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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: April 23, 2026
SUBJECT:
A Resolution Approving a Preliminary Plat and Plan for 1449 Senior Estates Subdivision, Phase 2 on vacant land located south of Jericho Road between Jericho Circle and Athena Road (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 a Preliminary Plat and Plan for lots 1-26 of 1449 Senior Estates Subdivision, Phase 2 located on 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 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.
Concurrently with this proposal, 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.
Also, 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.
The Annexation Petition for this property will be on next Building, Zoning and Economic Development Committee agenda along with the Petitions above.
DISCUSSION:
Staff has reviewed the Preliminary Plat and 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.
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:
The Planning and Zoning Commission recommended APPROVAL of A Resolution Approving a Preliminary Plat and Plan for 1449 Senior Estates Subdivision, Phase 2 on vacant land located south of Jericho Road between Jericho Circle and Athena Road.
ATTACHMENTS:
Exhibit "A" Preliminary Plat
Exhibit "B" Preliminary Plan
Land Use Petition with Supporting Documents
Plat of Survey
Location Map
Legistar Number: 26-0247
cc:
Alderman Michael Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Preliminary Plat and Plan for 1449 Senior Estates Subdivision, Phase 2 on vacant land located south of Jericho Road between Jericho Circle and Athena 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 February 27, 2026, Northern Lights Development Corporation filed with the City of Aurora a petition requesting approval of a Preliminary Plat and Plan for lots 1-26 of 1449 Senior Estates Subdivision, Phase 2 located on Jericho Road between Jericho Circle and Athena Road and related required documents as attached hereto as Exhibits "A" and Exhibit “B”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on April 22, 2026, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on April 29, 2026, 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 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 APPROVAL of said Preliminary Plan and Plat.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Preliminary Plat and Plan and related required documents as attached hereto as Exhibit "A" Preliminary Plat and Exhibit “B” Preliminary Plan.