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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: January 8, 2026
SUBJECT:
An Ordinance amending Chapter 49 of the Code of Ordinances, City of Aurora, by modifying the zoning map attached thereto to rezone Property located at 462 Jackson Street from R-4 Two Family Dwelling to R-3 One Family Dwelling (Gabriela Maya - 25-1045 / AU27/2-25.353 - DZ - JR - Ward 3)
PURPOSE:
The Petitioner, Gabriela Maya, is requesting to downzone the property at 462 Jackson Street from R-4 Two Family Dwelling District to R-3 One Family Dwelling District.
BACKGROUND:
The Subject Property is located at 462 Jackson Street and is currently utilized as a single family residence. The property is currently zoned R-4 Two Family Dwelling District.
The Petitioner is Requesting to downzone the property from R-4 Two Family Dwelling District to R-3 One Family Dwelling District. The previous property owner converted the house from a 2-unit to a single family so this downzoning will be matching the use.
DISCUSSION:
Staff has reviewed the Downzoning Ordinance petition and have determined that it meets the applicable codes and ordinances.
Staff has the following comments regarding Findings of Fact:
1. Is the proposal in accordance with all applicable official physical development policies and other related official plans and policies of the City of Aurora?
Yes, the proposal is in accordance with all applicable official physical development policies and other related official plans and policies of the City of Aurora, as this rezoning will allow for the subject single-family home to have a compatible zoning classification to the surrounding single-family homes in the residential neighborhood. The updated zoning classification will also match its current use as a single-family home.
2. Does the proposal represent the logical establishment and/or consistent extension of the requested classification in consideration of the existing land uses, existing zoning classifications, and essential character of the general area of the property in question?
Yes, the R-3 zoning classification represents the logical establishment and is consistent with the surrounding zoning classifications. This is an existing single-family home that fits well into a low-intensity residential neighborhood.
3. Is the proposal consistent with a desirable trend of development in the general area of the property in question, occurring since the property in question was placed in its present zoning classification, desirability being defined as the trend's consistency with applicable official physical development policies and other related official plans and policies of the City of Aurora?
Yes, the proposal to downzone the property is consistent with a desirable trend of development in the general area. This is primarily a single-family residential area and the rezoning will be more compatible with many of the surrounding R-2 One Family Dwelling District and the R-3 One Family Dwelling District zoning classifications.
4. Will the rezoning allow uses which are more suitable than uses permitted under the existing zoning classification?
Yes, the rezoning will allow more suitable uses compared to permitted uses under R-4: Two-Family Dwelling District zoning. This zoning will match the existing use as a single-family home.
5. Is the rezoning a consistent extension of the existing land uses, existing zoning classifications, and essential character of the general area?
Yes, the rezoning is a consistent extension of the existing land uses, existing zoning classifications, and essential character of the general area, as many of the surrounding properties are zoned for one-family dwellings and the subject property is already being used as such.
Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has not received public inquiries regarding this petition.
POLICIES AND GUIDELINES :
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.0 To guide the growth of the City in an orderly and structured manner.
22.1(1) To achieve appropriate zoning protection for residential areas designated in the land use plan.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the Ordinance amending Chapter 49 of the Code of Ordinances, City of Aurora, by modifying the zoning map attached thereto to rezone Property located at 462 Jackson Street from R-4 Two Family Dwelling to R-3 One Family Dwelling.
ATTACHMENTS:
Exhibit "A" Legal Description
Land Use Petition with Supporting Documents
Maps
Legistar Number: 25-1045
cc:
Alderman Michael B. Saville, Chairperson
Alderman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance amending Chapter 49 of the Code of Ordinances, City of Aurora, by modifying the zoning map attached thereto to rezone Property located at 462 Jackson Street from R-4 Two Family Dwelling to R-3 One Family Dwelling
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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, Maya, Gabriela, is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated Wednesday, October 22, 2025, Gabriela Maya filed with the City of Aurora a petition Requesting to downzone the property at 462 Jackson Street from R-4 Two Family Dwelling District to R-3 One Family Dwelling District; and
WHEREAS, after due notice and publication of said notice, the Planning and Zoning Commission conducted a public hearing on Wednesday, January 7, 2026, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on January 14, 2026, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning and Zoning Commission, finds that the proposed Rezoning is not contrary to the purpose and intent of Chapter 49 of the Code of Ordinances, City of Aurora.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Three: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Four: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Five: That Chapter 49 of the Code of Ordinances, City of Aurora, being the Zoning Ordinance and the Zoning Map attached thereto be, and the same are, hereby amended to rezone the real estate property described in Exhibit “A”, from R-4 Two Family Dwelling to R-3 One Family Dwelling.