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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: June 17, 2019
SUBJECT:
A Building, Zoning and Economic Development Committee Resolution Approving a Final Plan on Lots 1-48 of Laurelton Place Subdivision located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive for a One Family Dwelling (1110) Use (Pulte Home Company, LLC - 19-0396 / WH05/1-19.035-Fsd/Fpn/VAC - JM - Ward 9)
PURPOSE:
The Petitioner Pulte Home Company, LLC is requesting approval of a Final Plan for Lots 1-48 of Laurelton Place Subdivision located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive for a One Family Dwelling (1110) Use which includes the development of 41 single-family homes and associated stormwater detention.
BACKGROUND:
The Subject Property is currently vacant land with R-1(S) One Family Dwelling District with a Special Use zoning, which is part of the New Song Highlands 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 approval of a Final Plan for Lots 1-48 of Laurelton Place Subdivision, formerly known as New Song Highlands Subdivision, for a One Family Dwelling (1110) Use. The project includes the development of 41 single-family homes, related stormwater detention, and six outlots. The existing stubs at Whitethorn Drive, Seaview Drive, and Bayfield Drive will be extended and will match the existing 60 foot right-of-way.
All the lots meet the minimum of 8,000 square feet and 60 foot width at the 25 foot setback line required by the Plan Description along with required setbacks. The average lot size is 10,000 square feet and the average width is 73 feet. The minimum lot size is 8,631 square feet and the minimum lot width is 67 feet. The lots are therefore similar to the surrounding subdivisions.
The Building Elevations provide four models with three to four variations per model. The elevations are mostly two stories with a one-story garage portion. The homes are clad in vinyl siding with several models being masonry on the first-story. Some are accentuated by vertical board siding, columned porches, and/or faux brackets or timbering. The Landscape Plan provides street trees, one tree per lot along with one tree on exterior side yards, and stormwater detention with native plantings with the borders being trees and shrubs.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat for Lots 1-48 of Laurelton Place Subdivision. The details of the request include a subdivision into 48 lots with 41 lots being for development, one lot for stormwater detention and six small lots to be outlots to address protection for overflow paths.
Also, the petitioner is requesting the Abrogation of a Landscape Easement. The landscape easement is an easement to the adjacent property owner to the south but also requires the approval of the City of Aurora to remove or vary this easement. The easement is currently in what will be the backyard of Lots 1-6.
Finally, the petitioner is requesting the Vacation of easements, including City Easements, Ingress Egress Easements and Stormwater Control Easements, to allow for the development of the single-family homes.
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:
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 CONDITIONAL APPROVAL of the Building, Zoning and Economic Development Committee Resolution Approving a Final Plan on Lots 1-48 of Laurelton Place Subdivision located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive for a One Family Dwelling (1110) Use, with the following conditions:
1.) That the petitioner continue to work with staff on the Elevations.
2.) That the outlots, Lot 43-48, be owned and maintained by the Homeowner Association.
3.) That all the comments of the Engineering Division be addressed prior to approval of Final Engineering.
4.) That the Petitioner have an approved CLOMR before start of construction of the public improvements.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building & Signage Elevations
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Planning Commission Minutes from Grove & Associates
Appeal Sheet
Legistar Number: 19-0396
cc:
Alderman Michael Saville, Chairperson
Alderman Sherman Jenkins, Vice Chairperson
Alderman Carl Franco, Member
Alderman Robert J. O'Connor, Member
Alderman Juany Garza, Member
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Building, Zoning and Economic Development Committee Resolution Approving a Final Plan on Lots 1-48 of Laurelton Place Subdivision located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive for a One Family Dwelling (1110) 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 May 9, 2019, Pulte Home Company, LLC, filed with the City of Aurora a petition requesting approval of a Final Plan for Lots 1-48 of Laurelton Place Subdivision located north of Hafenrichter Road, east of Barrington Drive, and west of Whitethorn Drive for a One Family Dwelling (1110) Use and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission, on June 5, 2019, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on June 12, 2019, 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 the City of Aurora Zoning Ordinance; and
WHEREAS, no person authorized under City of Aurora Zoning Ordinance to appeal such decision having done so in the manner set forth in the Ordinance, 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 outlots, Lot 43-48, be owned and maintained by the Homeowner Association.
2) That all the comments of the Engineering Division be addressed prior to approval of Final Engineering.
3) That the Petitioner have an approved CLOMR before start of construction of the public improvements.
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 or vacations deemed necessary by the Aurora City Engineer.