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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: August 20, 2021
SUBJECT:
A Resolution Approving a Revision to the Preliminary Plat and Plan for the Property Located Near the Southeast Corner of South Commons Drive and Irving Road (M/I Homes of Chicago, LLC - 21-0506 / NA33/2-21.195-CUPD/Psd/Ppn/R - SB - WARD 8)
PURPOSE:
The Petitioner, M/I Homes of Chicago, LLC, is requesting approval of a Preliminary Plat & Plan Revision to allow for the Subject Property to be divided into fifty-nine (59) lots for two hundred fifty (250) residential town homes, open space and recreation, and stormwater detention.
BACKGROUND:
The Subject Property is approximately 36.3 acres of vacant land that is located near the southeast corner of South Commons Drive and Irving Road. The Comprehensive Plan designates the Subject Property as Quasi-Public. The Subject Property is presently owned by the Cavalry Temple Church, which is located directly to the east. The Subject Property was previously planned for townhomes on the northern portion, and areas for athletic activities and other uses associated with the church. Additional information the legislative history of the Subject Property can be found in the attached Property Research Sheet.
The Petitioner is requesting approval of a Preliminary Plat & Plan Revision. The Preliminary Plat indicates fifty-nine (59) lots, forty-eight (48) of which will be developed for residential townhomes, and the remaining utilized for open space, recreation, and easements for stormwater management and access to Cavalry Church’s property.
The Preliminary Plan indicates that the townhomes will be situated on both sides of the drive that circles the proposed subdivision. The townhomes on the outside of the circle are shown as front-loaded units, while the townhomes on the inside of the circle drive are shown as rear-loaded units. The Preliminary Plan is also showing an approximately 2.4 acre lot within the center of the subdivision for open space and recreation. The Petitioner is also proposing two (2) access drives onto Commons Drive: the first is located in the middle of the frontage, while the second is located near the southern portion of the Subject Property. There is also an access being proposed on the eastern frontage that allows access to Cavalry Church and is available as an emergency access also. The detention pond is located along the southern portion of the Subject Property and provides separation from the residential subdivision to its south.
The Petitioner is proposing a sixty-six (66) foot wide right-of-way, as well as thirty-one (31) foot wide streets, both of which are dimensions standard for a residential subdivision and allows for better parking availability on the street. The Preliminary Plan is also showing that there is adequate residential parking available to meet the minimum parking requirement of two (2) enclosed parking spaces and two driveway parking spaces, as indicated in the accompanying Plan Description. The Preliminary Plan also indicates area on the internal circular drive where on-street parking may occur. There are ninety-five (95) on-street parking spaces shown on the Preliminary Plan, although there may be other areas to accommodate additional on-street parking.
Indian Prairie School District 204 has provided a letter dated August 9, 2021 indicating their support for this proposal.
Concurrently with this proposal, the Petitioner is requesting approval of a Conditional Use Planned Development with an underlying R-4A(C), Two Family Dwelling District and OS-1(C), Conservation, Open Space, and Drainage District zoning with a Conditional Use Planned Development. Details of the request include two separate parcels: Parcel A, which is approximately 31.4 acres and will be developed for the proposed townhomes; and Parcel B, which is approximately 4.9 acres and will be developed for the proposed detention pond. Parcel A will correspond to the R-4A(C) zoning, which will include the residential townhomes, the circular drive, recreational space, and open space. Parcel B will correspond to the OS-1(C) zoning and will include the detention pond.
Details of this request include modifications to the bulk restriction standards between buildings and along the perimeter line of the proposed subdivision, permitted obstructions in required setback areas, and minimum dwelling standards per individual dwelling unit. Parking and loading standards include the minimum requirement of two enclosed spaces and two driveway parking spaces. The detention pond is proposed to be developed for drainage and will be developed per the OS-1 zoning district standards.
DISCUSSION:
Staff has reviewed the Preliminary Plat & Plan Revision petition and have sent comments back to the Petitioner based on those submittals. The Petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances, with 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:
11.1 (3): To encourage new development contiguous to existing development.
12.1 (3): To encourage residential development in close proximity to places of
work, shopping, and recreation.
23.1 (3): To encourage quality site design and practicable innovations in both
housing structures and site developments to encourage quality site design
and practicable innovations in both housing structures and site
development.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the resolution approving a revision to the Preliminary Plat & Plan for the property located near the southeast corner of South Commons Drive and Irving Road, with the following conditions:
1) The developer will eliminate the southerly access to South Commons Drive.
2) Per the Engineering Department, the submitted Traffic Study should be revised to include the peak weekend traffic volume during the time period when Cavalry Temple Church traffic would be allowed to utilize the proposed private access road. The proposed South Commons Drive left turn lane striping should be revised based on the findings of the Traffic Impact Study, as necessary.
3) Final Approval from the Engineering Division should be obtained.
4) That the Fire Access Plan be revised per review comments, which are dated 8/16/2021.
ATTACHMENTS:
Exhibit "A-1" Preliminary Plat
Exhibit "A-2" Preliminary Plan
Chelsea Manor Presentation
Land Use Petition and Supporting Documents
Qualifying Statement
Letter of Support from Cavalry Temple Church
Letter of Support from Indian Prairie School District 204
Building & Signage Elevations
Landscape Plan
Fire Access Plan
Traffic Impact Study
Fire Access Plan Review Memo, 8/16/2021
Property Research Sheet
cc: Building, Zoning, Economic Development Committee:
Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Revision to the Preliminary Plat and Plan for the Property Located Near the Southeast Corner of South Commons Drive and Irving Road
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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, by petition dated June 29, 2021, M/I Homes of Chicago, LLC filed with the City of Aurora a petition Requesting approval of a Revision to the Preliminary Plat and Plan for the Chelsea Manor Subdivision located near the southeast corner of South Commons Drive and Irving Road for a ROW Dwelling (Party Wall) (1130) use and related required documents as attached hereto as Exhibits "A-1" through "A-2"; and
WHEREAS, the Planning and Zoning Commission, on August 18, 2021, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on August 25, 2021, the Building, Zoning, and Economic Development Committee of the Aurora City Council reviewed said Preliminary Plat & 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 fact all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Preliminary Plan and Plat with the following conditions:
1) Per the Engineering Department, a left turn lane and a right turn lane exiting the subdivision onto North Commons Drive should be added to the northernmost road at the time of Final Plat and Final Plan.
2) Per the Engineering Department, the submitted Traffic Study should be revised to include the peak weekend traffic volume during the time period when Cavalry Temple Church traffic would be allowed to utilize the proposed private access road. The proposed North Commons Drive left turn lane striping should be revised based on the findings of the Traffic Impact Study, as necessary.
3) Final Approval from the Engineering Division should be obtained.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the and related required documents as attached hereto as Exhibit "A-1" Preliminary Plan and Exhibit “A-2” Preliminary Plat.