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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: April 17, 2025
SUBJECT:
A Resolution Approving a Final Plan for Eola Preserve Subdivision, located at 620 North Eola Road, for a ROW Dwelling (1130) Use. (Bridge Street Properties, LLC - 25-0116 / NA17/3-25.036-FSD/FPN - SB - Ward 7)
PURPOSE:
The Petitioner, Bridge Street Properties, LLC, is requesting approval of a Final Plan for the property located at 620 N Eola Rd, the details of which include developing the approximately twenty-two (22) acre property for a fifty-four (54) unit townhome subdivision, with accessory Stormwater Management and space for wetlands.
BACKGROUND:
The Subject Property is approximately twenty-two acres, and is partially occupied by a radio station. The Plan Description was approved per O24-093, and the Preliminary Plat & Plan was approved per R24-404. Both items were approved on December 10, 2024. Per these approvals, approximately ten (10) acres of the Subject Property is zoned R-4A(C), Two Family Dwelling District with a Conditional Use Planned Development. The remaining twelve (12) acres is zoned OS-1(C), Conservation, Open Space, and Drainage District with a Conditional Use Planned Development. The Comprehensive Plan designates the Subject Property as a combination of Utilities, and Conservation / Open Space / Recreation / Drainage. The Subject Property fronts on Old Eola Rd, which is designated as a Local Street, which then connects to N Eola Rd, which is designated as Arterial. The adjacent portion of N Eola Rd is within DuPage County’s jurisdiction. Old Eola Rd and N Eola Rd are connected via Waterstone Dr, which itself crosses into the subdivision to the north of the Subject Property, Fox Valley East, Region 2, Unit 53, Phase 3, which is otherwise known as Riverstone.
The Petitioner, Bridge Street Properties, LLC, the Petitioner is requesting approval of a Final Plan for the Eola Preserve Subdivision. The details of the request include a townhome development of thirteen (13) buildings, with a total of fifty-four (54) units. The Final Plan includes stormwater detention within the northern and southern portions of Lot 19. Lot 15, which is approximately twelve (12) acres, makes up the northern and westernmost portions of the Subject Property. Access to the Subject Property is from Old Eola Rd, which connects to N Eola Rd via Waterstone Dr. As a means to improve traffic flow, the Final Plan includes a new left-turn / right-turn exit from Waterstone Dr onto N Eola Rd, which is required by the City’s Engineering Department, along with a right-turn exit from the Preserve Dr onto N Eola Rd, which is also required by the City’s Engineering Department. The left-turn / right-turn exits from Waterstone Dr, as well as the existing entrance onto Waterstone Dr all meet the minimum width requirement of twelve (12) feet.
The Petitioner has also provided Building Elevations that display the proposed townhome buildings. The elevations indicate townhome models that consist of a siding material, along with a brick veneer surrounding the overhead garage doors. The townhome models on Lot 1 and Lot 2, which face towards the homes in the Riverstone subdivision to the east do not include the option for a habitable attic with roof terrace.
The Petitioner’s Landscape Plan not only meets the Zoning Ordinance’s requirements for this proposal, but is also shown to reflect the unique layout and land use relationships that impact the Subject Property, which is developed as a medium-density residential development, that serves as a transition between the high-density residential development to the south and the low-density single-family residential development to the north. To this point, the Landscape Plan indicates, along the northern and eastern property lines of Lot 16, which is adjacent to the Riverstone subdivision, twenty-two (22) Canopy Tree Equivalents (CTEs). The landscaping within this area, which is intended to screen the Subject Property from the neighboring homes, would otherwise require eleven (11) CTEs per the Zoning Ordinance’s minimum requirements for Buffer Yard plantings.
Indian Prairie School District 204 has provided a letter dated April 12, 2024, which clarifies their stance on this proposal.
