cover
TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: January 20, 2026
SUBJECT:
A Resolution Approving a Preliminary Plan and Plats for Lincoln Prairie by Del Webb Subdivision, Phase 4A and 4B on vacant land located at the northeast corner of Del Webb Boulevard and US Route 30 (Pulte Home Group - 25-1047 / WH18/1-25.267 - Ppn/Psd - JM - Ward 9)
PURPOSE:
The Petitioner, Pulte Home Group, is requesting approval of a Preliminary Plan and Plats for Lincoln Prairie by Del Webb Subdivision, Phase 4A and B located at the northeast corner of Del Webb Boulevard and US Route 30 which includes the Phase 4 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. In 2024, City Council approved a Final Plat and Plan for Lincoln Prairie by Del Webb Subdivision, Phase 3 for 116 acres consisting of 224 age-restricted single family residential homes within the gated community.
The Petitioner is now requesting approval of a Preliminary Plan and Plat for Lincoln Prairie by Del Webb Subdivision, Phase 4 on approximately 30 acres located south of Lincoln Crossing South being at the northeast corner of Del Webb Boulevard and US Route 30. Phase 4 includes a Preliminary Plat for Phase 4A and Phase 4B. Phase 4A shows the creation of a 99-lot subdivision with 93 lots being developed for age-restricted single-family residential lots. The private roads are located on Lot 678. Lots 580, 621, 641, 659, and 677 will be used for open space. Lot 621 also contains storm water detention facility. Phase 4B shows the creation of Lot 670 an open space lot abutting US Route 30.
The Preliminary Plan shows the fourth phase of construction for the Lincoln Prairie by Del Webb Subdivision. This phase consists of 93 age-restricted single-family residential homes within the gated community. The gross density is 3 dwelling units per acre. Access to the phase will be provided via a gated entrance from a full movement access road (Del Webb Bouldvard), which access road will provide access to US Route 30 and the greater Lincoln Prairie by Del Web community. Sidewalks are being built throughout the development. There is one stormwater detention facility. There are existing wetlands along US Route 30 that will be left undisturbed.
This phase has been broken down into a series of Distinctive and Echelon lots. The Scenic Lots (the smallest width lots) that was offered in the previous phases will not be part of this development. Lots 594-640 (except open space Lot 621) and Lots 666-676 are considered Distinctive lots which are minimum of 50' in width and 6,000 square feet. Lots 581-593 and 642-665 (except open space Lot 659) are considered Echelon lots which are a minimum of 64' in width and 7,680 square feet.
While not required at Preliminary Plan approval, the petitioner provided Elevations. The proposed building elevations are the same as Phase 1, 2, and 3 and keeping with the same series as the lots. The Distinctive Series homes vary from 1,646 square feet to 2,060 square feet. There are four models with six to seven different elevations per model. The Echelon Series homes vary from 2,213 square feet to 2,754 square feet. 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. Lofts and sunrooms are offered on all models and basements are offered on the Distinctive and Echelon Series.
The Petitioner also provided a Landscape Plan. The full Landscape Plan consisting of street and lot trees, a variety of landscaping around the stormwater detention facilities and landscaping throughout the open spaces to help buffer the community. The landscaping along Del Webb Boulevard and the detention facility was approved with a previous phase and will remain with slight movement of trees to accommodate the new entrances. Due to the wetlands along US Route 30 having to remain undisturbed, street trees cannot be placed along the entire frontage of the roadway. Those required street trees are relocated within the large yard abutting US Route 30 that is not within the wetlands. The Landscape Plan shows clustering of trees, including many evergreen trees, along the northern perimeter to provide buffering to Lincoln Crossing South and to the southern perimeter to provide buffering to Del Webb Boulevard. In addition, clusters of evergreen trees are located along US Route 30 where possible to provide buffering to the arterial roadway.
DISCUSSION:
Staff has reviewed the Preliminary Plan and Plats 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, with the exception of the items reflected in the conditions listed in the Staff Recommendation below.
This is the sixth 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 a Preliminary Plan and Plats for Lincoln Prairie by Del Webb Subdivision, Phase 4A and 4B on vacant land located at the northeast corner of Del Webb Boulevard and US Route 30, with the following conditions:
1.) That the documents be revised to incorporate the Engineering Staff comments prior to approval of Final Engineering.
ATTACHMENTS:
Exhibit "A-1" Preliminary Plat Phase 4A
Exhibit "A-2" Preliminary Plat Phase 4B
Exhibit "A-3" Preliminary Plan Phase 4A & 4B
Land Use Petition with Supporting Documents
Plat of Survey
Setback Exhibit
Legistar Number: 25-1047
cc:
Alderman Michael B. Saville, Chairperson
Alderman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Preliminary Plan and Plats for Lincoln Prairie by Del Webb Subdivision, Phase 4A and 4B on vacant land located at the northeast corner of Del Webb Boulevard and US Route 30
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 September 8, 2025, Pulte Home Group filed with the City of Aurora a petition requesting approval of a Preliminary Plan and Plats for Lincoln Prairie by Del Webb Subdivision, Phase 4A and 4B located at the northeast corner of Del Webb Boulevard and US Route 30 and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on January 7, 2026, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on January 28, 2026, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Preliminary Plats 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 Plats with the following conditions:
1.) That the documents be revised to incorporate the Engineering Staff comments prior to approval of Final Engineering.
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 Phase 4A, Exhibit "A-2" Preliminary Plat Phase 4B, and Exhibit “A-3” Preliminary Plan Phase 4A & 4B.