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TO: Mayor John Laesch
FROM: Alex Minnella, Senior Planner
DATE: April 13, 2026
SUBJECT:
An Ordinance Annexing Certain Property being Vacant Land located south of Jericho Road between Jericho Circle and Athena Road to the City of Aurora, Illinois 60506, pursuant to an Approved Annexation Agreement (Northern Lights Development Corp - / AU29/3-26.085 - AA/A/CUPD/Psd/Ppn - AM - Ward 5)
PURPOSE:
The Petitioners, Phillip Cocomise being the owner of records, Northern Lights Development Corporation being the contract purchaser, and AHDVS being the land developer are requesting the Annexation, pursuant to an Annexation Agreement, of 13.74 acres located south of Jericho Road between Jericho Circle and Athena Road for 1449 Senior Estates Subdivision, Phase 2 Development,
BACKGROUND:
The Subject Property is currently vacant land with unincorporated, Kane County zoning. Immediately to the east is the 1449 Senior Estates development.
This item is being presented along with the Annexation Agreement, Conditional Use Planned Development, and Preliminary Plat and Plan being reviewed and approved concurrently under separate actions.
The Petitioner is requesting Annexation, pursuant to an Annexation Agreement, for 13.74 acres located between Jericho Circle and Athena Road.
Concurrently with this proposal, the Petitioner is requesting approval of an Annexation Agreement for 13.74 acres located south of Jericho Road, between Jericho Circle and Athena Road for 1449 Senior Estates Subdivision, Phase 2 Development. The details of the request include an Annexation Agreement outlining responsibilities of the developer, responsibilities of the City, proposed zoning, roadway requirements by the developer, roadway requirements by the developer, and utilities.
The Petitioner is also requesting the establishment of a Conditional Use Planned Development, pursuant to an Annexation Agreement, with R-4A(C) Two-Family Dwelling District and OS-1(C) Conservation, Open Space and Drainage District with a Conditional Use Planned Development zoning. The details of the request include approving a plan description that outlines specific requirements and allows for modifications including lot size, setback, minimum building standards, and parking requirements to allow for the development of affordable senior rental community.
Lastly, the Petitioner is requesting approval of a Preliminary Plat and Plan for 1149 Senior Estates Subdivision, Phase 2. The details of the Preliminary Plat request include the creation of a 26-lot subdivision along with the dedication of a 66' internal public right of way, 40' dedication along Jericho Road and the dedication of several easements.
The details of the request for the Preliminary Plan include the development of 54-unit, age-restricted (62+) independent senior living rental community. Fifty (50) units will be developed in the first phase with the remaining four (4) units in phase 2. The project entails new construction of duplex and triplex homes of which forty-three (43) units will feature one-bedroom, and seven (7) units will feature two-bedroom homes. Each home will be built environmentally consciously adhering to environmental standards certified through the U.S. Green Building Council (USGBC) Leed Platinum. Residents will be provided with durable materials designed for comfort, hard wire for internet and cable connections, ceiling fans, and attached garages. The exterior of each home will include premium vinyl siding with brick accents.
This Phase will be connected to Phase 1 through a pathway to allow residents to utilize the clubhouse located within 1449 Senior Estates Phase 1. Lot 24 will be utilized for recreational use for their residents.
DISCUSSION:
Staff have reviewed the Annexation 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.
While the Comprehensive Plan designates the Subject Property for Industrial and Conservation Open Space, Recreation, Drainage, this rezoning to multifamily residential development represents the highest and best use of the property.
This reclassification addresses current economic trends and demand for diverse housing options. This area has evolved since the 1984 designation to more of a residential area and no longer aligns with the comprehensive plan designation. By rezoning this property to residential use, the site will better align with the surrounding character of the area.
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.
12.0 To plan and provide for the growth of the city through the integration of land use patterns and functions that promote complementary interactions between different land use components
21.01(1) To promote access to housing opportunities for all economic, racial, religious, ethnic and age groups.
21.01(2) To promote a wide variety of housing types.
RECOMMENDATIONS:
Staff recommends APPROVAL of the Ordinance Annexing Certain Property being Vacant Land located south of Jericho Road between Jericho Circle and Athena Road to the City of Aurora, Illinois 60506, pursuant to an Approved Annexation Agreement
ATTACHMENTS:
Exhibit “A” Legal Description
Exhibit "B" District Notice Mailing Affidavit
Exhibit "C" Plat of Annexation
Land Use Petition with Supporting Documents
Location Map
Legistar Number: 26-0245
cc: Building Zoning and Economic Development Committee
Alderman Michael B. Saville, Chairperson
Alderman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
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An Ordinance Annexing Certain Property being Vacant Land located south of Jericho Road between Jericho Circle and Athena Road to the City of Aurora, Illinois 60506, pursuant to an Approved Annexation Agreement (Northern Lights Development Corp - AU29/3-26.085 - AA/A/CUPD/Psd/Ppn - AM - Ward 5)
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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, Cocomise, Phillip, 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 February 27, 2026, the above-named owner petitioned the City of Aurora to annex the real property legally described on said Exhibit “A” to the City of Aurora, in accordance with the provisions of Section 7-1-8 of the Illinois Municipal Code (65 ILCS 5/7-1-8); and
WHEREAS, the above-mentioned party, as owner of record of the real estate legally described on Exhibit “A”, entered into an Annexation Agreement with the City of Aurora providing, pursuant to annexation, that said real estate be placed in a certain zoning category; and
WHEREAS, said Annexation Agreement as approved by the City, by Ordinance Number ______, on ________ is hereby made a part hereof and incorporated herein by reference as if fully set forth; and
WHEREAS, the corporate authorities of the City of Aurora have determined that the property is contiguous to the City of Aurora and is not within the corporate limits of any other municipality and that the petition in all other respects conforms to the requirements of law; and
WHEREAS, due statutory notice has been given to those entities listed in the District Notice Mailing Affidavit and Annexation Notification List attached hereto as Exhibit “B”, including the County Clerk (as election authority), the supervisor, clerk and all respective members of township board and the highway commissioner in any affected township, and the trustees of any fire protection district in which the Subject Property is located.
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 real estate described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, be, and the same is hereby annexed to the City of Aurora, Illinois.
Section Six: That the property to the far side of any adjacent public right-of-way within said annexed area, and the same is, hereby also annexed to the City of Aurora, Illinois.
Section Seven: That the corporate limits of the City of Aurora, and the same are, hereby extended to include the territory hereby annexed to the City of Aurora, Illinois.
Section Eight: That the real estate legally described on said Exhibit “A” is hereby placed in the R-1 One-Family Dwelling District zoning classification of Chapter 49 of the Code of Ordinances, City of Aurora, being the Zoning Ordinance and the Zoning Map attached thereto, pursuant to Section 103.2(h) of said Ordinance.
Section Nine: That the City Clerk of the City of Aurora is hereby authorized and directed to file with the applicable County Recorder of Deeds a certified copy of the Ordinance, together with an accurate plat of the territory annexed, which plat shall be certified as to its correctness and attached hereto as Exhibit “C”.