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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: January 7, 2022
SUBJECT:
A Resolution Approving the Final Plat for Chelsea Manor Subdivision, Being Vacant Land Near the Southeast Corner of South Commons Drive and Irving Road (M/I Homes of Chicago, LLC - 21-0969 / NA33/2-21.345-Fsd/Fpn - SB - WARD 8)
PURPOSE:
The Petitioner, M/I Homes of Chicago, LLC, is requesting approval of a Final Plat for Chelsea Manor Subdivision, being vacant land located near the southeast corner of South Commons Drive and Irving Road, which includes subdividing approximately thirty-six (36) acres for forty-eight (48) lots for attached residential townhome buildings, stormwater detention, and open space.
BACKGROUND:
The Subject Property is currently zoned R-4A(C), Two-Family Dwelling District with a Conditional Use Planned Development and OS-1(C), Conservation, Open Space, and Drainage District with a Conditional Use Planned Development. The lot is approximately thirty-six (36) acres and is presently vacant. The Conditional Use Planned Development was approved by the City Council as O21-048 on September 28, 2021. The Preliminary Plat & Plan was approved by the City Council as R21-262 on September 28, 2021. Additional information on the legislative history of the property can be found in the attached Property Research Sheet.
The Petitioner is requesting approval of a Final Plat for Chelsea Manor Subdivision. The details of this request include the development of land for forty-eight (48) building pad lots for two hundred-fifty (250) residential townhome units, and eleven (11) lots for open space, detention, and fire access to the Cavalry Temple church, which is located to the east.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan for Chelsea Manor subdivision. The details of the request include a townhome development of forty-eight (48) buildings with a total of two hundred-fifty (250) units, an approximately five (5) acre detention pond in the southern portion of the development, and a gated private drive that provides access to the Cavalry Temple Church’s property to the east. The Final Plan also indicates two access points from South Commons Drive, both of which include a single lane for vehicles entering the subdivision, as well as a left turn and right lane for vehicles exiting the subdivision. The first entrance is along the northern portion of the subdivision, while the second entrance is in the center portion.
The Landscape Plan provides landscaping and berming along South Commons Drive that screens the adjacent residential properties. There is also landscaping that screens the residential properties along the northern property line from Grammercy Square subdivision to the north. Landscaping is provided that further screens and complements the detention pond that separates the Subject Property from the single-family residential subdivision to the south, Stonehaven, Unit 1.
The building elevations feature three modern townhome designs. The first model is the Charlestown Series, which is located along the outer edge of the subdivision’s circular drive; this model contains a front-loaded garage, with vinyl siding and a stone veneer. The second model is the Town Square Series, which is located within the western portion of the subdivision’s circular drive; this model contains a rear-loaded garage, with a vinyl exterior and a brick veneer. The third model is the Lincoln Square Series, which is located within the eastern portion of the subdivision’s circular drive; this model contains a rear-loaded garage, with a vinyl siding with a brick veneer.
DISCUSSION:
Staff has reviewed the Final Plat petition and have sent comments back to the Petitioner based 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 Staff Recommendation below.
POLICIES AND GUIDELINES:
The Staff's Evaluation and Recommendation are based on the following Physical Development Policies:
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.
23.1 (3): To encourage quality site design and practicable innovations in both
housing structures and site developments to encourage quality site design
and practicable innovations in both housing structures and site
development.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the resolution approving the Final Plat for Chelsea Manor Subdivision, being vacant land located at the southeast corner of South Commons Drive and Irving Road, with the following conditions:
1) That the Zoning documents be revised per review comments, which are dated December 6, 2021.
2) That the Engineering documents be revised per review comments, which are dated December 30, 2021, in addition to any subsequent review comments.
3) That any off-site easements deemed necessary by the Engineering Department should be obtained prior to final Engineering approval being issued.
ATTACHMENTS:
Exhibit "A" Final Plat
PZ Review Memo - 2021-12-06
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number 21-0969
cc: Building, Zoning, and Economic Development Committee
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 ________________
title
A Resolution Approving the Final Plat for Chelsea Manor Subdivision, Being Vacant Land Located at the Southeast Corner of South Commons Drive and Irving 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 November 19, 2021, M/I Homes of Chicago, LLC, filed with the City of Aurora a petition Requesting approval of a Final Plat for the Chelsea Manor Subdivision, located near the southeast corner of South Commons Drive and Irving Road and related required documents as attached hereto as Exhibits “A”; and
WHEREAS, the Planning and Zoning Commission, on January 5, 2021, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on January 12, 2021, 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 Committee is subject to appeal to the City Council in the manner set forth in the City of Aurora Subdivision Control Ordinance; and
WHEREAS, no person authorized under Chapter 43 of the Code of Ordinances, City of Aurora, being the Subdivision Control 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 plat; 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 Plat with the following conditions:
1) That the Final Plat be revised to indicate the building pad lots as Lot 1, Lot 2, Lot 3, etc., while the individual unit lots be indicated as Unit 1-01, Unit 1-02, Unit 1-03, etc.
2) That the Engineering documents be revised per review comments, which are dated December 30, 2021, in addition to any subsequent review comments.
3) Cavalry Temple Church shall issue a letter, prior to final Engineering approval, granting permission to M/I Homes to do all proposed work on their property as shown on the Final Engineering Plans for Chelsea Manor.
4) All off-site “City Easements” be granted to the City of Aurora by Cavalry Temple Church prior to issuance of any building permits, acceptance of infrastructure, and reductions of security for Chelsea Manor.
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.