That the Petitioner have an approved CLOMR before start of construction of the public improvements.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the and related required documents as attached hereto as Exhibit "A-1" Preliminary Plan and Exhibit “A-2” Preliminary Plat.