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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: May 21, 2026
SUBJECT:
A Resolution Approving a Preliminary Plan and Plat for Kingsley Row Subdivision, on vacant land located east of the intersection of Ogden Avenue and 75th Street (M/I Homes of Chicago, LLC - 26-0335 / NA28/1-25.228 - RZ/CUPD/Psd/Ppn - JM - Ward 8)
PURPOSE:
The Petitioner M/I Homes of Chicago, LLC is requesting approval of a Preliminary Plan and Plat for Kingsley Row Subdivision, located east of the intersection of Ogden Avenue and 75th Street for a ROW Dwelling (Party Wall) (1130) Use which includes the development of 185 townhomes and associated stormwater facility.
BACKGROUND:
The Subject Property is currently R-5(C) Multiple-Family Dwelling District, R-5A(C) Midrise Multiple-Family Dwelling District, B-2(C) General Retail District, and OS-1(C) Conservation, Open Space, and Drainage District all with a Conditional Use zoning, which is part of the Melody Town Center Conditional Use Planned Development.
The Petitioner is requesting approval of a Preliminary Plan and Plat for Kingsley Row Subdivision for a ROW Dwelling (Party Wall) (1130) Use. The details of the request include a plan to develop the property with 39 buildings containing 185 townhomes consisting of three-story, rear-loaded home with some buildings featuring a two-story, side-loaded end cap. The units are approximately 2,200 square feet. Each unit has a two-car garage and two-car driveway with additional 37 off-street parking spaces scattered throughout the subdivision. The 66’ right-of-way with rear-loaded products allows street parking along much of the roadway.
Commons Drive will be extended through the site as a three-lane roadway that expands at each end to allow turn lanes. The intersection at Ogden Avenue will feature dedicated right and left turn lanes while the intersection at 75th Street has two duel left turn lanes. A 10-foot path runs along the east side, and a 5-foot sidewalk runs along the west side of Commons Drive. There is one full entrance to the Subdivision on Commons Drive with a right-in/right-out entrance on Ogden Avenue. Both Ogden Avenue and 75th Street will be improved with dedicated turn lanes into Commons Drive.
The Subdivision features one main circular road with alleys extending from the road to access the rear loaded garages. The interior buildings front on this main roadway with other homes fronting on Commons Drive. The subdivision is buffered from Odgen Avenue and 75th Street with a 40-foot setback that contains undulating berms along with detention facilities at the intersection of the roads and along the 75th Street.
The Landscape Plan and Elevations are not approved until Final, but the developers have provided drafts. The Landscape Plan is a concept and has not been updated to reflect the final layout of the site.
The Plat includes the creation of 185 lots for each unit, three lots for stormwater detention, and four lots for association shared space along with associated easements.
Concurrently with this proposal, the Petitioner is requesting the Establishment of a Conditional Use Planned Development, and to change the zoning district from R-5(C) Multiple-Family Dwelling District, R-5A(C) Midrise Multiple-Family Dwelling District, B-2(C) General Retail District, OS-1(C) Conservation, Open Space, and Drainage District, all with a Conditional Use for a Planned Development, to R-4A(C) Two-Family Dwelling District and OS-1(C) Conservation, Open Space, and Drainage District with a new Conditional Use for a Planned Development. The details of the request include a Plan Description that outlines specific requirements that are mostly consistent with Aurora’s standard bulk restrictions for townhomes. Slight modifications from our standard are to allow a side-loaded product to provide more diverse streetscape and additional product options. The other zoning parcel is OS-1 for the stormwater detention facilities.
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.
Over many months, the Developer worked with staff on the site layout to address traffic, circulation, and screening comments. While the Comprehensive Plan and previous plans for this site showed mixed use with commercial along Commons Drive, the location of the site makes it difficult to attract commercial development. Demand for commercial space has decreased over the past years and commercial in this area is drawn to nearby Route 59. The housing demand and the major adjacent roadways lend towards a medium density residential product. To provide screening for the new residents, the concept Landscape Plan shows rows of evergreens broken by decorative shrub beds on the undulating berms along 75th Street and Ogden Avenue. In addition, the Developers are installing the extension of Commons Drive, completing a much-needed continuous north/south artery and providing residents with vehicular, pedestrian, and bicycling connections to the redeveloped mall area.
To address the City’s traffic engineer’s review of the traffic study, the Developer revised their original plan, which included adding only one entrance on Commons Drive with a second on Ogden Avenue along with additional dedicated turn lanes on Commons Drive.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
12.1(9) To guide development and redevelopment into energy efficient land use patterns;
11.1(3) To encourage new development contiguous to existing development;
21.1(2) To promote a wide variety of housing type; and
21.1(3) To promote housing in all price ranges for purchase or rent.
23.1(3) To encourage quality design and practicable innovations in both housing structures and site development.
70.1 (1) To locate and direct urban growth to areas where municipal services are available or proposed.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of A Resolution Approving a Preliminary Plan and Plat for Kingsley Row Subdivision, on vacant land located east of the intersection of Ogden Avenue and 75th Street, with the following conditions:
1.) That the Final Plan be updated to show all private alleys outside of the setbacks.
2.) That in lieu of construction of a ten-foot path along Ogden and a five-foot sidewalk along 75th Street the developer pay a cash contribution to the city of Aurora. This contribution shall be equal to the estimated construction cost of these improvements. This contribution shall be made to the City before the issuance of a site development permit for the residential property. This contribution shall be utilized by the City of Aurora for future installation of these improvements at a time decided by City staff. The estimated cost and an exhibit showing the limits of these improvements will be submitted to the City for approval.
ATTACHMENTS:
EXHIBITS:
Exhibit A-1 Preliminary Plan
Exhibit A-2 Preliminary Plat
Land Use Petition with Supporting Documents
Maps
Legistar History Report
Legistar Number: 26-0335
cc:
Alderman Michael B. Saville, Chairperson
Alderman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Preliminary Plan and Plat for Kingsley Row Subdivision, on vacant land located east of the intersection of Ogden Avenue and 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 July 30, 2025, M/I Homes of Chicago, LLC filed with the City of Aurora a petition requesting approval of a Preliminary Plan and Plat for Kingsley Row Subdivision, located east of the intersection of Ogden Avenue and 75th Street for a ROW Dwelling (Party Wall) (1130) 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 May 20, 2026, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on May 27, 2026, 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 the Final Plan be updated to show all private alleys outside of the setbacks.
2.) That in lieu of construction of a ten-foot path along Ogden and a five-foot sidewalk along 75th Street the developer pay a cash contribution to the city of Aurora. This contribution shall be equal to the estimated construction cost of these improvements. This contribution shall be made to the City before the issuance of a site development permit for the residential property. This contribution shall be utilized by the City of Aurora for future installation of these improvements at a time decided by City staff. The estimated cost and an exhibit showing the limits of these improvements will be submitted to the City for approval.
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.