cover
TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: April 5, 2024
SUBJECT:
An Ordinance Approving an amendment to the Plan Description for Parcel 4 and Parcel 5 of the Lincoln Prairie Planned Development District on the property located south of Del Webb Boulevard, east of Eola Road and Route 30 and north of 111th Street (Pulte Home Company, LLC - 24-0217 / WH18/1-24.070-PDD/Psd/Ppn - TV - Ward 9)
PURPOSE:
The Petitioner, Pulte Home Company, LLC, is requesting approval of an amendment to the Plan Description for Parcel 4 and Parcel 5 of the Lincoln Prairie Planned Development District.
BACKGROUND:
The Subject Property is approximately 147.6 acres of vacant land located south Del Webb Boulevard, east of Eola Road and Route 30 and north of 111th Street, which is part of Lincoln Prairie Planned Development District.
This property was annexed into the City of Aurora in December of 2002 pursuant to an approved Annexation Agreement. A Plan Description was also approved at the same time which zoned this area for industrial use. However, this area never came to fruition and the property has sat undeveloped. In February 2021, the City approved the Wolf's Crossing Subarea Plan which redesignated the future land use for this area as low-density residential use. In April of 2021, the City Council approved a revision to the Annexation Agreement and Plan Description. Under the Revised Plan Description, the Subject Property allowed for flex zoning, meaning this could either be developed as a traditional single family residential development or as an age restricted single family detached residential development. This is to be determined at Preliminary Plat and Plan time.
The Petitioner is requesting approval of an amendment to the Plan Description for Parcel 4 and Parcel 5 of the Lincoln Prairie Planned Development District. The details of the request include amending the Plan Description to update the acreage of Parcel 4 and Parcel 5, increase the maximum gross density of Parcel 4 and Parcel 5 and to clarify that Parcel 4 and Parcel 5 are permitted to be divided and aggregated between Parcel 1 or Parcel 2 at the developer's sole discretion for the purpose of determining the standards.
Concurrently with this proposal, the Petitioner is requesting approval of a Preliminary Plat and Plan, on 33.726 acres being a portion of Parcel 4, for Lincoln Crossing South Subdivision. The proposal is to construct 97 traditional detached single-family residential homes. The proposed gross density is 2.88 dwelling units per acre. The development has a mixture of 55' wide lots with a minimum lot size of 7,150 square feet and 65' wide lots with a minimum lot size of 8,060 square feet. The are 4 outlots being proposed which are mainly located around the boarder of the subdivision to buffer the residential lots from the public right of way and the property to the south.
A full access will be located off Del Webb Boulevard into this property and fire access lane is being built between Lot 36 and Lot 37, which will be extended as part of the future development to the south. Until this occurs, Lot 19 will have a temporary gated fire access onto Eola Road. Per the Annexation Agreement, the Petitioner is also widening the pavement to create a second lane, installing curb and gutter, and installing a sidewalk along the east side of Eola Road from Del Webb Boulevard to Route 30 as part of the development.
Stormwater detention has been previously constructed in the adjacent off-site detention pond for this subdivision.
Landscaping Plan and Building Elevations will be reviewed at Final Plat and Plan time, however, the Petitioner has indicated that the Building Elevations will be the same as the Lincoln Crossing Subdivision's elevations.
DISCUSSION:
Staff has reviewed the Planned Development District Ordinance 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.
Staff has reviewed the amendment to the Plan Description and believes that it's in keeping with the intent of the Lincoln Prairie Planned Development.
The acreage that was in the Plan Description was a clerical error as it does not reflect the acreage that was noted on the General Land Use Plan, therefore, this will update the plan description to match the General Land Use Plan.
In 2021, when the Plan Description was being drafted, the vision was to have combined stormwater detention facilities to handle the stormwater for all the residential development and, in some cases, to have shared open space within the Lincoln Prairie Planned Development. Because of this, the gross density for Parcel 4 and Parcel 5 is higher due to the stormwater and shared open space being off-site. However, it should be noted that the lots sizes and homes are consistent throughout the Lincoln Prairie Planned Development.
Lastly, the intent of the Plan Description was to always allow any portion of Parcel 4 and Parcel 5 to be developed pursuant to Parcel 1 or Parcel 2. This allows flexibility for the developer to base their decision on the success of the previous phases and the market trends. The plan description modification just clarifies this.
