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TO: Mayor Thomas J. Weisner
FROM: Planning Commission
DATE: October 23, 2014
SUBJECT:
A Resolution Approving the Final Plat and Plan for Unit Three of Lehigh Station Subdivision being Vacant Land located at Station Boulevard and Liberty Street Aurora, Illinois 60504 (M/I Homes of Chicago, LLC - L14-00821 / NA21/2-14.272-Fsd/Fpn - SP - Ward 10)
PURPOSE:
The Petitioner, M/I Homes of Chicago, has submitted a Final Plan and Plat application for Unit 3 of Lehigh Station located at the south east corner of Station Boulevard and Liberty Street. The Subject Property, currently known as Lot 60 of Lehigh Station, is vacant land with zoning pursuant to the Lehigh Station Special Use Planned Development. The details of the proposal include 3.317 acres for the development of 40 attached townhome units within 7 buildings. There are attached two car garages proposed for each unit a two car driveway for each and additional guest parking provided within the development. The urban nature of the development is being maintained by keeping an urban streetscape and with the Final Plan the landscaping and building architecture will be consistent with the existing Lehigh Station townhomes.
BACKGROUND:
The Subject Property is part of the Station Boulevard Transit Oriented Development Project located at south of the Route 59 Train Station and north of New York Street along Station Boulevard. The Comprehensive Plan Revision which created this corridor was approved by City Council on January 25, 2005 by Resolution R05-009. Four subsequent neighborhoods were created in the corridor, Plaza on New York, Lehigh Station and Kensington Station North and South (subsequently named Metro 59 and Union Square).
Since the commencement of this transit oriented development (TOD) corridor the townhouse portion of Lehigh Station and Plaza on New York have been constructed, the mid-rise buildings within the Plaza of New York are currently under construction and one commercial use within Plaza on New York has also been constructed. In addition, the mid-rise buildings within Lehigh Station and Metro 59 and the townhomes within Union Square have been final planned and are approaching construction. The last remaining site to be planned is the Subject Property Lot 60 of Lehigh Station.
A Preliminary Plan and Plat was approved by City Council on August 26, 2014 with Resolution number R14-210 which set the development plan and the zoning of the property under the provisions of Parcel A with an underlying zoning of R-4A. The Final Plan and Plat is in substantial conformance with this approved Preliminary Plan and Plat.
Keeping medium to high density residential units in these areas is important in order to retain the sustainability of the proposed roadway improvements and shuttle (trolley) program.
Having commercial nearby is also another fixture of an urban environment. The corridor has proposed commercial tenants in the mid-rise buildings and is close to the commercial located along E. New York Street, Fox Valley Regional Mall and the Yorkshire Plaza shopping center and additional sidewalks have been incorporated to increase the walkability to these locations.
DISCUSSION:
Staff has reviewed the Final Plan and Plat petition, submitted by the petitioner and have sent comments back to them on those submittals. The petitioner has made all the requested changes to these documents and they now meet all of the applicable codes and ordinances.
PHYSICAL DEVELOPMENT POLICIES:
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.
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:
Planning Commission recommended CONDITIONAL APPROVAL of the Final Plat and Plan for Unit 3 of Lehigh Station Subdivision located at the south east corner of Station Boulevard and Liberty Street, Aurora, Illinois 60504, with the following conditions:
1. That the Petitioner shall also provide a record the protective covenants said Petitioner proposes to regulate land use in the subdivision and otherwise protect the proposed development. Said Covenants shall include the following provisions:
A. The total number of rental units allowed in this subdivision shall be limited to no more than thirty percent (30%) of the total dwelling units;
B. No person or entity may own more than one (1) rental dwelling unit in the subdivision;
C. After the "Turnover Date" of the Homeowners Association, said Homeowners Association may temporarily, for not to exceed one (1) year, grant a temporary individual exception to the maximum limit on rental units based on documented and validated owner hardship in attempting to sell a dwelling unit;
D. The Homeowners Association shall evaluate the above mandated limit on rental units from time to time and approve more restrictive provisions when deemed appropriate.
