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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: August 8, 2019
SUBJECT:
A Resolution Approving a Final Plan on Lots 1-21 of Meadow Ridge Subdivision, located at the southwest corner of Meadowridge Drive and 75th Street, for a ROW Dwelling (Party Wall) (1130) Use (Pulte Home Company, LLC - 19-0581 / NA28/3-19.100-Fsd/Fpn - JM - Ward 8)
PURPOSE:
The Petitioner Pulte Home Company, LLC is requesting approval of a Final Plan for Lots 1-21 of Meadow Ridge Subdivision located at the southwest corner of Meadowridge Drive and 75th Street for a ROW Dwelling (Party Wall) (1130) Use which includes the development of 80 front-loaded townhomes and associated stormwater detention.
BACKGROUND:
The Subject Property is currently Vacant Land with R-4A(S) Two-Family Dwelling District with a Special Use and OS-1(S) Conservation, Open Space, and Drainage District with a Special Use zoning, which is part of the Ocean Atlantic Woodland Corporation 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 approval of a Final Plan for Lots 1-21 of Meadow Ridge Subdivision. The details of the request include the development of 18 townhome buildings containing 80 units. The stormwater detention is located at the corner of 75th Street and Meadowridge Drive. The development is accessed by a road south of the detention that runs in a circle around the townhome development creating a center open area that will contain four buildings. The townhomes to the north of the internal road feature a 40 foot setback to provide buffer from the adjacent 75th Street. The rear of the townhomes to the east of the internal road overlook the detention facility. The townhomes to the south abut a park. Three corners of the road contain a private drive to access three additional buildings. All the units are front-loaded with a two-car wide driveway that is 25 feet deep. The buildings are a mixture of four units, located in the center and to the south, with the remainder being five units and one six unit. Some units will have the option to add a sunroom and all units will have the option of a habitable attic.
The Landscape Plan provides buffering to 75th Street and to the business complex to the west through the use of a six foot fence and a mixture of canopy and evergreen trees. The site features a mixture of trees and shrubs along Meadowridge Drive, abutting the park and at the development’s entrance.
The Building Elevations depict a traditional townhome design featuring varying roofline through the use of projecting gables and a mixture of shed and gable dormers. The building is clad with brick around the garage with a mixture of vertical and horizontal siding on the second-story. The Signage shows a sign with a brick base and limestone engraved with the development’s name.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat for Lots 1-21 of Meadow Ridge Subdivision. The project includes a subdivision into 21 lots with 18 being for development of townhomes, two for blanket city easements, and one for a stormwater detention facility. This request also includes granting to the developer the City’s authority to install utilities upon any existing easement. The contemplated utilities for the development is being serviced by a connection to existing utilities located on property to the east within an existing Blanket Utility Easement approved by the McCarty Center Plat of Subdivision. The existing easement provides the City the ability to construct and install utilities within the easement. This resolution grants that ability to the Developer, which allows them to construct the contemplated easements for this development.
DISCUSSION:
Staff has reviewed the Final Plan 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.
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 CONDITIONAL APPROVAL of A Resolution Approving a Final Plan on Lots 1-21 of Meadow Ridge Subdivision, located at the southwest corner of Meadowridge Drive and 75th Street, for a ROW Dwelling (Party Wall) (1130) Use, with the following conditions:
1.) That all the comments of the Engineering Division be addressed prior to approval of Final Engineering.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Fire Access Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 19-0581
cc:
Alderman Michael B. Saville, Chairperson
Alderman Sherman Jenkins, Vice Chairperson
Alderman Carl Franco
Alderman Robert J. O’Connor
Alderman Juany Garza
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Building, Zoning and Economic Development Resolution Approving a Final Plan on Lots 1-21 of Meadow Ridge Subdivision, located at the southwest corner of Meadowridge Drive and 75th Street, for a ROW Dwelling (Party Wall) (1130) Use
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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 July 2, 2019, Pulte Home Company, LLC filed with the City of Aurora a petition requesting approval of a Final Plan for Lots 1-21 of Meadow Ridge Subdivision located at the southwest corner of Meadowridge Drive and 75th Street for a ROW Dwelling (Party Wall) (1130) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on August 7, 2019, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on August 14, 2019, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan 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 plan is subject to appeal to the City Council in the manner set forth in the City of Aurora Zoning Ordinance; and
WHEREAS, no person authorized under City of Aurora Zoning Ordinance to appeal such decision having done so in the manner set forth in the Ordinance, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed final plan; and
NOW, THEREFORE, BE IT RESOLVED that the Building, Zoning and Economic Development Committee 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 Plan with the following conditions:
1.) That all the comments of the Engineering Division be addressed prior to approval of Final Engineering.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic Development Committee of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A-1" Final Plan, Exhibit “A-2” Landscape Plan, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications or vacations deemed necessary by the Aurora City Engineer.