Concurrently with this proposal, is requesting approval of a Final Plat for the Eola Preserve Subdivision. The details of the request include development of the Subject Property as a twenty (20) lot subdivision: thirteen (13) lots are to be developed for townhome dwelling units, six (6) are to be developed for open space and stormwater detention, and one (1) for wetlands. The publicly dedicated Road A meets the City of Aurora’s standards for right-of-way width of sixty-six (66) feet, and a street width of thirty-one (31) feet.
DISCUSSION:
Staff has reviewed the Final 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, 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.
12.1 (3): To encourage residential development in close proximity to places of work,
shopping, and recreation.
12.1 (5): To encourage a gradation from high-density residential areas to lower density
residential areas.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the resolution approving a Final Plan for Eola Preserve Subdivision, located at 620 North Eola Road, for a ROW Dwelling (1130) Use, with the following conditions:
1) The applicable permits and approvals from the DuPage County Division (DuDOT) of Transportation, for all work within the public right-of-ways under the jurisdiction of DuDOT, be issued prior to approval of Old Eola Road Engineering Plans by the City of Aurora. These plans may be conditionally approved prior to the receipt of approval from DuDOT.
2) The Petitioner is responsible for paying the costs of patching, milling, and overlaying the portion of Old Eola Rd that extends from Waterstone Dr to the entrance of the Subject Property. Any patching and resurfacing work on Old Eola Road may not take place until at least fifty (50) percent of the buildings within the Eola Preserve subdivision have been constructed.
3) The gravel path that extends along the N Eola Rd frontage of the Subject Property shall be paved as an asphalt multi-use path, and shall be tapered to match into the existing path along the back of the curb north of the right-out access to N Eola Rd
4) That the Final Plan approval be contingent upon Final Engineering approval.
5) That the Buildings on Lot 1 and Lot 2 shall not have rooftop terraces.
ATTACHMENTS:
Exhibit "A-1" - Final Plan
Exhibit "A-2" - Landscape Plan
Exhibit "A-3" - Building & Signage Elevations
Land Use Petition and Supporting Documents
School District 204 Letter
Covenants and Restrictions
Property Parcel Maps
Petitioner Presentation
cc: Building, Zoning and Economic Development Committee:
Alderwoman Patricia Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman William "Bill" Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan for Eola Preserve Subdivision, located at 620 North Eola Road, for a ROW Dwelling (1130) Use.
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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 4, 2025, Bridge Street Properties, LLC filed with the City of Aurora a petition Requesting approval of a Final Plat for Eola Preserve Subdivision, located west of North Eola Road and north of Liberty Street. and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on April 16, 2025, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on April 23, 2025, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan 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 Plan is subject to appeal to the City Council in the manner set forth in Chapter 34 of the Code of Ordinances, City of Aurora, Illinois; and
WHEREAS, no person authorized under Chapter 34 to appeal such decision having done so in the manner set forth in Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed Final Plan; 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 Final Plan with the following conditions:
1) The applicable permits and approvals from the DuPage County Division (DuDOT) of Transportation, for all work within the public right-of-ways under the jurisdiction of DuDOT, be issued prior to approval of Old Eola Road Engineering Plans by the City of Aurora. These plans may be conditionally approved prior to the receipt of approval from DuDOT.
2) The Petitioner is responsible for paying the costs of patching, milling, and overlaying the portion of Old Eola Rd that extends from Waterstone Dr to the entrance of the Subject Property. Any patching and resurfacing work on Old Eola Road may not take place until at least fifty (50) percent of the buildings within the Eola Preserve subdivision have been constructed.
3) The gravel path that extends along the N Eola Rd frontage of the Subject Property shall be paved as an asphalt multi-use path, and shall be tapered to match into the existing path along the back of the curb north of the right-out access to N Eola Rd
4) That the Final Plan approval be contingent upon Final Engineering approval.
5) That the Buildings on Lot 1 and Lot 2 shall not have rooftop terraces.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic Development Committee of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A-1" Final Plan, Exhibit “A-2” Landscape Plan, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications deemed necessary by the Aurora City Engineer.