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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: August 8, 2024
SUBJECT:
A Resolution Approving the Final Plat for Lincoln Prairie by Del Webb Subdivision, Phase 3 located at South of Wolf's Crossing Road and East of Eola Road (Pulte Home Company, LLC - 24-0485 / WH17/1-24.198-Fpn/Fsd - TV - Ward 9)
PURPOSE:
The Petitioner, Pulte Home Company, LLC, is requesting approval of a Final Plat for Lincoln Prairie by Del Webb Subdivision, Phase 3 generally located south of Wolf’s Crossing Road and east of Eola Road which includes the Phase 3 construction of an age-restricted single family residential subdivision
BACKGROUND:
The Subject Property is vacant land 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 general manufacturing uses. At that time, the City was interested in having an industrial area to relocate existing industrial uses that were in operation throughout the City in incompatible residential neighborhoods. However, that industrial vision never came to fruition and this 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 primarily low-density residential use. In April of 2021, the City Council approved a revision to the Annexation Agreement and Plan Description which zoned this property for single-family residential uses. A Preliminary Plat and Plan for the Lincoln Prairie by Del Webb Subdivision was also approved at the same time which consists of 550 age-restricted single family residential homes. In February of 2022, the City Council approved a Final Plat and Plan for Lincoln Prairie by Del Webb Subdivision, Phase 1A and 1B which consisted of 169 age restricted single family lots. In April of 2023, the City Council approved a Final Plat and Plan for Lincoln Prairie by Del Webb Subdivision, Phase 2A and 2B which consisted of 158 age restricted single family lots.
The Petitioner is requesting approval of a Final Plat on approximately 116 acres for Phase 3 of Lincoln Prairie by Del Webb Subdivision. Phase 3 includes the creation of a 236-lot subdivision with Lots 263-425, 457-486, 492-521, 534-546 being developed for age-restricted single family residential lot. The private roads are located on Lots 571, 575, and 579. Lots 570, 573, 576, 577 and 578 will be used for open space and Lots 572 and 574 contain stormwater detention facilities. Lot 559 and 566 is also being replatted as part of this Phase which also contain a stormwater detention facility.
The Petitioner is requesting approval of a Final Plan on approximately 81.5 acres. The details of the request include the third phase of construction for the Lincoln Prairie by Del Webb Subdivision. This phase consists of 224 age-restricted single family residential homes within the gated community. The gross density is 2.75 dwelling units per acre for the third phase with an overall density of 1.96. Access into this Phase will be via a gated entrance from a full access off Eola Road and via a non-manned gated entrance from a full access off Route 30.
The development has been broken down into a series of Scenic, Distinctive, and Echelon lots. Lots 263-275 and Lots 293-360 are considered Scenic lots which have a minimum of 44' in width and 5,280 sq. ft.; Lots 276-287, Lots 377-425 and Lots 463-508 are considered Distinctive lots which have a minimum of 50' in width and 6,000 sq. ft.; and Lots 361-364, Lots 457-462, Lots 509-521 and Lots 534-546 are considered Echelon lots which have a minimum of 64' in width and 7,680 sq. ft.
The proposed building elevations are the same as Phase 1 and 2 and keeping with the same series as the lots. The Scenic Series homes vary in size from 1,502 sq. ft. to 1,595 sq. ft. There are three models with six different elevations per model. The Distinctive Series homes vary from 1,646 sq. ft. to 2,060 sq. ft. There are four models with six to seven different elevations per model. The Echelon Series homes vary from 2,213 sq. ft. to 2,754 sq. ft. There are three models with five to seven different elevations per model. The elevations are mostly one-story with a two or three car garage. The homes are clad in vinyl siding with several models having some masonry on the front elevation. Some elevations are accentuated by vertical board siding, square shingles in the gable end, columned porches, and/or decorative trusses. Loft and sunroom are offered on all models and basements are offered on the Distinctive and Echelon Series.
Sidewalks and trails are being built throughout the development. There are several stormwater detention facilities being expanded or constructed within this Phase, some of which are located on the adjacent off-site parcel to the south to meet the runoff requirements.
The Final Plan proposal includes a full Landscape Plan consisting of street and lot trees, a variety of landscaping around the stormwater detention facilities, foundation landscaping, and landscaping throughout the open spaces to help buffer the community.
DISCUSSION:
Staff has reviewed the Final Plat 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, except for the items reflected in the conditions listed in the Staff Recommendation below.
This is the fifth development in the Overall Lincoln Prairie Planned Development which is one of the largest developments within Ward 9 and within the City of Aurora since the early 2000's housing boom. The age-restricted community is providing for diversity in housing to accommodate the needs of Aurora's population.
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 CONDITIONAL APPROVAL of the Resolution Approving the Final Plat for Lincoln Prairie by Del Webb Subdivision, Phase 3 located at South of Wolf's Crossing Road and East of Eola Road, with the following conditions:
1. That the Final Plat Approval be contingent upon Final Engineering Approval.
2. That the Petitioner submit a vacation for any overlapping city easements or stormwater control easements and any stormwater control easements that are located on a residential lot prior to recording the Final Plat for Lincoln Prairie by Del Webb Subdivision, Phase 3.
ATTACHMENTS:
Exhibit "A" Final Plat
Land Use Petition and Supporting Documents
Map
Legistar Number: 24-0485
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
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving the Final Plat for Lincoln Prairie by Del Webb Subdivision, Phase 3 located at South of Wolf's Crossing Road and East of 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 May 6, 2024, Pulte Home Company, LLC filed with the City of Aurora a petition Requesting approval of a Final Plat for Lincoln Prairie by Del Webb Subdivision, Phase 3 generally located south of Wolf’s Crossing Road and east of Eola Road and related required documents as attached hereto as Exhibits "A"; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on August 7, 2024, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on August 14, 2024, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plat 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 Plat is subject to appeal to the City Council in the manner set forth in Chapter 43 of the Code of Ordinances, City of Aurora, Illinois, being the Subdivision Control Ordinance; and
WHEREAS, no person authorized under the Subdivision Control Ordinance, to appeal such decision having done so in the manner set forth in the Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed final plat; 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 Plat with the following conditions:
1. That the Final Plat Approval be contingent upon Final Engineering Approval.
2. That the Petitioner submit a vacation for any overlapping city easements or stormwater control easements and any stormwater control easements that are located on a residential lot prior to recording the Final Plat for Lincoln Prairie by Del Webb Subdivision, Phase 3.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic Development Committee of the City of Aurora hereby adopts the Final Plat and related required documents as attached hereto as Exhibit "A" Final Plat along with any easement dedications deemed necessary by the Aurora City Engineer.