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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: November 6, 2025
SUBJECT:
An Ordinance Granting a Conditional Use Permit for a Community Residence, minor (1510) Use on the Property located at 1130 N. Randall Road (Envision Unlimited, Inc - 25-0885 / AU20/4-25.292 - CU - JW - Ward 5)
PURPOSE:
The Petitioner, Envision Unlimited, Inc, is requesting approval of a Conditional Use for a Community Residence, minor (1510) located at 1130 North Randall Road, which is an existing single-family dwelling that will provide housing for four individuals.
BACKGROUND:
The Subject Property is currently with R-1 One-Family Dwelling District zoning. The Petitioner is requesting approval of a Conditional Use for a Community Residence, minor (1510) located at 1130 N. Randall Road. A Community Residence, minor is defined as a dwelling structure that is occupied by a group of four to six unrelated persons with disabilities with onsite support staff provided by a sponsoring agency. A Community Residence, minor is a permitted use in all residentially zoned districts and all residential portions of planned developments as long as all requirements are met, such as State of Illinois licensing and separation requirements. The Zoning Ordinance specifies that no Community Residence, major or minor, shall be located within a radius of 1,320 feet from each other. Currently, an existing Community Residence, minor is located within the 1,320-foot separation requirement, therefore, the applicant is requesting a Conditional Use Permit.
Envision Unlimited, Inc. is a nonprofit organization that provides care for individuals with intellectual and developmental disabilities. Community Integrated Living Arrangements (CILA) are residential programs designed to provide a natural family-like setting for these individuals. Envision Unlimited currently own and operate over 80 CILA homes in Illinois. Envision Unlimited holds a CILA License with the State of Illinois through the Department of Human Services.
DISCUSSION:
Staff has reviewed the Conditional Use Ordinance petition and has determined that it meets the applicable codes and ordinances.
The existing Community Residence is located on 1340 Cottonwood Road in the Indian Trail Estates Subdivision. Although it is within the 1,320-foot separation requirement, the Subject Property is not located in the same Subdivision as the existing. Therefore, the additional Community Residence, minor should not impact the surrounding neighborhood.
Staff has the following comments regarding the Findings of Fact:
1. Will the establishment, maintenance or operation of the conditional use be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare?
The establishment, maintenance, or operation of the conditional use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare. This is an existing single-family dwelling and will provide housing for four individuals with 24/7 staff support.
2. Will the conditional use be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted or substantially diminish and impair property values within the neighborhood; factors including but not limited to lighting, signage and outdoor amplification, hours of operation, refuse disposal areas and architectural compatibility and building orientation?
The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity or diminish and impair property values within the neighborhood. The exterior of the home will not be redeveloped. According to Illinois licensure requirements, the home needs to blend in with the rest of the community and cannot have any signs or other distinguishing components as a community residence.
3. Will the establishment of the conditional use impede the normal and orderly development and improvement of surrounding property for uses permitted in the district?
The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district as it will be in a residential neighborhood. A community residence is a residential use by nature. The subject property will create a livable space for four individuals.
4. Will the proposal provide for adequate utilities, access roads, drainage, and/or other necessary facilities as part of the conditional use?
Water and sewer have already been allocated to this property. The needs of the community residence will not exceed the use of a single-family home.
5. Does the proposal take adequate measures, or will they be taken to provide ingress and egress so designed to minimize traffic congestion in the public streets? (For automobile intensive uses including but not limited to, gas stations, car washes, and drive through facilities, the concentration of similar uses within 1000 feet of said subject property should be given consideration as to the impact this concentration will have on the traffic patterns and congestion in the area.)
The proposal takes adequate measures to provide ingress and egress to minimize traffic congestion in the public streets. The clients in the community residence do not own their own vehicles. One company vehicle will be used at the home for transportation purposes, such as medical appointments, grocery shopping, etc. At any given time, the applicant does not anticipate having more than three staff present.
6. Does the conditional use in all other respects conform to the applicable regulations of the district in which it is located, except as such regulations may in each instance be modified by the city council pursuant to the recommendations of the commission?
The conditional use in all other respects conform to the applicable regulations of the district.
Public Input:
Public notice was given for the public hearing on this matter. As of the date of this memo, staff received one inquiry asking for additional information, but no comment was made.
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.
21.1 (1) To promote access to housing opportunities for all economic, racial, religious, ethnic and age groups.
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.
22.1 (2) To protect designated areas of existing conventional single-family development from inappropriate highly intensive land uses.
RECOMMENDATIONS:
The Planning Commission recommends APPROVAL of an Ordinance Granting a Conditional Use Permit for a Community Residence, minor (1510) Use on the Property located at 1130 N. Randall Road.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Memorandum of Agreement
Land Use Petition with Supporting Documents
Map
cc: Building, Zoning and Economic Development Committee:
Alderman Michael Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Granting a Conditional Use Permit for a Community Residence, minor (1510) Use on the Property located at 1130 North 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, Envision Unlimited, Inc., is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated September 24, 2025, Envision Unlimited, Inc filed with the City of Aurora a petition requesting approval of a Conditional Use for a Community Residence, minor (1510) located at 1130 N. Randall Road for the property described in Exhibit “A”; and
WHEREAS, after due notice and publication of said notice, the Planning and Zoning Commission conducted a public hearing on November 5, 2025, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on November 12, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning and Zoning Commission, finds that the proposed Conditional Use is not contrary to the purpose and intent of Chapter 49 of the Code of Ordinances, City of Aurora.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Three: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Four: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Five: In accordance with Sec. 104.2(b) and 104.3 of Chapter 49 of the Code of Ordinances, City of Aurora, being the Zoning Ordinance and the Zoning Map attached thereto, and Article V of Chapter 34 of the Code of Ordinances, City of Aurora, a Conditional Use permit is hereby granted for a Community Residence, minor (1510) for the real estate property legally described in Exhibit “A”.
Section Six: That this Conditional Use permit hereby granted is solely for the purpose of a Community Residence, minor (1510) and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the petitioner and their respective heirs, executors, administrators, successors, assigns and devisees for the duration of said Conditional Use.
Section Seven: That the petitioner agrees to sign the Memorandum of Agreement attached hereto as Exhibit “B” within fourteen (14) days from the date of passage of this Ordinance.
Section Eight: That should any of the above-stated conditions not be met or that the property described in Exhibit “A” is not developed in accordance with the Conditional Use the City Council shall take the necessary steps to repeal this Ordinance.
Section Nine: That future proposals for expansion or intensification of whatever kind for the property legally described in said Exhibit “A”, except as provided for herein, shall be considered only upon proper application, notice and hearing as provided by Article V of Chapter 34 of the Code of Ordinances, City of Aurora.
Section Ten: That the property legally described in Exhibit “A” shall remain in the underlying zoning classification of R-1 One-Family Dwelling District and upon termination of the use of said property for a Community Residence, minor (1510), this Conditional Use permit shall terminate and the classification of R-1 One-Family Dwelling District shall be in full force and effect.
Section Eleven: That this Community Residence, minor (1510) shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.