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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: April 18, 2019
SUBJECT:
An Ordinance Approving a Revision to the New Song Highlands Plan Description on 16.136 Acres for Property located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive (Pulte Group - 19-0227 / WH05/1-18.151-PD/R/Ppn/Psd/R - JM - Ward 9)
PURPOSE:
The Petitioner Pulte Group is requesting a Plan Description Revision to the Special Use Planned Development on the property located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive which includes revisions to the 2005 ordinance to allow for the development of additional acreage as single-family homes.
BACKGROUND:
The Subject Property is currently vacant land with R-1(S) One Family Dwelling District with a Special Use zoning, which is part of the New Song Highlands Special Use Planned Development. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting a Plan Description Revision to the 2005 Special Use Planned Development for New Song Highlands. The Development was originally approved pursuant to ordinances O05-037 and O05-039 which approved development of a religious institution with daycare and twenty (21) single family homes. In 2010, the City of Aurora approved a revised preliminary plan and plat pursuant to resolution R10-083, which resolution modified the boundaries of the religious institution and permitted development of thirty four (34) single family homes. The 2010 resolution failed to modify the Plan Description contained in the 2005 ordinance. This Plan Description Revision is intended to align the Plan Description with the 2010 resolution and a preliminary plan and plat to be approved by separate resolution. This Plan Description Revision does not otherwise modify the provisions applicable to Parcel B, the New Song Community Church property.
The Plan Description Revision does not change the underlying zoning, which is still R-1 One Family Dwelling District. It does include removing acreage form Parcel B, which is identified for a church use and a daycare facility, and adding additional acreage to Parcel A, which is identified for single-family homes. Also, an additional parcel, known as Parcel C, is being created and identified for stormwater detention.
Concurrently with this proposal, the Petitioner is requesting approval of a revision to the Preliminary Plan and Plat for a portion of the New Song Highlands Subdivision, now known as Laurelton Place, for an One Family Dwelling (1110) Use. In 2005, the approved Preliminary Plan and Plat showed 21 homes. In 2010, the Preliminary Plan was revised to 34 homes. This Revision, is to allow 41 homes. In 2010, the New Song Community Church had wanted the detention to be partially dry to use the space for recreation. That is no longer being requested. This along with reduction of the detention area and shifting of lots, has led to the request of additional homes.
All the lots meet the minimum of 8,000 square feet and 60 foot width at the 25 foot setback line required by the Plan Description along with required setbacks. The average lot size is 10,000 square feet and the average width is 73 feet. The minimum lot size is 8,631 square feet and the minimum lot width is 67 feet. The lots are therefore similar to the surrounding subdivisions. The existing stubs at Whitethorn Drive, Seaview Drive, and Bayfield Drive will be extended and will match the existing 60 foot right-of-way.
DISCUSSION:
Staff has reviewed the Special Use Planned Development Revision 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.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has received public inquiries requesting additional information on this petition.
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.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of An Ordinance Approving a Revision to the New Songs Highlands Plan Description on 16.136 Acres for Property located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive.
ATTACHMENTS:
EXHIBITS:
Exhibit A - Legal Description
Exhibit B - Plan Description Revision
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 19-0227
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
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An Ordinance Approving a Revision to the New Song Highlands Plan Description on 16.136 Acres for Property located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive
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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, Oak Hill Sales LLC and New Song Community Church 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 March 1, 2019, Pulte Home Company LLC filed with the City of Aurora a petition Requesting a Plan Description Revision to the Special Use Planned Development on the property located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive in the form of Exhibit “B” attached hereto, and have been duly submitted to the Corporate Authorities of the City of Aurora for review for the property described in Exhibit “A”; and
WHEREAS, the Plan Description established for the subject property with Ordinance O05-039 approved March 22, 2005 shall remain in full forth and effect with the exception of the modifications included herein as Exhibit “B”; and
WHEREAS, after referral of said petition from the Aurora City Council, and after due notice and publication of said notice, the Aurora Planning Commission conducted a public hearing on April 17, 2019, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on April 25, 2019, the Planning and 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 Commission, finds that the approval of the revised Plan Description for the property legally described in Exhibit “A” will promote the sound planning and development of the City, and therefore serve the best interests of the 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: That the revised Plan Description in the form of Exhibit “B” attached hereto and included herein by reference as if fully set forth and incorporated in and made a part of this Ordinance is hereby approved.
Section Six: That all modifications and exceptions under the Aurora Zoning Ordinance and all modifications and exceptions from the Aurora Subdivision Control Ordinance, as set forth in the revised Plan Description, are here by granted and approved.