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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: April 23, 2026
SUBJECT:
An Ordinance Providing for the Execution of an Annexation Agreement with the Owners of Record, the Contract Purchaser and the Land Developer Providing for R-4A(C) Two-Family Dwelling District and OS-1(C) Conservation, Open Space and Drainage District with a Conditional Use Planned Development zoning for the territory which may be Annexed to the City of Aurora located south of Jericho Road between Jericho Circle and Athena Road on Vacant Land in Kane County, Aurora Illinois 60506 (Northern Lights Development Corp - (AU29/3-26.085 - AA/A/CUPD/Psd/Ppn - AM - Ward 5)
PURPOSE:
The Petitioner, Phillip Cocomise being the owner of records, Northern Lights Development Corporation being the contract purchaser, and AHDVS being the land developer are 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 which entails the development of a 54-unit, age-restricted (62+) independent senior living rental community.
BACKGROUND:
The Subject Property is currently vacant land with unincorporated, Kane County zoning. Immediately to the east is the 1449 Senior Estates development.
The Annexation Agreement, Annexation, Conditional Use Planned Development, and Preliminary Plat and Plan are being reviewed and approved concurrently under separate actions.
The Petitioner is requesting approval of an Annexation Agreement and subsequent Annexation 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.
Concurrently with this proposal, the Petitioner is 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.
Also, 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 has reviewed the Agreement 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.
Public Input: Due public notice being given for the public hearing on this matter. As of the date of this memo, staff has received public inquiries from the Oswego Fire Protection District Fire Station #3, and a neighboring residents requesting additional information on this petition.
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:
The Planning and Zoning Commission recommended APPROVAL of the Ordinance Providing for the Execution of an Annexation Agreement with the Owners of Record, the Contract Purchaser and the Land Developer Providing for R-4A(C) Two-Family Dwelling District and OS-1(C) Conservation, Open Space and Drainage District with a Conditional Use Planned Development zoning for the territory which may be Annexed to the City of Aurora located south of Jericho Road between Jericho Circle and Athena Road on Vacant Land in Kane County, Aurora Illinois 60506
ATTACHMENTS:
Exhibit “A” Annexation Agreement
Land Use Petition with Supporting Documents
Location Map
Legistar Number: 26-0244
cc:
Alderman Michael Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Providing for the Execution of an Annexation Agreement with the Owners of Record, the Contract Purchaser and the Land Developer Providing for R-4A(C) Two-Family Dwelling District and OS-1(C) Conservation, Open Space and Drainage District with a Conditional Use Planned Development zoning for the territory which may be Annexed to the City of Aurora located south of Jericho Road between Jericho Circle and Athena Road on Vacant Land in Kane County, Aurora Illinois 60506.
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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, a proposed Annexation Agreement in the form of Exhibit “A”, attached hereto and included herein by reference as if fully set forth, has been duly submitted to the Corporate Authorities of the City of Aurora with the request that all required hearings be held thereon, and requisition annexation to the City of Aurora of a certain territory therein described, subject to the terms and conditions of said Annexation Agreement, pursuant to Section 11-15.1-1 et seq. of the Illinois Municipal Code (65 ILCS 5/11-15.1-1); and
WHEREAS, the Corporate Authorities of the City of Aurora caused a notice to be prepared describing in general the terms and conditions of the proposed Annexation Agreement and stating the time and place of a public hearing to consider the proposed Annexation Agreement; and
WHEREAS, such notice of the public hearing was duly published not less than 15 nor more than 30 days prior to said public hearing, in a newspaper of general circulation in the City of Aurora; and
WHEREAS, on April 22, 2026, the Planning and Zoning Commission, held a public hearing on the petition to enter into said Annexation Agreement and zoning amendment therein provided after due publication of notice of public hearing and has submitted a recommendation of APPROVAL for the Annexation Agreement and zoning amendment on said property to the City Council of the City of Aurora subject to certain conditions; and
WHEREAS, on April 29, 2026, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Annexation Agreement and zoning amendment, reviewed the before mentioned recommendations and recommended APPROVAL of said Annexation Agreement and zoning amendment; and
WHEREAS, all public hearings and other action required to be held or taken prior to the adoption and execution of said Annexation Agreement in order to make the
same effective have been held or taken pursuant to notice as required by law and in accordance with all requirements of law; and
WHEREAS, on May 12, 2026, the City Council also held a public hearing upon the proposed Annexation Agreement as specified in such notice; and
WHEREAS, Exhibit “A”, attached hereto and included herein by reference as if fully set forth, in its present form, has been on file with the City Clerk of the City of Aurora for public inspection for at least one week; and
WHEREAS, the Corporate Authorities, after due investigation and consideration, and following the aforesaid public hearings, have determined that entering into the Annexation Agreement in the form of Exhibit “A” attached hereto and included herein by reference as if fully set forth, will serve the public good and benefit the City of Aurora; and
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 Mayor and City Council hereby find as fact all of the preambles contained in the Annexation Agreement in the form of Exhibit “A”, attached hereto and included herein by reference as if fully set forth.
Section Six: That the Annexation Agreement in the form of Exhibit “A”, attached hereto and included herein by reference as if fully set forth, and incorporated in and made a part of this Ordinance, is hereby approved and the Mayor of the City of Aurora is hereby authorized and directed to execute such Annexation Agreement on behalf of the City, and the City Clerk is hereby authorized and directed to attest the Mayor’s signature and affix the corporate seal of the City hereto.
Section Seven: That such number of duplicate originals of said Annexation Agreement may be executed, as the Mayor shall determine.