cover
TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: May 3, 2018
SUBJECT:
A Planning and Development Committee Resolution Approving the Final Plat for Unit 3 of Gramercy Square Subdivision, being Vacant Land, located on the east side of Commons Drive south of 75th Street (M/I Homes of Chicago, LLC - 18-0314/ NA28/4-18.038 - Fsd/Fpn - JM - Ward 8)
PURPOSE:
The Petitioner M/I Homes of Chicago, LLC is requesting approval of a Final Plat for Unit 3 of Gramercy Square Subdivision being Vacant Land located on the east side of Commons Drive south of 75th Street which includes a three unit subdivision of 25 acres into 47 lots for the development of 171 attached residential townhomes, stormwater detention, and a future park.
BACKGROUND:
The Subject Property is currently vacant with R-4(S) Two Family Dwelling District with a Special Use, OS-1(S) Conservation, Open Space, and Drainage District with a Special Use and P(S) Park and Recreation District with a Special Use zoning, which is part of the District 204 Special Use Planned Development. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting approval of a Final Plat for Unit 3 of Gramercy Square Subdivision. The details of the request include a subdivision of Unit 3 into 19 lots containing 16 buildable lots with three common area outlots along with roadway dedication and city easement dedication.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat for Unit 1. The details of the request include a subdivision of Unit 1 into nine lots containing five buildable lots with four common area outlots along with roadway dedication and city easement dedication.
The Petitioner is also requesting approval of a Final Plat for Unit 2. The details of the request include a subdivision of Unit 2 into 19 lots containing 13 buildable lots, four common area outlots, and a lot for a park along with roadway dedication and city easement dedication.
Lastly, the Petitioner is requesting approval of a Final Plan for Units 1-3 of Gramercy Square Subdivision for a ROW Dwelling (Party Wall) (1130) Use. The details of the request include a townhome development of 34 buildings containing a total of 171 units. The development will be built in phases with the first phase consisting of Units 1 and 2. To the east of the development is area dedicated for a future one acre park, which is positioned to allow the site to potentially be combined with additional acreage when the property to the east develops. The stormwater detention is situated in the southeast corner, providing a view of the detention area from the park. A bike path runs along the major east-west road from Commons Drive to the park.
The Landscape Plan highlights the central, t-shaped plaza that provides sidewalks and green space for the residents along with a central circular area featuring four brick paved islands with benches. The berm along Commons Drive provides additional CTEs than required, which includes twice the number of evergreen trees to provide a buffer to the single-family residents to the west. There are several landscaped focal points in the development, including the entrances, in the entrance’s median, the large landscape island off the southern entrance, and along the southern property line in the form of trees and beds of shrubs.
The Elevations feature a traditional townhome design along with a new, modern design that M/I Homes is offering for the first time. This modern design (River North) is for the three-story, rear-loaded buildings. The design features a variegated façade through the use of a dark gray brick water table, lighter gray brick end units, and vinyl siding in a mixture of colors and types on the center units. The building is accented by three square bays with a flat, angled roof clad in vertical board vinyl siding. Several of these design elements are carried over into the more traditional design (Charlestown), including the brick water table, the vertical board siding, and the variety of materials and colors.
DISCUSSION:
Staff has reviewed the Final Plat petition for Unit 3 of Gramercy Square Subdivision 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.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
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.
12.1(6) To promote the buffering of low density residential areas from high intensity uses with higher density residential when appropriate.
22.1(1) To achieve appropriate zoning protection for residential areas designated in the land use plan.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of the Planning and Development Committee Resolution Approving a Final Plat for Unit 3 of Gramercy Square Subdivision located on the east side of Commons Drive south of 75th Street.
ATTACHMENTS:
EXHIBITS:
Exhibit "A" Final Plat Unit 3
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 18-0314
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 ________________
title
A Planning and Development Committee Resolution Approving the Final Plat for Unit 3 of Gramercy Square Subdivision, being Vacant Land, located on the east side of Commons Drive south of 75th Street
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 April 4, 2018, M/I Homes of Chicago, LLC filed with the City of Aurora a petition requesting approval of a Final Plat for Unit 3 of Gramercy Square Subdivision Being Vacant Land located on the east side of Commons Drive south of 75th Street and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on May 2, 2018, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on May 10, 2018, the Planning and Development Committee of the Aurora City Council reviewed said Final Plat and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the recommendation of the Aurora Planning and Development Committee is subject to appeal by the petitioner or a member of the Aurora City Council within the required appeal period which expires on May 16, 2018 at 5:00 p.m.; and
WHEREAS, the petition was not appealed by any of the aforementioned individuals this Resolution shall serve as final action on the Final Plat; and
NOW, THEREFORE, BE IT RESOLVED that the Planning and Development Committee of the City of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution and hereby grants APPROVAL of said Final Plat.
BE IT FURTHER RESOLVED that the Planning and Development Committee of the City of Aurora hereby adopts the Final Plat and related required documents as attached hereto as Exhibit "A" Final Plat along with any easement dedications or vacations deemed necessary by the Aurora City Engineer.