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TO: Mayor Thomas J. Weisner
FROM: Edward T. Sieben, Zoning Administrator
DATE: March 3, 2014
SUBJECT:
A Resolution Approving the Final Plat Revision on 10.346 acres to re-subdivide a portion of Stonegate Unit 8B to create Stonegate Unit 8C, Aurora, Illinois 60506 (West Stonegate, LLC - AU13/1-14.054-Fsd/R - ES Ward 1)
PURPOSE:
The petitioner, West Stonegate LLC, is requesting a resubdivision of portion of Stonegate West Unit 8B to create Unit 8C on 3.52 acres with R-2(S) zoning for 16 single-family lots..
BACKGROUND:
The Final Plat Revision petition was referred by the City Council to the Planning Division on March 4, 2014.
Legislative History:
Date Review Body Motion Vote
3/4/2014 Planning Council Forward Unanimous
3/5/2014 Planning Commission Conditional Approval Unanimous
DISCUSSION:
Proposal: The Stonegate West Unit 8B subdivision final plat was approved by the City and final plat recorded in Kane County on November 9, 2013. Construction of Unit 8B started at the end of 2013. To date, certain portions of the required infrastructure improvements (storm sewer, sanitary, watermain and roadway) have been installed, at the western end of the subdivision. The remaining improvements in Unit 8B (eastern half) which will now become Stonegate West Unit 8C, are planned to be completed this summer, prior to submittal of building permits on those lots. The homebuilder has sales commitments on the western portion of the subdivision and has applied for building permits on some of these lots. The purpose of amending the final plat is to allow for the creation of a seporate Stonegate West Unit 8B and Stonegate West Unit 8C to allow building construction and occupancies of these western lots to meet City's prerequisites for issuance of building permits.
IMPACT STATEMENT:
The Planning and Zoning Division would anticipate that this project will increase the City's overall tax base and viability which will offset any incidental Department or staffing impacts; additionally certain impacts will be augmented by the applicable Residential Land Cash, Fire and Public Works Impact Fees..
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the revision to Stonegate West Unit 8B Subdivision Plat and creation of Unit 8C of 3.52 acres with R-2(S) zoning for 16 single-family lots at SWC of Indian Trail and Havenshire Road by West Stonegate, LLC with the following conditions:
1. That the plat be revised and the units be designated "8b" and "8c"
2. A Temporary turn around (hammerhead) or cul-de-sac be installed at the east end of the subdivision, approximately 20' east of lot 22 eastern property line, prior to release of the building permits.
3. Existing subdivision bond and engineer's cost estimate for unit 8b be revised to reflect the proposed changes and submitted to the city.
cc: Alderman Saville, Chairman
Alderman Donnell
Alderman Irvin
Alderman Hart-Burns, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving the Final Plat Revision on 10.346 acres to re-subdivide a portion of Stonegate Unit 8B to create Stonegate Unit 8C, Aurora, Illinois 60506. (APPEALABLE)
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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 March 4, 2014, West Stonegate, LLC filed with the City of Aurora requesting a Final Plat Revision on 10.346 acres to subdivide Stonegate, Unit 8B to create Unit 8C for the Unit 8C Stonegate West Subdivision as described on Exhibit "A" attached hereto; and
WHEREAS, said Final Plat Revision was duly referred on March 4, 2014, by the Aurora City Clerk to the Aurora City Council, who, in turn, referred said Final Plat Revision to the Aurora Planning Council and Aurora Planning Commission for study and recommendation, and to the Planning and Development Committee of the Aurora City Council for final decision; and
WHEREAS, on August 30, 2007, the City of Aurora approved the Final Plat for the Stonegate West Subdivision by Resolution Number PDFNL07.035; and
WHEREAS, said Final Plat Revision has been determined to be in substantial conformance with the Aurora Municipal Code, Chapter 43 entitled "The Aurora Subdivision Control Ordinance" and with the "Aurora Zoning Ordinance" Number 3100 Sections 10.7-9 and 10.7-10; and
WHEREAS, said Final Plat Revision has been determined to be in substantial conformance with the Annexation Agreement approved by the Aurora City Council on May 25, 2004 by Ordinance Number O04-052; and; and
WHEREAS, said Final Plat Revision has been determined to be in substantial conformance with the Preliminary Plan and Plat approved by Aurora City Council on May 25, 2004 by Resolution Number R04-230; and
WHEREAS, on March 4, 2014, the Aurora Planning Council recommended that said Final Plat Revision be moved FORWARD for consideration; and
WHEREAS, on March 5, 2014, the Aurora Planning Commission reviewed said Final Plat Revision and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on March 13, 2014, the Planning and Development Committee of the Aurora City Council reviewed said Final Plat Revision and before mentioned recommendations and recommended of said petition; and
WHEREAS, the recommendation of the Aurora Planning and Development Committee is subject to appeal by the petitioner or a member of the Aurora City Council within the required appeal period which expires on March 19, 2014 at 5:00 p.m.; and
WHEREAS, this Resolution shall serve as final action on the Final Plat Revision petition in the event that this Resolution is not appealed by any of the aforementioned individuals; and
WHEREAS, in the event that this Resolution is appealed, it shall serve as the recommendation of the Aurora Planning and Development Committee to the Aurora City Council which shall take final action on the request; and
NOW, THEREFORE, BE IT RESOLVED that the Planning and Development Committee of the City Council of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution, accepts the recommendation of the Aurora Planning Commission, and hereby grants conditional approval of said Final Plat Revision with the following conditions:
1. That the Plat be revised and the units be designated "8B" and "8C"
2. That a temporary turn around (hammerhead) or cul-de-sac be installed at the east end of the subdivision, approximately 20' east of lot 22 eastern property line, prior to release of the building permits.
3. That the existing subdivision bond and engineer's cost estimate for Unit 8B be revised to reflect the proposed changes and submitted to the City.
BE IT FURTHER RESOLVED that the Planning and Development Committee of the City of Aurora, Illinois hereby adopts the Final Plat revision as described in Exhibit "A" along with any dedications deemed necessary by the Aurora City Engineer.
PASSED AND APPROVED by the Planning and Development Committee of the City of Aurora, Illinois on this _____ day of ________, 20____.
AYES ____ NAYS ____ NOT VOTING ____ ABSENT ____
ATTEST:
____________________________ __________________________
Mayor Alderman
City of Aurora, IL
____________________________ __________________________
City Clerk Alderman
__________________________ Alderman
Legistar Number: 14-00156
ATTACHMENTS:
Exhibit "A" Information Sheet
EXHIBIT "A"
INFORMATION SHEET
For the Final Plat Revision for the property located at on the west end of Colchester Lane
Case File Number: AU13/1-14.054-Fsd/R
Tax Parcel Number: 15-13-102-041, 15-13-126-022 and 024
Owner: West Stonegate, LLC
33 Steeple Ridge Court
Oak Brook, IL
60523
Date Plat Received: 3/6/2014
Plat Prepared By: V3
7325 Janes Avenue, Suite 100
Woodridge, IL 60517
NOTE: A COPY OF THESE DOCUMENTS AS REFERENCED HEREON ARE ON FILE IN THE CITY OF AURORA PLANNING AND ZONING DIVISION OFFICE ON THE SECOND FLOOR, 1 SOUTH BROADWAY, AURORA, ILLINOIS, 60505.