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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: January 26, 2018
SUBJECT:
A Resolution Approving a Preliminary Plan and Plat for Lot 1-43 of District 204 Subdivision Being Vacant Land located on the east side of Commons Drive south of 75th Street (M/I Homes of Chicago, LLC - 17-00873 / NA28/4-17.049-PA/A/SUPD/Ppn/Psd /AGR/RD - JM - Ward 8)
PURPOSE:
The Petitioner M/I Homes of Chicago, LLC is requesting approval of a Preliminary Plan and Plat for District 204 Subdivision, located on the east side of Commons Drive south of 75th Street, for a ROW Dwelling (Party Wall) (1130) Use which includes the development of 171 attached residential townhomes, stormwater detention and a future park.
BACKGROUND:
The Subject Property is currently Vacant Land with Unincoporated, DuPage County zoning. Additional information on the legislative history of the property can be found in the attached Property Information Sheet. The property is owned by School District 204. The Aurora Comprehensive Plan identifies this property along with the adjacent properties to the north and east as medium density residential.
The Annexation Agreement, Annexation, Special Use Planned Development, Preliminary Plat and Preliminary Plan, and Roadway Construction and Financing Agreement are being review and approved concurrently under separate actions.
The Petitioner is also requesting approval of a Preliminary Plan and Plat for District 204 Subdivision. The details of the development include a townhome development of 34 buildings containing a total of 171 units. The Plat includes the creation of 43 lots, with 34 lots being developable for buildings with the remainder being city easements, stormwater detention, and a future park.
The Preliminary Plan features a central, t-shaped plaza that provides sidewalks and green space for the residents. To the east of the plaza is area dedicated for a future park, which is positioned to allow the site to potentially be combined with additional acreage when the property to the east develops. The stormwater detention is situated in the southeast corner, providing a view of the detention area from the park. The development has two entrances from Commons Drive. The most northern entrance is offset from Thatcher Drive to the north and features a divided entrance that opens onto views of the plaza and park. The southern entrance road is the planned east-west road that will connect Commons Drive to future development to the east. This road connects with a north-south road along the park that provides a connection to future development to the north.
The twelve buildings around the plaza and the four above the park have rear-loaded, two-car garages with six units per building. The remaining 18 along the edge of the development have front-loaded garages with mostly four units. The buildings will be a mixture of two and three stories with a combination of two and three bedrooms ranging from 1,480 square feet to 2,100 square feet.
Concurrently with this proposal, the Petitioner is requesting approval of an Annexation Agreement for 25 acres. The Annexation Agreement includes provisions for annexing and establishing a Special Use Planned Development with R-4A(S) Two-Family Dwelling District, OS-1(S) Conservation, Open Space, and Drainage District, and P(S) Park and Recreation District zoning; the dedication of 40 foot right-of-way along with roadway improvements for Commons Drive and the dedication of 66 foot right-of-way along with roadway improvements for internal roads; and provisions for a Roadway Agreement for the extension of Commons Drive to Stonehaven Subdivision Unit 1.
The Petitioner is also requesting the Establishment of a Special Use Planned Development, pursuant to the Annexation Agreement. The details of the Special Use Planned Development include modifications of the bulk restriction standards to address requirements for townhomes, including maximum lot coverage, neighborhood setbacks, maximum dwelling units per acre, and specific separation requirements for units with rear-loaded and front-loaded garages. Parking and loading standards include the minimum requirement of two enclosed spaces along with two driveway spaces.
Lastly, the Petitioner is requesting approval of a Roadway Construction and Financing Agreement regarding Commons Drive. This Agreement outlines the construction of roadway improvements for Commons Drive from the terminus at Thatcher Drive to the terminus at Stonehaven Subdivision Unit 1 and the reimbursement by the City for the City’s share of the roadway improvements.
DISCUSSION:
Staff has reviewed the Preliminary Plan and Plat 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.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
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.
12.1(6) To promote the buffering of low density residential areas from high intensity uses with higher density residential when appropriate.
22.1(1) To achieve appropriate zoning protection for residential areas designated in the land use plan.
RECOMMENDATIONS:
Planning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Preliminary Plan and Plat for Lot 1-43 of District 204 Subdivision Being Vacant Land located on the east side of Commons Drive south of 75th Street, with the following conditions:
1.) That a city easement be added to the Preliminary Plat along the eastern edge of the detention for a future bike path.
2.) That the Roadway Construction and Financing Agreement between the City of Aurora and M/I Homes be approved by City Council prior to approval of the Final Plan and Plat.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Preliminary Plan
Exhibit "A-2" Preliminary Plat
Land Use Petition with Supporting Documents
Property Research Sheet
Public Input-Letters and Homeowner’s Petition
Legistar History Report
Legistar Number: 17-00873
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Preliminary Plan and Plat for Lot 1-43 of District 204 Subdivision Being Vacant Land located on the east side of Commons Drive south of 75th Street
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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 September 14, 2017, M/I Homes of Chicago, LLC filed with the City of Aurora a petition requesting approval of a Preliminary Plan and Plat for District 204 Subdivision, located on the east side of Commons Drive south of 75th Street, for a ROW Dwelling (Party Wall) (1130) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-2”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission on January 17, 2018, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on January 25, 2018, the Planning and Development Committee of the Aurora City Council reviewed said Preliminary Plan and Plat 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 a city easement be added to the Preliminary Plat along the eastern edge of the detention for a future bike path.
2.) That the Roadway Construction and Financing Agreement between the City of Aurora and M/I Homes be approved by City Council prior to approval of the Final Plan and Plat.
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 Plan and Exhibit “A-2” Preliminary Plat.