cover
TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: April 5, 2024
SUBJECT:
A Resolution Approving a Preliminary Plan and Plat for Lincoln Crossing South Subdivision located at southeast corner of Eola Road and Del Webb Boulevard (Pulte Home Company, LLC - 24-0218 / WH18/1-24.070-PDD/Psd/Ppn - TV - Ward 9)
PURPOSE:
The Petitioner, Pulte Home Company, LLC, is requesting approval of a Preliminary Plat and Plan for Lincoln Crossing South Subdivision located at southeast corner of Eola Road and Del Webb Boulevard for a traditional detached single-family subdivision.
BACKGROUND:
The Subject Property is approximately 33.726 acres of vacant land located southeast corner of Eola Road and Del Webb Boulevard, 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 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 multi-use path is also being installed within Lot 101 along Route 30 to provide connectivity to the future commercial areas.
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 5' 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.
Concurrently with this proposal, the Petitioner is requesting approval of an amendment to the Plan Description for Parcel 4 and Parcel 5, being 147.6 acres 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.
DISCUSSION:
Staff has reviewed the Preliminary Plan and Plat 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.
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 Resolution Approving a Preliminary Plan and Plat for Lincoln Crossing South Subdivision located at southeast corner of Eola Road and Del Webb Boulevard.
ATTACHMENTS:
Exhibit "A-1" Preliminary Plat
Exhibit "A-2" Preliminary Plan
Land Use Petition with Supporting Documents
Maps
Legistar Number: 24-0218
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 ________________
title
A Resolution Approving a Preliminary Plan and Plat for Lincoln Crossing South Subdivision located at southeast corner of Eola Road and Del Webb Boulevard
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 a Preliminary Plat and Plan for Lincoln Crossing South Subdivision located at southeast corner of Eola Road and Del Webb Boulevard 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 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 Preliminary Plat and Plan and the before mentioned recommendations and recommended 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.
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.