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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: June 5, 2025
SUBJECT:
A Resolution Approving a Final Plan on Heyday Aurora Subdivision, located at the southwest corner of Independence Drive and Constitution Drive, for a ROW Dwelling (Party Wall) (1130) Use (CR Aurora Land, LLC - 25-0475 / AU18/3-25.111 - Fsd/Fpn - JM - Ward 5)
PURPOSE:
The Petitioner CR Aurora Land, LLC is requesting approval of a Final Plan for Lots 1-2 of Heyday Aurora Subdivision, located at the southwest corner of Independence Drive and Constitution Drive for a ROW Dwelling (Party Wall) (1130) Use which includes the development of the two lots with 108 rental townhomes.
BACKGROUND:
In 2022, the property was rezoned from multiple zoning districts to R-4A(C) Two-Family Dwelling District with a Conditional Use, which is part of the Mews Conditional Use Planned Development. At that time, a Preliminary Plan and Plat was approved for 102 units rental townhomes known as the Mews. The current Final Plan and Plat for Heyday Aurora is being proposed by a different developer, but the Final Plan and Plat is primarily consistent with the approved Preliminary Plan and Plat with only some minor differences. One key difference is the Mews was for a mixture of rear-loaded and traditional front-loaded units with driveways coming off of Independence Drive while Heyday Aurora are all rear-loaded products, reducing the amount of curb cuts on Independence Drive. These homes sit slightly closer to the property line at Independence Drive with some being at 22.5 feet instead of 25 feet but there is more green space with the elimination of the driveways. Another difference is the Mews rear-loaded homes did not have driveways and contained 112 surface parking spaces while most of the units for Heyday Aurora have two-car driveways with only 14 surface parking spaces. The front and side separation between the buildings have been slightly reduced on some buildings but still adhere to the variation permitted by the Plan Description.
The Petitioner is requesting approval of a Final Plan for Lots 1-2 of Heyday Aurora Subdivision for a ROW Dwelling (Party Wall) (1130) Use. The details of the request include the development of 21 buildings containing 108 units on 8 acres. There northern parcel contains one curb cut entrance that leads to the private drive aisle behind the four buildings containing 19 units. There is one other curb cut off Independence Drive near Constitution Drive. The site features 5 entrances off Nelson Lane. The internal drive aisles behind the buildings are all private drives. Internal private sidewalks circulate throughout the development, including a walkway around the western property line, providing views of the lake. The stormwater detention for the site has been provided by the existing lake. The Landscape Plan provides street trees along Independence Drive, Constitution Drive and Nelson Lane. Another row of trees are located in the front yards providing additional buffering to the adjacent developments. Evergreen trees are scattered throughout for year-round foliage. Two landscape beds are provided at both corners of Constitution Drive and will contain monument signs. The Elevations depict a side gabled building featuring projecting front gabled bays. The buildings use a mixture of horizontal siding and vertical board and batten siding with masonry water table along the bottoms of many homes. Bronze and tan inset panels are used to create additional variation to the facades.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat for Heyday Aurora Subdivision. The details of the request include a two-lot subdivision along with granting of City Easements.
Two other requests, being a Plat of Vacation and an Encroachment, Easement and Maintenance Agreement, are associated with this project but are being processed under separate actions and will meet up with the Final Plan and Plat at the Building, Zoning, and Economic Development Committee. The Petitioner is also requesting the Vacation of City Easements that interfere with the layout of this project.
Lastly, the Petitioner is requesting approval of an Encroachment, Easement, and Maintenance Agreement between the City of Aurora and CR Aurora Land, LLC on a portion of the property located on Independence Drive and west of Constitution Drive. This request is regarding the small piece of property between the two Heyday Aurora parcels that is owned by the City of Aurora. The property is part of the larger detention pond located along Orchard Road. This Agreement allows the Petitioner to construct and maintain parking and a drive aisle on the City’s property, allowing for the connection of the two parcels being developed by Heyday. Heyday would construct and maintain the parking, drive, aisle, and the yard located between Independence Drive and the parking.
DISCUSSION:
As a reminder, before the 2022 Plan Description, the property was zoned R-1(C) One Family Dwelling District, R-4A(C) Two Family Dwelling District, and R-5(C) Multiple-Family Dwelling District. The Plan Description allowed for 16 single-family homes on 3.9 acres along Independence Drive; attached single-family homes on 1.94 acres with a maximum of 30 units at the corner of Nelson and Constitution; and multi-family apartments on 2.16 acres with a maximum of 50 units along Nelson.
The property abuts commercial to the south and office to the east with single-family homes to the north. Staff supported the current developers’ plan to have all rear-loaded products providing less curb cuts and more front yards on Independence Drive. Staff also approved of the addition of driveways to most of the units and the elimination of more surface parking spaces. The Plan Description outlines the requirement that the property cannot be further subdivided or owned by different entities to ensure that one entity continues to own and manage the entire development and requires specific maintenance standards.
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 exceptions of the following items which are also reflected in the conditions listed in the Staff Recommendation below. While the developers have worked with staff on changes to their elevations from the original concept, staff is still requesting additional modifications to create more visual diversity on each building. These changes include adding additional masonry water tables on the projecting bays, adding additional vinyl options and color options on some units, and additional masonry on exterior elevations and the leasing office.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
12.1(9) To guide development and redevelopment into energy efficient land use patterns;
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;
21.1(2) To promote a wide variety of housing type; and
31.1(8) To (promote/encourage) higher density residential uses in and around developing regional, community and neighborhood commercial centers so as to enhance their vitality and to conserve energy.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the A Resolution Approving a Final Plan on Heyday Aurora Subdivision, located at the southwest corner of Independence Drive and Constitution Drive, for a ROW Dwelling (Party Wall) (1130) Use, with the following condition:
1.) That the documents be revised to incorporate the Engineering Staff comments prior to approval of Final Engineering.
ATTACHMENTS:
EXHIBITS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit “A-3” Building and Signage Elevations
Land Use Petition with Supporting Documents
Fire Access Plan
Appealable Sheet
Legistar Number: 25-0475
cc:
Alderman Michael B. Saville, Chairperson
Alderman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
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 on Heyday Aurora Subdivision, located at the southwest corner of Independence Drive and Constitution Drive, for 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 March 28, 2025, CR Aurora Land, LLC filed with the City of Aurora a petition requesting approval of a Final Plan for Lots 1-2 of Heyday Aurora Subdivision, located at the southwest corner of Independence Drive and Constitution Drive for a ROW Dwelling (Party Wall) (1130) Use 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 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 ORDAINED by 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 condition:
1.) That the documents be revised to incorporate the Engineering Staff comments prior to approval of Final Engineering.
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.