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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: August 20, 2021
SUBJECT:
A Resolution Approving a Preliminary Plan and Plat for Lot 1 and 2 of Redwood of Aurora Subdivision on vacant land located north of W. Indian Trail and east of N. Randall Road (Redwood USA, LLC - 21-0469 / AU08/4-21.177-CU/Ppn/Psd - JM - Ward 6)
PURPOSE:
The Petitioner Redwood USA, LLC is requesting approval of a Preliminary Plan and Plat for the property located north of W. Indian Trail and east of N. Randall Road for a ROW Dwelling (Party Wall) (1130) Use which includes the construction of a 198-unit rental townhome community.
BACKGROUND:
The Subject Property is currently with R-2(C) One Family Dwelling District with a Conditional Use zoning, which is part of the Devonshire Conditional 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 approval of a Preliminary Plan and Plat for a rental townhome development 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. The one-story buildings will consist of six different types with varying layout and façade elements. 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.
The Preliminary 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 Preliminary Plat includes the creation of two lots that will be developed as two phases along with city easements and stormwater detention
Concurrently with this proposal, the Petitioner is requesting the Establishment of a Conditional Use Planned Development, and to change the underlying zoning district from R-2(C) One Family Dwelling District with a Conditional Use to R-4A (C) Two Family Dwelling District with a Conditional Use. The details of the request include approving a Plan Description that outlines specific requirements and allows for modifications including setbacks, lot coverage, density, signage, parking and streets to allow for the development of one-story apartment townhomes. A provision is included to prevent the property from being divided and sold off separately to different owners. Language is also included that outlines requirements for the private streets and open area.
DISCUSSION:
Staff has reviewed the Conditional Use 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.
The property was rezoned from commercial to R-2(C) One Family Dwelling District with a Conditional Use in 2006. Two different developers begun obtaining approvals for single-family homes in 2006 and 2007, but both were unable to make the projects work, and they never proceeded to construction. The property has set vacant since. The property is adjacent to commercial to the west and multi-family apartment complex to the south. To the north and east is the Golden Oaks subdivision. The project maintains a minimum of a 35-foot setback abutting Golden Oaks along with some detention facilities to provide buffers to the single-family homes. Additional landscaping will be required at Final Plan along these areas. The building elevations included as renderings are conceptual with Elevations being approved at Final; however, staff has already worked with the petitioner to create varying facades elements for more diversity.
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 A Resolution Approving a Preliminary Plan and Plat for Lot 1 and 2 of 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 the Fire Access Plan be revised to incorporate the Staff comments included in the memo dated August 16, 2021 prior to petitioning for Final Plan and Plat approval.
2. That the documents be revised to incorporate the Engineering Staff comments included in the memo dated August 10, 2021 prior to petitioning for Final Plan and Plat approval.
3. That the documents be revised so that the west side of the Indian Trail access be widen to a width of 27 feet from back-of-curb to back-of-curb.
4. That information is provided that demonstrate that the west detention basin along Indian Trail meets the typical Engineering setback requirements from the right-of-way.
5. That information is provided that demonstrate that the proposed storm sewer connection in the Indian Trail right-of-way meets separation requirements from the existing water mains, or that Golden Oaks HOA has granted an easement for the storm sewer connection outside the right-of-way.:
ATTACHMENTS:
EXHIBITS:
Exhibit A-1 Preliminary Plan
Exhibit A-2 Preliminary Plat
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 21-0469
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 ________________
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A Resolution Approving a Preliminary Plan and Plat for Lot 1 and 2 of 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 June 16, 2021, Redwood USA, LLC filed with the City of Aurora a petition requesting approval of a Preliminary Plan and Plat for the property located north of W. Indian Trail and east of N. Randall Road 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 on August 18, 2021, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on August 25, 2021, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Preliminary Plan and Plat 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 the Fire Access Plan be revised to incorporate the Staff comments included in the memo dated August 16, 2021 prior to petitioning for Final Plan and Plat approval.
2. That the documents be revised to incorporate the Engineering Staff comments included in the memo dated August 10, 2021 prior to petitioning for Final Plan and Plat approval.
3. That the documents be revised so that the west side of the Indian Trail access be widen to a width of 27 feet from back-of-curb to back-of-curb.
4. That information is provided that demonstrate that the west detention basin along Indian Trail meets the typical Engineering setback requirements from the right-of-way.
5. That information is provided that demonstrate that the proposed storm sewer connection in the Indian Trail right-of-way meets separation requirements from the existing water mains, or that Golden Oaks HOA has granted an easement for the storm sewer connection outside the right-of-way.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the and related required documents as attached hereto as Exhibit "A-1" Preliminary Plan and Exhibit “A-2” Preliminary Plat.