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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: April 8, 2022
SUBJECT:
A Resolution Approving a Preliminary Plan and Plat for Fourteen Forty Nine Senior Estates Subdivision located at 1449 Jericho Circle (Northern Lights Development Corporation - 22-0196 / AU29/3-22.060-Rz/CU/Ppn/Psd - TV - Ward 5)
PURPOSE:
The Petitioner Northern Lights Development Corporation is Requesting approval of a Preliminary Plan and Plat for Fourteen Forty Nine Senior Estates Subdivision located at 1449 Jericho Circle for the construction of an affordable senior rental community.
BACKGROUND:
The Subject Property is currently zoned R-1 One-Family Dwelling District and R-5(C) Multiple-Family Dwelling District with a Conditional Use Planned Development and is vacant land except for the Aurora Housing Authority (AHA) Corporate office building. This property was formerly the Jericho Circle Apartments which had 149 units. In 2012, this subdivision was demolished.
The Petitioner is requesting approval of a Preliminary Plat and Plan for Fourteen Forty Nine Senior Estates Subdivision. The details of the Preliminary Plat request include the creation of a 52-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 Preliminary Plan request include the construction of a 70-unit affordable senior rental community for seniors 62 years and older. This community is made up of 25 one-story duplexes, being 50 units, and 20 one-story single family residential homes of which 53 will be one-bedroom units and 17 will be two-bedroom units. These units will range from 741 square feet to 872 square feet. Each unit will be sprinklered and include an in-unit washer and dryer, wiring for internet and cable connections, luxury plank flooring, a one-car driveway and a one-car garage. The Preliminary Plan features a new clubhouse which will include an on-site management office, a club room, a media center, and a fitness club and associated parking. There will also be pickle ball courts and an outdoor community area. Walking paths and sidewalks are being implemented throughout the community. The corporate office for AHA will remain on the property with underlying O Office District zoning.
The Plan shows a divided entrance with a center median off Jericho Road. The internal street consists of a 31' back-to-back width which will allow for on-street parking. Two detention ponds are proposed fronting along Jericho Road buffering the development. Additionally, there is a detention pond at the northwest corner of the property.
Proposed building elevations and a preliminary landscape plan are included within the packet, however, these will not be reviewed and approved until Final Plat and Plan time.
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 One-Family Dwelling District and R-5(C) Multiple-Family Dwelling District with a Conditional Use Planned Development District to R-4A(C) Two-Family Dwelling District and O(C) Office District with a Conditional Use Planned Development. The details of the request include approving a plan description that outlines specific requirements and allows for modifications including lot size, setback, building standards, and parking requirements to allow for the development of affordable senior rental community.
DISCUSSION:
Staff has reviewed the Rezoning and Conditional Use Planned Development 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.
Staff has been working with the Petitioner to ensure that this development will not have a negative impact on the surrounding area. Due to the nature of the age-restriction, the application vetting by AHA, limited occupancy, and bedroom composition, Staff feels that even with the parking requirement reduction that there will be adequate parking within the development.
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.
21.0 To promote and plan for residential development, redevelopment and rehabilitation in order to provide a wide range of quality housing opportunities for purchase or rent throughout the City for all segments of the population
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:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Preliminary Plan and Plat for Fourteen Forty Nine Senior Estates Subdivision located at 1449 Jericho Circle, with the following conditions:
1. That the Preliminary Plan be contingent upon Final Engineering approval.
ATTACHMENTS:
Exhibit "A-1" Preliminary Plat
Exhibit "A-2" Preliminary Plan
Land Use Petition with Supporting Documents
Maps
Legistar Number: 22-0196
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 Fourteen Forty Nine Senior Estates Subdivision located at 1449 Jericho Circle
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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 March 4, 2022, Northern Lights Development Corporation filed with the City of Aurora a petition Requesting approval of a Preliminary Plan and Plat for Fourteen Forty Nine Senior Estates Subdivision located at 1449 Jericho Circle and related required documents as attached hereto as Exhibits "A-1" and Exhibit “A-2”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on April 6, 2022, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on April 13, 2022, 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 the Preliminary Plan be contingent upon Final Engineering approval.
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 Plat and Exhibit “A-2” Preliminary Plan.