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TO: Mayor and City Council
FROM: Planning and Zoning Commission
DATE: May 23, 2025
SUBJECT:
A Resolution Approving the Final 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) - 25-0441 / BA35/4-25.119 - Fsd/Fpn - JM - Ward 1)
PURPOSE:
The Petitioner, CalAtlantic Group LLC (DBA Lennar), is requesting approval of a Final Plat for Abbey Meadows Subdivision, located on the east side of Raddant Road at Mesa Lane extended which includes a multi-lot subdivision to allow for the construction of a 220-townhome development and associated stormwater facilities.
BACKGROUND:
The Subject Property is currently vacant. It was recently rezoned from R-1 (C) One-Family Dwelling District with a Conditional Use, being a part of the Marmion Academy Plan Description, to R-4A(C) Two-Family Dwelling District and OS-1 (C) Conservation, Open Space And Drainage with a Conditional Use being a part of the new Abbey Meadows Plan Description.
The Petitioner is requesting approval of a Final Plat for Abbey Meadows Subdivision. The details of the request include a plat with 43 individual lots for the townhomes with five common area lots surrounding the townhomes, and three detention facility lots.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan for Lots 1-51 of Abbey Meadows Subdivision 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 2,220 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. 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.
The Landscape Plan provides street trees lining the new roads. Raddant Road and the northern and southern property line contains undulating berms with rows of evergreen trees for buffering along with scattered canopy trees and shrub beds. 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 mixture of evergreen trees, canopy trees, and understory trees line the eastern property of the detention. Shrub beds are strategically located at Mesa Lane to create a nice entrance.
The Urban style townhome elevations depict buildings that are 2 ½ stories in height in the front and 3 stories in the rear where the garages are located. The traditional townhomes are two stories with the garage on the front façade. Both products facades are varied through a slight height change in the main roof, cross-gables clad in a variety of material with a bracket in the gable center. The buildings are clad in stone along the first story with a mixture of horizontal vinyl siding, vertical hardieboard siding, and hardiboard shake siding, creating a diverse front façade. The urban style also features font porches of varying roofs supported by columns on stone piers. The traditional townhomes feature side porch entrances with cross-gables and varying materials facing the streets..
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.
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 the Final 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 all the comments of the Engineering Division be addressed prior to approval of Final Engineering.
2.) That the Final Plat is not recorded until the adjacent 0.1 acres is individually conveyed to the adjoining lots in Kirkland Farms Subdivision.
ATTACHMENTS:
EXHIBITS:
Exhibit "A" Final Plat
Land Use Petition with Supporting Documents
Location Map
Appealable Sheet
Legistar Number: 25-0441
cc:
Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving the Final 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 April 4, 2025, CalAtlantic Group LLC (DBA Lennar) filed with the City of Aurora a petition requesting approval of a Final Plat for Abbey Meadows Subdivision, located on the east side of Raddant Road at Mesa Lane extended and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on May 21, 2025, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on May 8, 2025, 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 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 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 the Final Plat is not recorded until the adjacent 0.1 acres is individually conveyed to the adjoining lots in Kirkland Farms Subdivision
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..