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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: March 4, 2022
SUBJECT:
A Resolution Approving the Final Plat for Redwood of Aurora Subdivision, on vacant land located north of W. Indian Trail and east of N. Randall Road (Redwood USA, LLC - 21-0949 / AU08/4-21.335-Fsd/Fpn - JM - Ward 6)
PURPOSE:
The Petitioner Redwood USA, LLC is requesting approval of a Final Plat for Redwood of Aurora Subdivision, located north of W. Indian Trail and east of N. Randall Road which includes subdividing the lot into two lots for the development of a 198-unit rental townhome community.
BACKGROUND:
The Subject Property is currently vacant land with R-4A(C) Two-Family Dwelling District with a Conditional Use zoning, which is part of the Redwood of Aurora Conditional Use Planned Development. The Conditional Use Planned Development and Preliminary Plan and Plat were approved by City Council last September.
The Petitioner is requesting approval of a Final Plat for Redwood of Aurora Subdivision. The details of the request include subdividing the lot into two lots that correspond with the two phases of development.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan for Redwood of Aurora Subdivision for a ROW Dwelling (Party Wall) (1130) Use. The details of the request include the development of a rental townhome community of 50 buildings with 198 units ranging in size from 1,294 to 1,620 square feet. Each unit has two bedrooms, two bathrooms, patio, a two-car driveway, and a two-car garage. Five of the buildings have rear-loaded garages while the remaining have front-loaded garages. The development is at 5.50 dwelling units per acre and 45% lot coverage. Plan features a stormwater detention pond and a detention facility fronting on W. Indian Trail buffering the development. A large divided entrance with central median curve through the middle of the development and ends at a small private park that provides passive recreation for the residents, including a gazebo. Adjacent to the park are two central stormwater detention ponds that will provide residents views of the ponds as well as a path to walk around the ponds. Additional detention facilities are located along the east and north property line, providing some buffer between the townhomes and adjacent Golden Oaks subdivision. A trail circles through the development consisting of sidewalks abutting the private streets and paths that run around the detention facilities and connects to the bike path along W. Indian Trial Road. The internal roads will be private concrete roads with no street parking that will be enforced by the Lease Agreement and signage per the Fire Marshall. In addition to the driveways and garages, there are 73 guest parking spaces evenly distributed throughout the site.
The Landscape Plan features heavy cluster of canopy and evergreen trees along the perimeter abutting the adjacent subdivision to provide buffering to the singe-family homes. There are also three detention facilities with cluster of trees and shrubs along the perimeter for buffering. The central roadway provides a vista of a row of canopy trees that pass by three large detention ponds lined with a mixture of trees and shrubs. The parking spaces are abutted by a hedgerow of evergreen shrubs.
The one-story buildings will consist of six different types with varying layout and façade elements. The cladding of the buildings is a mixture of stone veneer in various color, vinyl siding, and vinyl shakes. Variations to the facades are also created through façade recessions and extension and through a varied roofline including the use of cross-gables on the homes, cross-gables on the garages, dormers, projecting porches, and varying height lines.
DISCUSSION:
Staff has reviewed the Final 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.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
10.0 To provide for the orderly, balanced and efficient growth and redevelopment of the City through the positive integration of land use patterns, functions, and circulation systems. To protect and enhance those assets and values that establishes the desirable quality and general livability of the City. To promote the City’s position as a regional center
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(3) To encourage residential development in close proximity to places of work, shopping and recreation
12.1(6) To promote the buffering of low density residential areas from high intensity uses with higher density residential when appropriate.
20.0 To insure the provision of decent housing and a quality living environment for every resident of Aurora
21.1(2) To promote a wide variety of housing types
22.1(1) To achieve appropriate zoning protection for residential areas designated in the land use plan.
23.1(3) To encourage quality design and practicable innovations in both housing structures and site
developments to encourage quality design and practicable innovations in both housing structures and site development.
23.1(10) To promote the provision of paved roads, sidewalks, utilities and other public works and improvements to each residence within the City through subdivision requirements or special assessments.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the A Resolution Approving the Final Plat for Redwood of Aurora Subdivision, on vacant land located north of W. Indian Trail and east of N. Randall Road, with the following conditions:
1.) That all the comments of the Engineering Division be addressed prior to approval of Final Engineering.
2.) That language be added to the Final Plat concerning the private improvements.
ATTACHMENTS:
EXHIBITS:
Exhibit "A" Final Plat
Land Use Petition with Supporting Documents
Appealable Sheet
Legistar Number: 21-0949
cc:
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 ________________
title
A Resolution Approving the Final Plat for Redwood of Aurora Subdivision, on vacant land located north of W. Indian Trail and east of N. Randall 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 November 15, 2021, Redwood USA, LLC filed with the City of Aurora a petition requesting approval of a Final Plat for Redwood of Aurora Subdivision, located north of W. Indian Trail and east of N. Randall Road and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on March 2, 2022, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on March 9, 2022, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plat 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 Plat is subject to appeal to the City Council in the manner set forth in Chapter 43 of the Code of Ordinances, City of Aurora, Illinois, being the Subdivision Control Ordinance; and
WHEREAS, no person authorized under the Subdivision Control Ordinance, to appeal such decision having done so in the manner set forth in the Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed final plat; 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 Plat with the following conditions:
1.) That all the comments of the Engineering Division be addressed prior to approval of Final Engineering.
2.) That language be added to the Final Plat concerning the private improvements.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic 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 deemed necessary by the Aurora City Engineer.