Staff evaluated the proposal based on the Findings of Fact and have found the following:
1. Is the proposal in accordance with all applicable official physical development policies and other related official plans and policies of the City of Aurora?
That the modifications are in keeping with the official physical development policies as stated above and are consistent with the Wolf's Crossing Subarea Plan.
2. Does the proposal represent the logical establishment and/or consistent extension of the requested classification in consideration of the existing land uses, existing zoning classifications, and essential character of the general area of the property in question?
The proposal is consistent with the character of the area as it is an extension of the Lincoln Crossing Subdivision with similar lot size and lot width and the modifications meet the intent of the Lincoln Prairie Planned Development
3. Is the proposal consistent with a desirable trend of development in the general area of the property in question, occurring since the property in question was placed in its present zoning classification, desirability being defined as the trend's consistency with applicable official physical development policies and other related official plans and policies of the City of Aurora?
The proposal is consistent with the desirable trend in the general area as the Wolf's Crossing Subarea Plan designates this area as low-density residential and is consistent with approved Lincoln Prairie Planned Development.
4. Will the rezoning allow uses which are more suitable than uses permitted under the existing zoning classification?
The modifications clarify the intent of the Lincoln Prairie Planned Development for Parcel 4 and Parcel 5 allowing the developer flexibility to base their decisions on the success of the previous phases and the market trends.
5. Is the rezoning a consistent extension of the existing land uses, existing zoning classifications, and essential character of the general area?
The modification will allow for the consistent extension of the traditional detached single family residential development or age restricted single family detached residential development.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has not received public inquiries regarding this petition.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1(3) To encourage new development contiguous to existing development.
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.
20.0 To insure the provision of decent housing and a quality living environment for every resident of Aurora.
21.0(1) To promote access to housing opportunities for all economic, racial, religious, ethnic and age groups.
21.1(2) To promote a wide variety of housing types.
23.1(3) To encourage quality design and practicable innovations in both housing structures and site developments to encourage quality design and practicable innovations in both housing structures and site development.
23.1(10) To promote the provision of paved roads, sidewalks, utilities and other public works and improvements to each residence within the City through subdivision requirements or special assessments.
71.1(3) To work toward accomplishing complete utilities, including water mains and separated storm and sanitary sewer in all parts of the City.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the Ordinance Approving an amendment to the Plan Description for Parcel 4 and Parcel 5 of the Lincoln Prairie Planned Development District on the property located south of Del Webb Boulevard, east of Eola Road and Route 30 and north of 111th Street.
ATTACHMENTS:
Exhibit "A" Legal Description of Parcel 4 and Parcel 5
Exhibit "B" Plan Description Revision
Plan Description Clean Version
General Land Use Plan
Land Use Petition and other supporting documents
cc:
Alderwoman Patricia Smith, Chairperson
Alderwoman Shweta Baid, Vice Chairperson
Alderman Michael B. Saville
Alderman William “Bill” Donnell
Alderman Carl Franco
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Approving an amendment to the Plan Description for Parcel 4 and Parcel 5 of the Lincoln Prairie Planned Development District on the property located south of Del Webb Boulevard, east of Eola Road and Route 30 and north of 111th Street
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, by petition dated February 12, 2024, Pulte Home Company, LLC, filed with the City of Aurora a petition requesting approval of Plan Description Revision for Parcel 4 and Parcel 5 to the Lincoln Prairie Planned Development District on the property located south of Del Webb Boulevard, east of Eola Road and Route 30 and north of 111th Street for 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, a Plan Description Revision in the form of Exhibit "B", attached hereto and including herein by reference as if fully set forth, has been duly submitted to 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 O21-019 approved April 27, 2021, shall remain in full forth and effect with the exception of the modifications included herein as Exhibit “B”; and
WHEREAS, after due notice and publication of said notice, the Planning and Zoning Commission conducted a public hearing on Wednesday, April 3, 2024, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on April 10, 2024, the Building, Zoning and Economic 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, after due investigation and consideration, has determined 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; and
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 all modifications and exceptions under the Zoning Ordinance, Subdivision Control Ordinance and Building Code, as set forth in the revised Plan Description, are here by granted and approved.