cover
TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: April 3, 2025
SUBJECT:
A Resolution Approving a Preliminary Plan and Plat for Lots 1-62 of Harvest Point Subdivision, on vacant land located east of Raddant Road and north of Butterfield Road (Pulte Home Company, LLC - 25-0249 / BA35/4-24.527 - CUPD/Ppn/Psd - JM - Ward 1)
PURPOSE:
The Petitioner Pulte Home Company, LLC is requesting approval of a Preliminary Plan and Plat for Harvest Point Subdivision, located east of Raddant Road and north of Butterfield Road, for a One Family Dwelling (1110) Use which includes the development of 59 single-family homes and associated stormwater facility.
BACKGROUND:
The Subject Property is currently vacant with R-1 (C) One-Family Dwelling District with a Conditional Use zoning, which is part of the Marmion Academy Conditional Use Planned Development.
The Petitioner is also requesting approval of a Preliminary Plan and Plat for Harvest Point Subdivision for single-family homes. The details of the request include 59 single-family homes with units ranging in size from 1,683 to 3,160 square feet with 3-5 bedrooms. Every home will have a two-car garage and two-car driveway with an option of adding a third garage. The average lot size of 7,921 and average lot width is 59 feet.
The subdivision will be accessed by two entrances off Raddant Road aligning with the current entrances into the adjacent subdivisions. The main entrance will be at Vineyard Lane and a southbound left turn lane into the development will be installed. The interior street circles through the property at the City standard roadway size.
The site features detention ponds all along the eastern property providing a larger buffer to the adjacent Kirkland Farm subdivision. Two additional detention ponds line much of the southern boundary providing a buffer to the proposed townhome development to the south. Three outlots abut Raddant Road featuring an undulating berm along most of the frontage and a screen planting easement to buffer the rear yards of the proposed development from Raddant Road.
While not required until Final Plan and Plat, the developers have provided draft Landscape Plan and Elevations. The Landscape Plan shows heavy landscaping along Raddant Road and the eastern property.
The Preliminary Plat includes subdividing the property into 59 single-family lots, one detention lot, and two outlots along Raddant Road.
Concurrently with this proposal, the Petitioner is requesting the Establishment of a Conditional Use Planned Development, and to change the zoning district from R-1(C) One-Family Dwelling District with a Conditional Use to R-2(C) One-Family Dwelling District with a Conditional Use and OS-1 (C) Conservation, Open Space And Drainage District with a Conditional Use. The details of the request include a Plan Description that outlines specific requirements and provide some exceptions to the bulk restrictions. The single-family homes will be developed under R-2 zoning with modifications to the standard bulk restriction including a slight reduction of minimum lot size, minimum lot width, and maximum lot coverage. In addition, the Plan Description requires larger minimum building size than standard R-2 and requires all buildings to have basements. The second parcel will have an underlying zoning of OS-1 for the stormwater detention facility.
The Petitioner is also requesting to rezone approximately 0.3 acres of the property located east of Raddant Road and north of Butterfield Road from R-1 (C) One-Family Dwelling District with a Conditional Use to R-1 One Family Dwelling District to remove the property from the Marmion Academy Plan Description. Currently, there is a fence near the eastern property line between Marmion’s property and the Kirkland Farm subdivision; however, this fence is approximately 15 feet west of the actual property line. This rezoning is to remove the property to the east of the fence from the Marmion Academy Plan Description and not include it with the Harvest Point Plan Description so that the property can be individually conveyed through the Plat Act to the abutting single-family property owners.
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 made the requested revisions to these documents and they now meet the applicable codes and ordinances, with the exception of the items reflected in the conditions listed in the Staff Recommendation below.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
12.0 To plan and provide for the growth of the City through the integration of land use patterns and functions that promote complementary interactions between different land use components.
12.1(3) To encourage residential development in close proximity to places of work, shopping and recreation.
20.0 To insure the provision of decent housing and a quality living environment for every resident of Aurora.
21.1(2) To promote a wide variety of housing types.
22.1(1) To achieve appropriate zoning protection for residential areas designated in the land use plan.
23.1(3) To encourage quality design and practicable innovations in both housing structures and site development.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of A Resolution Approving a Preliminary Plan and Plat for Lots 1-62 of Harvest Point Subdivision, on vacant land located east of Raddant Road and north of Butterfield Road, with the following conditions:
1. That Final Engineering submittal show the resurfacing of Raddant Road as required by the Engineering Division.
2. That the documents be revised to incorporate the Engineering Staff comments prior to approval of Final Engineering.
3. That staff review a possible crosswalk at Raddant Road and Vineyard Lane prior to Final Engineering approval.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Preliminary Plan
Exhibit "A-2" Preliminary Plat
Land Use Petition with Supporting Documents
Maps
Legistar Number: 25-0249
cc:
Alderwoman Patty Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman Bill Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Preliminary Plan and Plat for Lots 1-62 of Harvest Point Subdivision, on vacant land located east of Raddant Road and north of Butterfield Road
body
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 December 3, 2024, Pulte Home Company, LLC filed with the City of Aurora a petition requesting approval of a Preliminary Plan and Plat for Harvest Point Subdivision, located east of Raddant Road and north of Butterfield Road, for a One Family Dwelling (1110) Use. 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 26, 2025, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on April 2, 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 Final Engineering submittal show the resurfacing of Raddant Road as required by the Engineering Division.
2. That the documents be revised to incorporate the Engineering Staff comments prior to approval of Final Engineering.
3. That the documents be revised to incorporate the Fire Access comments included in the memo dated 3/18/2025 with the Final Plan and Plat petition.
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 with any offsite easement dedications deemed necessary by the Aurora City Engineer.