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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: October 3, 2024
SUBJECT:
A Resolution Approving a Preliminary Plat and Plan for Eola Preserve Subdivision, Located at 620 North Eola Road. (Bridge Street Properties LLC - 24-0709 / NA17/3-24.134 - CUPD/Rz/Psd/Ppn - SB - Ward 7)
PURPOSE:
The Petitioner, Bridge Street Properties, LLC, is requesting approval of a Preliminary Plat and Plan for the property located at 620 N Eola Rd, the details of which include developing the approximately twenty-two (22) acre property into a fifty-four (54) unit townhome subdivision, with accessory Stormwater Management and space for Wetlands.
BACKGROUND:
The Subject Property is approximately twenty-two (22) acres, and is partially occupied by a radio station. Approximately nineteen (19) acres of the Subject Property is zoned M-1(C), Manufacturing District - Limited with a Conditional Use for a Radio Transmitting Antenna Tower, while the remaining three (3) acres are zoned PDD, Planned Development District. The portions of the Subject Property with PDD zoning are located within the Fox Valley East development district. Aside from the existing facilities for the radio station, the property is mostly vacant. The Comprehensive Plan designates the Subject Property as a combination of Utilities, as well as Conservation / Open Space / Recreation / Drainage. The Subject Property fronts on Old Eola Rd, which is designated as a Local Street, which then connects to N Eola Rd, which is designated as Arterial. The adjacent portion of N Eola Rd is within DuPage County’s jurisdiction. Old Eola Rd and N Eola Rd are connected via Waterstone Dr, which itself crosses into the subdivision to the north of the Subject Property, Fox Valley East, Region 2, Unit 53, Phase 3.
The Petitioner, Bridge Street Properties, LLC, is requesting approval of a Preliminary Plat & Plan. The details of the request include subdividing the Subject Property into thirteen (13) lots for building pads, and two (2) HOA lots, which will correspond to Parcel A; and, one (1) lot for Stormwater Management and one (1) lot for Wetland, which will both be zoned OS-1, and will correspond to Parcel B. Lot 16, which is located in the western roundabout of Road A, contains twenty-two (22) off-site parking spaces, and also serves as open space. The publicly dedicated Road A meets 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.
Indian Prairie School District 204 has provided a letter dated April 12, 2024, which clarifies their stance on this proposal.
Concurrently with this proposal, the Petitioner is requesting approval of a Conditional Use Planned Development, and to modify the existing M-1(C) and PDD, to an underlying zoning of R-4A(C), Two Family Dwelling District; and OS-1(C), Conservation, Open Space, and Drainage District, with a Conditional Use Planned Development. The proposal includes dividing the Subject Property into two separate districts: Parcel A, which is approximately ten (10) acres, and consists of thirteen (13) lots for building pads, and two (2) HOA lots, which will all be zoned R-4A; and Parcel B, which is approximately fourteen (14) acres, and will provide one (1) lot for Stormwater Management and one (1) lot for Wetland, which will both be zoned OS-1.
Additional details of the Conditional Use Planned Development include, for Parcel A, modifications to the bulk restrictions between buildings and along the perimeter line of the subdivision, minimum dwelling standards per individual dwelling unit, and the minimum parking requirement of two enclosed parking spaces per unit. The detention pond is to be developed for drainage and is otherwise compliant with the Zoning Ordinance and other applicable city code requirements.
DISCUSSION:
Staff has reviewed the Preliminary Plat & Plan petition and have sent comments back to the Petitioner based 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 conditions listed in the Staff Recommendation below.
The Preliminary Plan indicates the townhomes located along the perimeter of Parcel A. The minimum Front Yard setback, which is measured from the public right-of-way to the building pad lot, is twenty-five (25) feet. The minimum separation for the units on Lot 2 and Lot 3, which are the northernmost units that front on private roadway, is sixty (60) feet, Building Front to Building Front. Maintaining these setbacks maintains the Plan Description’s minimum parking requirement of two (2) driveway spaces per unit. The Preliminary Plan also maintains the Plan Descriptions requirements that a minimum of twenty (20) feet be maintained between building pad lots where utilities are present. This is required as a means for the Engineering Department’s to access the same utilities between the townhomes. The Plan Description also includes provisions that reduces the building setback to zero (0) feet within the building envelope, which is intended to clarify the townhome building is not encroaching any setbacks within the applicable lot.
Per the Plan Description, the minimum, total ground floor area for a one-story dwelling is not less than one thousand, one hundred (1,100) square feet, while the minimum, total ground floor area for a two-story dwelling is not less than one thousand, five hundred (1,500) square feet.
The Preliminary Plan shows a publicly dedicated road, shown as Road A, that extends through the middle of Parcel A and ultimately circles back so there is a single access to the Subject Property from Old Eola Rd. There are thirty-nine (39) off-site parking spaces, which are located on the HOA’s private property and will not be maintained by the City of Aurora. While the Preliminary Plan meets the minimum parking requirement of two (2) enclosed parking spaces, and two (2) driveway spaces, for each unit, the off-site parking spaces serve as additional parking spaces for visitors.
