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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: January 20, 2022
SUBJECT:
A Resolution Approving a Final Plat for Lincoln Prairie by Del Webb Subdivision, Phase 1 on vacant land generally located south of Wolf's Crossing and east of Eola Road (Pulte Home Group - 21-0846 / WH18/2-21.306-Fsd/Fpn - TV - Ward 9)
PURPOSE:
The Petitioner, Pulte Home Group, is requesting approval of a Final Plat for Phase 1 of Del Webb Subdivision generally located south of Wolf's Crossing and east of Eola Road which includes the construction of an age-restricted single family residential subdivision.
BACKGROUND:
The Subject Property is approximately 115.53 acres of 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.
The Petitioner is requesting approval of a Final Plat for Phase 1 of Lincoln Prairie by Del Webb Subdivision. The details of the request include subdividing the property into 178 lots with Lots 1-158 and 523-533 being developed as age-restricted single family residential homes. The private roads and guard house will be located on the Lot 557. Lot 555 will house the amenity center along with a stormwater detention facility and wetland area. Lots 551, 553, 556, 558 will be developed as open space and Lots 552, 554, 559 will contain stormwater detention facilities.
Since the Planning and Zoning Commission, the Petitioner has been working with the City's Engineering Division with regards to the proposed improvement located in the floodplain . As a result, the Petitioner is requesting to phase the platting of Phase 1 and Engineering has no objection to the proposed changes. The proposed phasing plan would first plat the lots that are already located outside of the limits of floodplain (Phase 1A). The phasing and platting of Phase 1A will allow developer to begin construction on these lots (areas not in the floodplain). The second phase will plat lots that are currently located within the existing floodplain (Phase 1B). The petitioner has submitted for FEMA Conditional Letter of Map Revision (CLOMR) to begin the process of removing these lots out of the floodplain. Phase 1B can be platted once a CLOMR has been issued by FEMA.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plan for Phase 1 of Del Webb Subdivision. The details of the request include the construction of 169 age-restricted single family residential homes within a gated community. The gross density is 1.46 dwelling units per acre for this first phase. Access into this first phase will be via a gated entrance from a full access off Eola Road. In addition, a gated fire access will be provided to Bode Road for emergency use only.
The development has been broken down into a series of Scenic, Distinctive, and Echelon lots. Lots 41-90 are considered Scenic lots which have a minimum of 44' in width and 5,280 sq. ft.; Lots 17-40, 19-127, 131-132, and 147-153 are considered Distinctive lots which have a minimum of 50' in width and 6,000 sq. ft.; and Lots 128-130, 133-136, and 154-158 are considered Echelon lots which have a minimum of 64' in width and 7,680 sq. ft.
The proposed building elevations are 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 elevation 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.
As part of Phase 1, the Petitioner is also constructing an amenity center on the eastern portion of Lot 555, overlooking the pond. The amenity center consists of two buildings connected by a cover breezeway. The northern building consists of 3,934 sq. ft. and will be used as the sales center until such time the sales are completed. It will then be converted to have additional amenity space, including a billiards room, arts and craft area and a lounge. The southern building consists of 18,985 sq. ft. and will be used as the main amenity center. This building will include offices, an indoor pool, fitness center, aerobics area, a billiard room, and social gathering areas. There are additional outside amenities including an outdoor pool, tennis courts, bacci ball courts, pickle ball courts, barbeque area, and cover shelters. The amenity center has a total of 124 parking spaces, of which 18 spaces are handicapped. Access will be off Del Webb Boulevard. The Petitioner is proposing a future addition to the amenity center if needed and future expansion of the tennis and bacci ball courts. The elevations are mainly hardie board siding with a stone knee wall and porcelain accent walls.
Sidewalks and trails are being built throughout the development. There are several stormwater detention facilities being constructed within this first Phase. In addition, the Petitioner is also proposing to construct additional stormwater detention on the adjacent off-site parcel to the south to meet the runoff requirements. This facility will be expanded in the future phases. The Petitioner has an agreement with Fox Metro for the construction of a regional lift station which will provide sanitary service for Lincoln Prairie by Del Web and future phases of the Lincoln Prairie development.
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.
Since this is a gated community the streets will be private. The Homeowner's Association will be responsible for the maintenance of the private streets, the amenity center, common areas, landscaping, and mowing and snow removal of individual residential lots.
The Park portion of the Land Cash Dedication Ordinance is being satisfied by the construction of a pedestrian bridge crossing Eola Road connecting pedestrians to the future commercial but
also, to Wolf's Crossing Elementary School and Bednarik Junior High School. Once constructed, the pedestrian bridge will be conveyed to the City. The Homeowner's Association will be responsible for the maintenance of the landscaping and path leading up to the bridge. In addition, there will be an annual contribution from the Homeowner's Association for the maintenance and repair of the bridge decking, including snow removal and deicing on the bridge. The Final Plan for the bridge and agreement will be reviewed and approved under future separate actions.
The School portion of the Land Cash Dedication Ordinance is being waived for the age-restricted community as this development will not have an impact on the school system. In addition, to help ensure no impact on the schools, the Petitioner has agreed to encumber the age-restricted community with a covenant. The covenant shall run to the benefit of the City and Oswego Community Unit School District 308 and include payment of a penalty for violation of the Covenant.
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 second 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 A Resolution Approving a Final Plat for Lincoln Prairie by Del Webb Subdivision, Phase 1 on vacant land generally located south of Wolf's Crossing and east of Eola Road, with the following conditions:
1. That the Final Plat be contingent upon Final Engineering approval.
2. That the proposed easement provisions be reviewed and approved by the City's Law Department prior to recording the Final Plat.
ATTACHMENTS:
Exhibit "A" Final Plat
Land Use Petition with Supporting Documents
Maps
Legistar Number: 21-0846
cc:
Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Approving a Final Plat for Lincoln Prairie by Del Webb Subdivision, Phase 1 on vacant land generally located south of Wolf's Crossing 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 October 15, 2021, Pulte Home Group filed with the City of Aurora a petition requesting approval of a Final Plat for Phase 1 of Lincoln Prairie by Del Webb Subdivision generally located south of Wolf’s Crossing and east of Eola Road
and related required document as attached hereto as Exhibit "A"; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on January 19, 2022, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on January 26, 2022, 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 the City of Aurora Subdivision Control Ordinance; and
WHEREAS, no person authorized under Chapter 43 of the Code of Ordinances, City of Aurora, being the Subdivision Control Ordinance, to appeal such decision having done so in the manner set forth in the Ordinance, 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 be contingent upon Final Engineering approval.
2. That the proposed easement provisions be reviewed and approved by the City's Law Department prior to recording the Final Plat.
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.