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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: February 9, 2023
SUBJECT:
A Resolution Approving a Final Plan for Lincoln Prairie by Del Webb Subdivision, Phase 2A and 2B generally located at South of Wolf's Crossing Road and East of Eola Road (Pulte Home Company - 23-0090 / WH18/2-22.279-Fsd/Fpn - TV - Ward 9)
PURPOSE:
The Petitioner, Pulte Home Company, is requesting approval of a Final Plan for Lincoln Prairie by Del Webb Subdivision, Phase 2A and 2B, generally located south of Wolf’s Crossing Road and east of Eola Road which includes the Phase 2 construction of an age-restricted single family residential subdivision.
BACKGROUND:
The Subject Property is approximately 105 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. In February of 2022, the City Council approve 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.
The Petitioner is requesting approval of a Final Plan for Phase 2A and 2B. The details of the request include the second phase of construction for the Lincoln Prairie by Del Webb Subdivision. This phase consists of 158 age-restricted single family residential homes within the gated community. The gross density is 1.44 dwelling units per acre for the second phase. 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 252-262 are considered Scenic lots which have a minimum of 44' in width and 5,280 sq. ft.; Lots 186-251, 371-382, 432-462 are considered Distinctive lots which have a minimum of 50' in width and 6,000 sq. ft.; and Lots 159-185 and 362-366 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 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.
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.
The Petitioner is requesting approval of a Final Plat for Phase 2A and Phase 2B of Lincoln Prairie by Del Webb Subdivision. Phase 2A includes the creation of a 158-lot subdivision with Lots 159-262, 362-366, 371-382, and 432-462 being developed for age-restricted single family residential lot. The private roads are located on the Lot 561. Lot 555 is being re-platted and will house the amenity center along with a stormwater detention facility and wetland area. Lots 563, 564 and 565 will be used for open space and Lots 562 and 566 contains stormwater detention facilities. Phase 2B includes the creation of a 1-lot subdivision which will serve as a private drive from Phase 2A to Route 30.
Concurrently with this proposal, the Final Plats and Final Plan for Phase 2 are generally consistent with the approved Preliminary Plat and Plan.
DISCUSSION:
Staff has reviewed the Final Plan 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.
Since the Planning and Zoning Commission meeting which was held on February 8, 2023, the Petitioner has revised the Final Plan and Plat. The revision includes some minor adjustment to several lots to allow for some reconfiguration of easements and to ensure the required setbacks from property lines were being met. In addition, Pulte has seen a stronger demand for the larger homes, therefore 38 Scenic Series lots have been converted to the Distinctive Series lots resulting in a net reduction of 6 single family residential lot.
Since the Planning and Zoning Commission meeting which was held on February 8, 2023, the Petitioner has revised the Final Plan and Plat. The revision includes some minor adjustment to several lots to allow for some reconfiguration of easements and to ensure the required setbacks from property lines were being met. In addition, Pulte has seen a stronger demand for the larger homes, therefore 38 Scenic Series lots have been converted to the Distinctive Series lots resulting in a net reduction of 6 single family residential lot.
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 Resolution Approving a Final Plan for Lincoln Prairie by Del Webb Subdivision, Phase 2A and 2B generally located at South of Wolf's Crossing Road and East of Eola Road with the following conditions:
1. The Final Plan Approval is contingent upon Final Engineering Approval.
2. That the Final Plan be revised to indicate the location of the non-manned gate along Del Webb Boulevard.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building Elevations
Land Use Petitions and Supporting Documents
Maps
Legistar Number: 20-0090
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 Plan for Lincoln Prairie by Del Webb Subdivision, Phase 2A and 2B generally located at South of Wolf's Crossing Road and East of Eola Road
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 15, 2022, Pulte Home Company filed with the City of Aurora a petition requesting approval of a Final Plan for Lincoln Prairie by Del Webb Subdivision, Phase 2A and 2B, generally located south of Wolf’s Crossing Road and east of Eola Road 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 October 5, 2022, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on February 15, 2023, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan 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 Plan is subject to appeal to the City Council in the manner set forth in Chapter 34 of the Code of Ordinances, City of Aurora, Illinois; and
WHEREAS, no person authorized under Chapter 34 to appeal such decision having done so in the manner set forth in Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed Final Plan; 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 Plan with the following conditions:
1. The Final Plan Approval is contingent upon Final Engineering Approval.
2. That the Final Plan be revised to indicate the location of the non-manned gate along Del Webb Boulevard.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic Development Committee of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A-1" Final Plan, Exhibit “A-2” Landscape Plan, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications deemed necessary by the Aurora City Engineer.