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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: June 5, 2025
SUBJECT:
A Resolution Approving a Final Plan for Wheatland Crossing Subdivision, Phase 2A and Phase 2B, Located at Ogden Avenue, Near South Farnsworth Avenue, for a One Family Dwelling (1110) / ROW Dwelling (Party Wall) (1130) Use. (Forestar (USA) Real Estate Group Wheatland Crossing Phase 2 - 25-0111 / OS01/1-25.013-FPN/FSD - SB - Ward 3)
PURPOSE:
The Petitioner, Forestar (USA) Real Estate Group, is requesting approval of a Final Plan for Wheatland Crossing subdivision, Phase 2A and Phase 2B, located near Ogden Ave and S Farnsworth Ave, the details of which include developing both phases of this approximately nineteen (19) acre property with fifty (50) townhome units, fourteen (14) single-family dwelling units, as well as accessory open space and stormwater detention.
BACKGROUND:
The Subject Property is approximately nineteen (19) acres, and is vacant. The Subject Property is divided into two (2) phases: Phase 2A, which contains fifty (50) townhome units and accessory stormwater detention; and, Phase 2B, which contains fourteen (14) single-family dwelling units and accessory stormwater detention. The portions of the Subject Property containing the townhomes are zoned R-4A(C), Two Family Dwelling District with a Conditional Use Planned Development, while the portions containing the single-family dwelling units are zoned R-2(C), One Family Dwelling District with a Conditional Use Planned Development, and the remaining stormwater detention is zoned OS-1(C), Conservation, Open Space and Drainage District with a Conditional Use Planned Development. The Plan Description was approved per O24-012, and the approved Preliminary Plat & Plan was approved per R24-017. The Final Plat and Final Plan for Wheatland, Phase 1, which is located to the south of Phase 2B, are approved, respectively, per PDFNL24-007 and PDFNL24-008. The Comprehensive Plan designates the Subject Property as Low Density Residential, while the adjacent blocks of Ogden Ave and S Farnsworth Ave are as Arterial, and the adjacent block of Hafenrichter Rd is designated as Major Collector.
The Petitioner, Forestar (USA) Real Estate Group, is requesting approval of a Final Plan for Wheatland, Phase 2A and Phase 2B, and which is in substantial conformance with the approved Preliminary Plat & Plan resolution. The details of the request for Phase 2A includes a townhome development of eleven (11) buildings, with a total of fifty (50) units, detention is provided along the entire subdivision’s entire property line on Lot 204. The details of the request for Phase 2B includes a single-family development of fourteen (14) lots, detention provided along the northern end of the subdivision on Lot 203, and open space on Lot 202 and Lot 209.
Access to the Subject Property is made via Ogden Ave to the north of Phase 2A, with a publicly dedicated road, Canyon Creek Dr, that runs through both Phase 2A and Phase 2B, meeting with Hafenrichter Rd to the south after passing through the existing Phase 1.
The Landscape Plan not only satisfies the minimum landscaping requirements per the Zoning Ordinance, but also provides adequate buffers between the Subject Property’s various internal and adjacent, exterior land uses. In particular, the Petitioner has provided a Landscape Plan that provides adequate buffering between Phase 2A’s townhomes and the existing single-family development to the east in Four Pointes subdivision, in addition to providing buffering between the townhomes in Phase 2A and Lot 204’s detention pond. The Petitioner has also made a notable effort, in both Phase 2A and Phase 2B, where the Subject Property is adjacent to the industrial property that Ogden Ave, particularly along the southern edge of the Phase 2A’s detention pond in Lot 204, and along the western edge of Phase 2B’s vacant Lot 202 and Lot 209, which are adjacent to the single-family residential lots. The Petitioner has also provided additional landscaping along the stretch of the proposed road in Phase 2A, where adjacent to Lot 206, which is intended to address traffic concerns. Finally, landscaping is also focused along Lot 204’s frontage with Ogden Ave, which is intended to shield the detention pond from traffic along that same road.
The Building Elevations for Phase 2A and Phase 2B were approved with the preceding Preliminary Plat & Plan resolution. The townhome elevations in Phase 2A are two-stories, with a mixture of vinyl and masonry siding, and include two (2) car garages. The single-family elevations in Phase 2B are single and two-story homes, a mixture of vinyl and masonry siding, and include two (2) and three (3) car garages.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat for Wheatland Crossing 2A. The details of the request include development of the Subject Property as a fifty-eight (58) lot subdivision: fifty (50) lots are to be developed for townhome dwelling units, while the remaining eight (8) lot are to be developed for accompanying open space and stormwater detention. The publicly dedicated roads meet 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.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat for Wheatland Crossing 2B. The details of the request include development of the Subject Property as a seventeen (17) lot subdivision: fourteen (14) lots are to be developed for single-family dwelling units, while the remaining three (3) lots are to be developed for accompanying open space and stormwater detention. The publicly dedicated roads meet 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 resolution 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:
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 (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.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the approving resolution approving the Final Plan for Wheatland Crossing Subdivision, Phase 2A and Phase 2B, Located at Ogden Avenue, Near South Farnsworth Avenue, for a One Family Dwelling (1110) and a ROW Dwelling (Party Wall) (1130) Use, with the following conditions:
1) That the Final Plan approval be contingent upon Final Engineering approval.
ATTACHMENTS:
Exhibit "A-1" - Final Plan
Exhibit "A-2" - Landscape Plan
Building Elevations
Land Use Petition and Supporting Documents
Covenants and Restrictions
Petitioner Presentation
BZE Appeal Sheet
Property Parcel Maps
cc: Building, Zoning, and Economic Development Committee:
Chairperson Mike Saville
Vice Chair Patty Smith
Alderman Javier Banuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Final Plan for Wheatland Crossing Subdivision, Phase 2A and Phase 2B, Located at Ogden Avenue, Near South Farnsworth Avenue, for a One Family Dwelling (1110) and a ROW Dwelling (Party Wall) (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 January 9, 2025, Forestar (USA) Real Estate Group Wheatland Crossing Phase 2 filed with the City of Aurora a petition, “Requesting approval of a Final Plan for Wheatland Crossing Subdivision, Phase 2A and Phase 2B, Located at Ogden Avenue, Near South Farnsworth Avenue, for a One Family Dwelling (1110) and a ROW Dwelling (Party Wall) (1130) Use,” and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-2”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on June 4, 2025, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on June 11, 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 Building, Zoning and Economic Development Committee 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) That the Final Plan approval be contingent upon Final Engineering approval.
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.