The Preliminary Plat and Plan show the townhomes placed on building pad lots. Typically, each building pad lot maintains between three (3) and five (5) units, with Lot 2 and Lot 13 as exceptions with six (6) units. The additional units maintain the Plan Description’s previously mentioned requirements for Front Yard setback and Building to Building separation. Lot 2 and Lot 13’s sixth unit also serve the additional purpose of maintaining driveway accessibility for neighboring units.
Finally, the Preliminary Plan indicates a new right-out from Old Eola Rd to N Eola Rd, and which is currently under review by the DuPage County Department of Transportation. This right-out is intended to reduce the burden of vehicles that may otherwise need to exit the Subject Property from the Waterstone Dr access. The Preliminary Plan also shows Waterstone Dr with a single lane exiting N Eola Rd towards Old Eola Rd, a single right-turn lane from Waterstone Dr to N Eola Rd, and a single left-turn lane from Waterstone Dr to N Eola Rd. These three (3) lanes all indicate a width of twelve (12) feet, as required per the DuPage County Department of Transportation. These improvements serve the purpose of mitigating traffic congestion at this intersection on Waterstone Dr.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1 (5): To guide and promote development to areas where public utilities, public roads,
and municipal services are either available or planned.
12.1 (3): To encourage residential development in close proximity to places of work,
shopping, and recreation.
12.1 (5): To encourage a gradation from high-density residential areas to lower density
residential areas.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the resolution approving a Preliminary Plat and Plan for Eola Preserve Subdivision, located at 620 North Eola Road, with the following conditions:
1) The applicable permits and approvals from the DuPage County Department of Transportation, for all work within the public right-of-ways for Eola Rd and Waterstone Dr, be issued prior to approval of Final Engineering plans by the City of Aurora.
2) The Petitioner is responsible for paying the costs of patching, milling, and overlaying the portion of Old Eola Rd that extends from Waterstone Dr to the entrance of the Subject Property.
3) The gravel path that extends along the N Eola Rd frontage of the Subject Property shall be paved as an asphalt multi-use path, and shall tapered to match into the existing path along the back of curb north of the right-out access to N Eola Rd.
4) That the Preliminary Plat and Plan approval be contingent upon Final Engineering approval.
ATTACHMENTS:
Exhibit "A-1" - Preliminary Plat
Exhibit "A-2" - Preliminary Plan
Land Use Petition and Supporting Documents
Parking Stall Exhibit
Landscape Plan
Building Elevations
School District 204 Letter
Petitioner PZC Presentation
Property Parcel Maps
cc: Building, Zoning and Economic Development Committee:
Alderwoman Patricia Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman William "Bill" Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Preliminary Plat and Plan for Eola Preserve Subdivision, Located at 620 North Eola Road.
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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 1, 2024, Bridge Street Properties LLC filed with the City of Aurora a petition, “Requesting approval of a Preliminary Plat and Plan for Eola Preserve Subdivision, located west of North Eola Road and north of Liberty Street, for a ROW Dwelling (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 October 2, 2024, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on October 9, 2024, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Preliminary Plat and Plan and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Preliminary Plan and Plat with the following conditions:
1) The applicable permits and approvals from the DuPage County Department of Transportation, for all work within the public right-of-ways for Eola Rd and Waterstone Dr, be issued prior to approval of Final Engineering plans by the City of Aurora.
2) The Petitioner is responsible for paying the costs of patching, milling, and overlaying the portion of Old Eola Rd that extends from Waterstone Dr to the entrance of the Subject Property.
3) The gravel path that extends along the N Eola Rd frontage of the Subject Property shall be paved as an asphalt multi-use path, and shall tapered to match into the existing path along the back of curb north of the right-out access to N Eola Rd.
4) That the Preliminary Plat and Plan approval be contingent upon Final Engineering approval.
5) That the Buildings on Lots 1 and 2 shall not have rooftop terraces.
6) That an 8’ solid fence be constructed along the shared northern and eastern property lines of Lot 15 between the single-family residential lots and Lots 1, 2 and 3 of this development. In lieu of an 8’ solid fence, the Petitioner shall install approximately an additional 2 CTE per 100 feet for the buffer requirement. Said requirement shall be determined at Final Plat and Plan time.
7) That the Declaration, Covenants, Conditions and Restrictions for the Property include a provision that no more than thirty (30%) percent of dwellings units be licensed rental units.
BE IT FURTHER RESOLVED that the City Council of the City of Aurora hereby adopts the Preliminary Plat and Plan and related required documents as attached hereto as Exhibit "A-1" Preliminary Plat and Exhibit “A-2” Preliminary Plan.