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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: February 24, 2025
SUBJECT:
A Resolution Approving a Preliminary Plan and Plat for Lots 1-51 of Abbey Meadows Subdivision, on vacant land located on the east side of Raddant Road at Mesa Lane extended (CalAtlantic Group LLC (DBA Lennar) - 25-0154 / BA35/4-24.468 - RZ/CUPD/Ppn/Psd - JM - Ward 1)
PURPOSE:
The Petitioner CalAtlantic Group LLC (DBA Lennar) is requesting approval of a Preliminary Plan and Plat for Abbey Meadows Subdivision, located on the east side of Raddant Road at Mesa Lane extended, for a ROW Dwelling (Party Wall) (1130) Use which includes the development of 220 townhomes and associated stormwater facility.
BACKGROUND:
The Subject Property is currently vacant with R-1 (C) One-Family Dwelling District with a Conditional Use zoning, which is part of the Marmion Academy Conditional Use Planned Development.
The Petitioner is requesting approval of a Preliminary Plan and Plat for Abbey Meadows Subdivision, located on the east side of Raddant Road at Mesa Lane extended, for a ROW Dwelling (Party Wall) (1130) Use. The details of the request include a plan to develop the property with 43 buildings containing 220 townhomes in a mixture of two-story traditional style homes with front loaded, two-car garages and a three-story urban style home with rear entry two-car garages. The units range in size from 1,717 square feet to 1,894 square feet. Each unit has a two-car garage and two-car driveway with an additional 40 off-street parking spaces scattered throughout the subdivision.
Mesa Lane will be extended from its current stub to Raddant Road. Mesa Lane curves slightly to align with Marmion Academy Drive and widens to a larger right-of-way as it nears Raddant Road to allow for a right turn lane and a straight/left turn lane. The Plan Description prohibits parking on both sides of Mesa Lane. Raddant Road will be improved to include a northbound left turn lane into Marmion Academy and a southbound left turn lane into Mesa Lane.
Two circular roads extend off Mesa Lane, one to the north and one to the south. The traditional townhome product fronts along these roads. Private drive aisles extend off the circular roads leading to the rear of the urban townhome products The site features two small park areas for the residents. Sidewalks and private walkways circulate throughout the subdivision along with a sidewalk along Raddant Road.
The site features three detention ponds that span almost the entire length of the eastern property line providing a buffer to the neighboring subdivisions. A three-foot undulating berm spans the western and southern property lines buffering Abbey Meadows from Raddant Road and the future commercial development to the south.
The Landscape Plan and Elevations are not approved until Final, but the developers have provided drafts. The Landscape Plan is a concept and has not been updated to reflect the final layout of the site.
Concurrently with this proposal, the Petitioner is requesting the Establishment of a Conditional Use Planned Development, and to change the zoning district from R-1 (C) One-Family Dwelling District with a Conditional Use District to R-4A(C) Two-Family Dwelling District with a Conditional Use and OS-1 (C) Conservation, Open Space And Drainage with a Conditional Use District. The details of the request include a Plan Description that outlines specific requirements that are consistent with Aurora’s standard bulk restrictions for townhomes. The second parcel will have an underlying zoning of OS-1 for the stormwater detention facility.
The Petitioner is also requesting to rezone approximately 0.01 acres of the property located on the east side of Raddant Road at Mesa Lane extended from R-1 (C) One-Family Dwelling District with a Conditional Use to R-1 One Family Dwelling District to remove the property from the Marmion Academy Plan Description. Currently, there is a fence near the eastern property line between Marmion’s property and the Kirkland Farm subdivision; however, this fence is approximately 15 feet west of the actual property line. This rezoning is to remove the property to the east of the fence from the Marmion Academy Plan Description and not include it with the Abbey Meadows Plan Description so that the property can be individually conveyed through the Plat Act to the five abutting single-family property owners.
DISCUSSION:
Staff has reviewed the Preliminary Plan and 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.
The developers worked with staff to ensure the development was sensitive to the surrounding land uses. Mesa Lane was curved slightly so that there was not a straight road from Raddant Road to Kirk Road. The road was also widen at the intersection to provide a median and turn lanes. Mesa Lane will also be restricted from parking. The urban townhome product allows more parking along the roadways than standard townhomes, and there are additional off-street parking areas throughout. The concept Landscape Plan shows a row of evergreen and a row of canopy trees broken by decorative shrub beds along Raddant Road and to the south to provide additional buffering.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
12.1(9) To guide development and redevelopment into energy efficient land use patterns;
11.1(3) To encourage new development contiguous to existing development;
21.1(2) To promote a wide variety of housing type; and
21.1(3) To promote housing in all price ranges for purchase or rent.
23.1(3) To encourage quality design and practicable innovations in both housing structures and site development.
70.1 (1) To locate and direct urban growth to areas where municipal services are available or proposed.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the A Resolution Approving a Preliminary Plan and Plat for Lots 1-51 of Abbey Meadows Subdivision, on vacant land located on the east side of Raddant Road at Mesa Lane extended, with the following conditions:
1. That Final Engineering submittal show the resurfacing of Raddant Road as required by the Engineering Division.
2. That a Water CAD analysis be performed by the City’s consultant at the developer’s expense prior to approval of the Final Plan. Developer shall make any improvements required based on said analysis in excess of standard requirements prior to approval of Final Engineering.
3. That the documents be revised to incorporate the Engineering Staff comments prior to approval of Final Engineering.
ATTACHMENTS:
EXHIBITS:
Exhibit A-1 Preliminary Plan
Exhibit A-2 Preliminary Plat
Land Use Petition with Supporting Documents
Location Map
Legistar History Report
Legistar Number: 25-0154
cc:
Alderwoman Patty Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman Bill Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Preliminary Plan and Plat for Lots 1-51 of Abbey Meadows Subdivision, on vacant land located on the east side of Raddant Road at Mesa Lane extended
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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 October 22, 2024, CalAtlantic Group LLC (DBA Lennar) filed with the City of Aurora a petition requesting approval of a Preliminary Plan and Plat for Abbey Meadows Subdivision, located on the east side of Raddant Road at Mesa Lane extended, for a ROW Dwelling (Party Wall) (1130) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-2”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on February 19, 2025, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on February 26, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Preliminary Plat and 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 facts all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Preliminary Plan and Plat with the following conditions:
1. That Final Engineering submittal show the resurfacing of Raddant Road as required by the Engineering Division.
2. That a Water CAD analysis be performed by the City’s consultant at the developer’s expense prior to approval of the Final Plan. Developer shall make any improvements required based on said analysis in excess of standard requirements prior to approval of Final Engineering.
3. That the documents be revised to incorporate the Engineering Staff comments prior to approval of Final Engineering.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Preliminary Plat and Plan and related required documents as attached hereto as Exhibit "A-1" Preliminary Plat and Exhibit “A-2” Preliminary Plan.