ATTACHMENTS:
Property Research Sheet
Planning Council Report
Land Use Petition
Final Plan
Final Plat
Landscape Plan
Building Elevations
cc:
Planning and Development Committee:
Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving the Final Plat and Plan for Unit Three of Lehigh Station Subdivision being Vacant Land located at Station Boulevard and Liberty Street Aurora, Illinois.
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 September 24, 2014, M/I Homes of Chicago, LLC filed with the City of Aurora requesting a Final Plat and Plan for Unit Three of Lehigh Station Subdivision as described on Exhibit "A" attached hereto; and
WHEREAS, on 10/22/2014, the Aurora Planning Commission reviewed said Final Plat and Plan and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on October 7, 2014, the Planning and Development Committee of the Aurora City Council reviewed said Final Plat and Plan and 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 Final Plat and Plan with the following conditions:
1. That the Petitioner shall also provide a record the protective covenants said Petitioner proposes to regulate land use in the subdivision and otherwise protect the proposed development. Said Covenants shall include the following provisions:
A. The total number of rental units allowed in this subdivision shall be limited to no more than thirty percent (30%) of the total dwelling units;
B. No person or entity may own more than one (1) rental dwelling unit in the subdivision;
C. After the "Turnover Date" of the Homeowners Association, said Homeowners Association may temporarily, for not to exceed one (1) year, grant a temporary individual exception to the maximum limit on rental units based on documented and validated owner hardship in attempting to sell a dwelling unit;
D. The Homeowners Association shall evaluate the above mandated limit on rental units from time to time and approve more restrictive provisions when deemed appropriate.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Final Plat and Plan as described on Exhibit "A" along with any dedications deemed necessary by the Aurora City Engineer.
PASSED AND APPROVED on ______________.
AYES ____ NAYS ____ NOT VOTING ____ ABSENT ____
____________________________ __________________________
Alderman Bohman, Ward 1 Alderman Garza, Ward 2
____________________________ __________________________
Alderman Mesiacos, Ward 3 Alderman Donnell, Ward 4
____________________________ __________________________
Alderman Peters, Ward 5 Alderman Saville, Ward 6
____________________________ __________________________
Alderman Hart-Burns, Ward 7 Alderman Mervine, Ward 8
____________________________ __________________________
Alderman Bugg, Ward 9 Alderman Johnson, Ward 10
____________________________ __________________________
Alderman Irvin, At Large Alderman O'Connor, At Large
ATTEST:
____________________________ __________________________
City Clerk Mayor
Legistar Number: L14-00821
ATTACHMENTS:
Exhibit "A" Plan Information Sheet
EXHIBIT "A"
PLAN INFORMATION SHEET
For the Final Plat and Plan for the property located at SEC of Station Boulevard and Liberty Street - Lot 60 of Lehigh Station
Case File Number: NA21/2-14.272-Fsd/Fpn
Tax Parcel Number: 07-21-208-001
Owner:
M/I Homes of Chicago, LLC
400 E. Diehl Road
Naperville, IL 60563
Plat Prepared By:
MeritCorp Group, LLC
3697 Darlene Ct.
Aurora, IL 60504
Date Plat Received: 9/24/2014
Plan Prepared By:
MeritCorp Group, LLC
3697 Darlene Ct.
Aurora, IL 60504
Date Plan Received: 9/24/2014
Landscape Plan Prepared By:
Gary R. Weber Associates, Inc.
212 South Main Street
Wheation, IL 60187
Date Landscape Plan Received: 9/24/2014
NOTE: A COPY OF THESE DOCUMENTS AS REFERENCED HEREON ARE ON FILE IN THE CITY OF AURORA PLANNING AND ZONING DIVISION OFFICE ON THE SECOND FLOOR, 1 SOUTH BROADWAY, AURORA, ILLINOIS, 60505.