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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: July 17, 2025
SUBJECT:
A Resolution Approving a Final Plan on the property located at 1444 N. Orchard Road for a Multi-Family Dwelling (1140) Use (Continental 834 Fund, LLC - 25-0560 / SG12/4-25.190-Fpn/Fsd/R - TV - Ward 5)
PURPOSE:
The Petitioner, Continental 834 Fund, LLC, is requesting approval of a Final Plan for Spring at Aurora Subdivision located at 1444 N. Orchard Road which includes the construction of a multi-family residential development.
BACKGROUND:
The Subject Property is currently vacant land with PDD Planned Development District zoning which is part of the USAA Planned Development District. The USAA Planned Development District was established in 1989 for approximately 500 acres of land. Over the years, the USAA Planned Development District Plan Description has undergone several amendments to accommodate ongoing development Most recently, on December 17, 2024, Ordinance O24-100 was approved, adding Parcel #20 and introducing a ninth land use designation-Multi-family Residential-for a portion of Lot 1A within the Resubdivision of Lot One in the Orchard Road Subdivision (also known as Lot 1 of Springs of Aurora). A Preliminary Plan and Plat for the proposed multi-family residential development were also approved as part of this amendment by Resolutions R24-424 and R24-425.
Petitioner is requesting approval of a Final Plan on Lot 1 of Spring at Aurora Subdivision. The proposal includes the construction of a 320-unit residential gated community with 16 two-story apartment buildings, a community clubhouse, an amenity building and 5 detached garage buildings. Each residential building consists of 20 units with 8 of the units having attached garages. The complex will offer a variety of apartment sizes including 32 studios, 128 one-bedroom units, 128 two-bedroom units, and 32 three-bedroom units. These units range from 650 square feet to 1,400 square feet. A decorative metal fence is being constructed around the entire property. The primary access to the site will be provided directly across from the signalized entrance along Orchard Road serving the larger center. A gated secondary access point is located at the northeast corner of the property for emergency use only. This change was made in response to a request from the adjacent hotel property owner.
A total of 575 parking spaces is proposed for residential use, including 398 surface parking spaces, 49 enclosed spaces within detached garage buildings, and 128 attached garage parking spaces are being provided throughout the site. There are additional driveway parking spaces located in front of the attached garages. These spaces are not included in the above parking count. The parking ratio has increased from 1.61 spaces per unit at the Preliminary Plan stage to 1.79 spaces per unit at the Final Plan stage, resulting in a net gain of 25 additional parking spaces. The Petitioner is also maintaining and enhancing the row of parking spaces on Lot 3, for the commercial properties within the adjacent shopping center.
The community clubhouse will feature a leasing office, a 24-hour fitness center, and a swimming pool. Additionally, there will be a maintenance, car care, and package center building, which includes an ADA-compliant garage. The site will also offer two pet parks and two grilling areas for residents to enjoy.
The existing detention ponds are slightly being modified to accommodate the stormwater for this development.
The Final Plan proposal also includes a comprehensive Landscaping Plan featuring a variety of plantings throughout the site, including around the stormwater detention areas, along building foundations, and around the perimeter of the property.
Building and signage elevations are included in the submittal packet. The buildings incorporate a variety of materials, including brick and fiber cement siding in multiple patterns and colors. The rooflines are articulated with gables and double gables, adding visual interest. The second floor includes balconies supported by columns, and additional brick has been added to the elevations along Orchard to enhance the streetscape.
The signage package includes two subdivision signs for the multi-family development which are located at the main and secondary entrance into the development. Additionally, two large development signs with room for commercial tenants will be located at the corner of Sullivan Road and at the entrance off Orchard Road into the center.
Concurrently with this proposal, the Petitioner is also requesting approval of the Final Plat for the Springs at Aurora Subdivision. The Final Plat proposes subdividing the property into six lots, rather than the five originally proposed at the Preliminary Plat stage.
This change is due to the Petitioner’s inability to reach an agreement with the adjacent hotel owner to release an existing parking easement in the area. As a result, the Petitioner will lose one apartment building and will retain the area in its current condition as an east-west access drive, connecting the hotel to the north-south access drive (Lot 3) located behind the commercial parcels.
The Final plat consists of Lot 1 will be developed for multi-family residential use, while Lot 2 will remain designated as a future commercial site. Lot 3 will continue to serve as the north-south access drive located behind the commercial lots and will include an existing row of parking spaces. Lots 4 and 5 will remain as detention areas supporting the overall development. Lot 6 will be retained as the east-west access drive, providing connectivity between the hotel and Lot 3.
DISCUSSION:
Staff has reviewed the Final Plan Resolution petition and has 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. The Final Plan is in substantial conformance with the Preliminary Plan.
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.
12.01(3) To encourage residential development in close proximity to places of work, shopping and recreation.
12.01(4) To encourage high density housing at appropriate locations adjacent to commercial centers.
21.1(2) To promote a wide variety of housing types.
21.1(3) To promote housing in all price ranges for purchase or rent.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Final Plan on the property located at 1444 N. Orchard Road for a Multi-Family Dwelling (1140) Use, with the following conditions:
1. That the Final Plan approval be contingent upon Final Engineering approval.
2. That the Petitioner provide documentation regarding the maintenance responsibility for the access road and parking spaces located on Lot 3 prior to occupancy permit.
3. That the detached and attached garages should primarily be used for parking vehicles. If the garages are being used primarily for storage, the City will consider the Owner in violation of this requirement.
4. That a waterCAD model will be required if the existing 12” watermain is to be re-routed or downsized.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Fire Access Plan
Land Use Petition with Supporting Documents
Appealable Sheet
Maps
Legistar Number: 25-0559
cc:
Alderman Michael Saville, Chairperson
Alderwoman 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 Final Plan on the property located at 1444 N. Orchard Road for a Multi-Family Dwelling (1140) Use
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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 12, 2025, Continental 834 Fund, LLC filed with the City of Aurora a petition Requesting approval of a Final Plan for Spring at Aurora Subdivision located at 1444 N. Orchard Road and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on July 16, 2025, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on July 23, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, the decision of the Building, Zoning and Economic Development Committee with respect to a Final Plan is subject to appeal to the City Council in the manner set forth in Chapter 34 of the Code of Ordinances, City of Aurora, Illinois; and
WHEREAS, no person authorized under Chapter 34 to appeal such decision having done so in the manner set forth in Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed Final Plan; and
NOW, THEREFORE, BE IT ORDAINED by the Building, Zoning and Economic Development Committee 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 Plan with the following conditions:
1. That the Final Plan approval be contingent upon Final Engineering approval.
2. That the Petitioner provide documentation regarding the maintenance responsibility for the access road and parking spaces located on Lot 3 prior to occupancy permit.
3. That the detached and attached garages should primarily be used for parking vehicles. If the garages are being used primarily for storage, the City will consider the Owner in violation of this requirement.
4. That a waterCAD model will be required if the existing 12” watermain is to be re-routed or downsized.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic Development Committee of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A-1" Final Plan, Exhibit “A-2” Landscape Plan, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications deemed necessary by the Aurora City Engineer.