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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: May 23, 2019
SUBJECT:
An Ordinance Approving a Revision to the Ocean Atlantic Woodland Corporation Plan Description on 11.34 Acres for Property located at the southwest corner of Meadowridge Drive and 75th Street and Amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, to an underlying zoning of R-4A Two Family Dwelling District and OS-1 Conservation, Open Space, and Drainage District (Pulte Home Company, LLC - 19-0262 / NA28/3-17.234-SUPD/R/Ppn/Psd/R - JM - Ward 8)
PURPOSE:
The Petitioner Pulte Home Company, LLC is requesting a revision to the Plan Description for the Ocean Atlantic Woodland Corporation Special Use Planned Development Amending the Land Use Parcel on the property located at southwest corner of Meadowridge Drive and 75th Street, being 11.34 acres, to the Multiplex Parcel with R-4A(S) zoning and creating a new OS-1 (S) Conservation, Open Space and Drainage zoning which includes revising the Plan Description to allow the parcel to be developed with 80 townhomes and associated stormwater detention.
BACKGROUND:
The Subject Property is currently Vacant Land with B-2(S) General Retail District with a Special Use zoning, which is part of the Ocean Atlantic Woodland Corporation Special Use Planned Development. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting a revision to the Plan Description for the Ocean Atlantic Woodland Corporation Special Use Planned Development Amending the Land Use Parcel to the Multiplex Parcel and changing the zoning district from B-2(S) to R-4A(S) zoning and creating a new OS-1 (S) Conservation, Open Space and Drainage zoning. The Plan Description Revision includes allowing additional acreage for the Multiplex Parcel and removing acreage from the Commercial Parcel along with zoning the stormwater detention to the City’s standard OS-1 zoning.
Concurrently with this proposal, the Petitioner is requesting approval of a revision to the Preliminary Plan and Plat for a ROW Dwelling (Party Wall) (1130) use. The details of the request include a townhome development of 18 buildings containing 80 front-loaded units. The Plat includes 18 lots that will be developed with buildings, two lots that are common area, and a stormwater detention lot.
The stormwater detention is located at the corner of 75th Street and Meadowridge Drive. The development is accessed by a road south of the detention that runs in a rectangle around the townhome development creating a center portion containing four buildings. The townhomes to the north of the internal road feature a 40 foot setback to provide buffer from the adjacent 75th Street. The rear of the townhomes to the east of the road overlook the detention facility. The townhomes to the south abut a park. Three corners of the road contain a private drive to access three additional buildings. All the units are front-loaded with a two-car wide driveway that is 25 feet deep. The buildings are a mixture of four units in the center and to the south with the remainder being five units. Some units will have the option to add a sunroom and all units will have the option of a habitable attic.
DISCUSSION:
Staff has reviewed the Special Use Planned Development Revision 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.
The property was originally zoned for commercial development. The parcel has been vacant for over 20 years. In 2016, a plan came before the city to build a daycare on a portion of the property, but the developers decided not to pursue the project. The City just recently completed the Route 59 Corridor Study: Comprehensive Plan. The Corridor Study recognized that the commercial real estate sector has drastically changed since this parcel was annexed due to retail trends of consumers shopping more online. The Corridor Study suggested promoting the development of coordinated commercial nodes at key locations rather than widespread strip commercial development. The Study concluded that this lot should be identified for Medium Density Residential. After working with the petitioner, the development now meets the requirements for attached single-family found in the surrounding neighborhoods as outlined in the Plan Description, including setbacks, maximum gross density of 8.5, and minimum floor area.
With the adherence to surrounding townhome developments and the conclusions of the Corridor Study, staff supports the plan description revision and the change of the underlying zoning to residential.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has received public inquiries requesting additional information on this petition and raising concerns regarding the amount of units on only 11 acres and how it will affect surrounding townhome properties.
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.
RECOMMENDATIONS:
The Planning Commission recommended APPROVAL of An Ordinance Approving a Revision to the Ocean Atlantic Woodland Corporation Plan Description on 11.34 Acres for Property located at the southwest corner of Meadowridge Drive and 75th Street and Amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, to an underlying zoning of R-4A Two Family Dwelling District and OS-1 Conservation, Open Space, and Drainage District.
ATTACHMENTS:
Exhibit A - Legal Description
Exhibit B - Plan Description Revision
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 19-0262
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Approving a Revision to the Ocean Atlantic Woodland Corporation Plan Description on 11.34 Acres for Property located at the southwest corner of Meadowridge Drive and 75th Street and Amending Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, to an underlying zoning of R-4A Two Family Dwelling District and OS-1 Conservation, Open Space, and Drainage District
body
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, Dennis J. Hiffman is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated March 28, 2019, Pulte Home Company, LLC filed with the City of Aurora a petition requesting a revision to the Plan Description for the Ocean Atlantic Woodland Corporation Special Use Planned Development Amending the Land Use Parcel on the property located at southwest corner of Meadowridge Drive and 75th Street, being 11.34 acres, to the Multiplex Parcel with R-4A(S) zoning and creating a new OS-1 (S) Conservation, Open Space and Drainage zoning in the form of Exhibit “B” attached hereto, and have been duly submitted to the Corporate Authorities of the City of Aurora for review for the property described in Exhibit “A”; and
WHEREAS, the Plan Description established for the subject property with Ordinance O98-113 approved December 8, 1998 shall remain in full forth and effect with the exception of the modifications included herein as Exhibit “B”; and
WHEREAS, after referral of said petition from the Aurora City Council, and after due notice and publication of said notice, the Aurora Planning Commission conducted a public hearing on May 22, 2019, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on May 30, 2019, the Planning and Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning Commission, finds that the approval of the revised Plan Description for the property legally described in Exhibit “A” will promote the sound planning and development of the City, and therefore serve the best interests of the City of Aurora.
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 revised Plan Description in the form of Exhibit “B” 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.
Section Six: That Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto be, and the same are, hereby amended to rezone the real estate property described in Exhibit “A”, from B-2(S) General Retail District with a Special Use District to R-4A(S) Two Family Dwelling District with a Special Use and OS-1(S) Conservation, Open Space, and Drainage with a Special Use District. Upon termination of the use of said property for a Planned Development (8000) this Special Use permit shall terminate and the classification of R-4ATwo Family Dwelling District and OS-1 Conservation, Open Space, and Drainage shall be in full force and effect.
Section Seven: That all modifications and exceptions under the Aurora Zoning Ordinance and all modifications and exceptions from the Aurora Subdivision Control Ordinance, as set forth in the revised Plan Description, are here by granted and approved.