TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
title
Ordinances Associated with Prairie Landing Subdivision:
Ordinance Approving the Final Planned Unit Development of Prairie Landing Subdivision (PUD-13-24)
Ordinance Approving the Recording Plat of Prairie Landing Subdivision, a Planned Unit Development (RP-14-24)
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BACKGROUND:
The petitioner and developer, D.R. Horton, seeks approval of a final Planned Unit Development of Prairie Landing Subdivision. The City Council approved the preliminary Planned Unit Development of Prairie Landing Subdivision at their meeting on March 18, 2025. The final PUD is substantially the same as the preliminary PUD.
The proposed development would create 120 single-family residential lots on a 44-acre parcel at 2200 Essington Road. At their March 18, 2025 meeting, City Council approved a zoning reclassification that established R-2 (single-family residential) zoning over the entire parcel; it was previously a mix of B-3 (general business), R-4 (multi-family residential), and R-2 (single-family residential) zoning. The proposed lots would be built to R-2 zoning requirements, which include a minimum lot area of 7,500 square feet. The only access point to the subdivision would be off Essington Road across from the existing Old Castle Road right-of-way. The subdivision includes a small park lot and multiple storm detention areas. The developer plans to complete the project in one phase with full buildout completed within approximately three years.
The proposed house plans include three models with ten total elevations. The houses will be two stories and approximately 2,000 to 2,600 square feet with four to five bedrooms, two-and-a-half bathrooms, and two-car attached garages. The petitioner is requesting a variation from the residential design standards which require 50 percent of the front elevations of at least 50 percent of the single-family houses to be comprised of brick or stone. The proposed elevations will have at least 25 percent brick or stone on 100 percent of the dwelling units. Staff supports this request given the design of the proposed elevations, which are comparable to existing houses in nearby subdivisions.
The subdivision will have a main access road off Essington Road along with interior streets that feed back into the main street. This main road will intersect Essington Road in alignment with Old Castle Road on the west side and also be named Old Castle Road. A traffic signal at this intersection is not warranted at this time. The intersection will be designed to accommodate a traffic signal if that were ever needed in the future. All streets within the subdivision will be public streets to be dedicated to the City. The petitioner is requesting a variance from the Public Works construction ordinance to allow local streets with a 60-foot right-of-way instead of a 66-foot right-of-way. The developer has proposed a 15-foot public utility easement in the front yard of all lots so that the main utilities, such as gas, electric, and communications, can locate in this area instead of within the right-of-way. Old Castle Road will have the required right-of-way width of 66 feet. Old Castle Road is designed to connect to the undeveloped site to the east if that were ever developed.
The engineering plans for the development will meet the requirements of the City’s stormwater ordinance and will adequately address the stormwater for the entire subject site. At the Plan Commission meetings on December 19, 2024 and March 20, 2025, residents from the Picardy subdivision to the north of the development site presented information on existing flooding issues on Vimy Ridge Drive at the southeast corner of Picardy, which is adjacent to the northeast corner of the subject site. This existing condition is not due to any existing conditions on the subject site nor due to the proposed subdivision. City staff requested that the developer explore possible modifications to their proposed stormwater infrastructure that could help alleviate this issue. The developer has agreed to this and has updated their plans accordingly to include additional stormwater infrastructure on the unincorporated Herron farm parcel adjacent to the subject site and Picardy. The developer does not own that adjacent parcel and will need to obtain approval from the Herron farm property owner. The developer will continue to work with City staff and the Herron farm owner and will install the additional infrastructure if they are able to obtain the necessary approvals and easements.
The petitioner has submitted a landscape plan, tree survey, and preservation plan for the site. The landscaping plan includes plant materials around the storm detention ponds, parkway trees along the streets, and additional landscaping near the entrance sign. The tree survey shows that some of the existing trees on site will remain but most will be removed. The developer will need to replace or pay into the tree bank for any trees of acceptable species that are removed, as required in the Unified Tree Ordinance.
The development includes a 0.6-acre park site to be dedicated to the Plainfield Park District. The developer will also provide the park district with a cash contribution in lieu of land dedication in the amount of $260,443.75 per their agreement. Plainfield Community Consolidated School District 202 has indicated that their schools are presently capable of accommodating potential enrollment from the proposed development. Public improvements, water and sewer connection fees, school donation fees, and development impact fees will be required for this subdivision
The developer presented this subdivision proposal to the City’s Land Use and Economic Development Committee on November 25, 2024. The developer held a neighborhood meeting on December 16, 2024 to discuss their proposal with property owners within the adjacent residential subdivisions.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter at their meeting on March 20, 2025. Steve Bauer, petitioner with D.R. Horton, represented the petition. Five people spoke in opposition to the petition. Eight public comments were received prior to the December 19, 2024 Plan Commission meeting with questions or concerns about the petition. An additional public comment was received on February 18, 2025. Meeting minutes are attached.
RECOMMENDATION OF THE PLAN COMMISSION:
Jason Cox moved that the Plan Commission recommend approval of the Final Planned Unit Development of Prairie Landing Subdivision, located at 2200 Essington Road.
Jeff Crompton seconded the motion, which passed with seven (7) aye votes and one (1) nay vote. Voting aye were: Kella, Cox, Crompton, Roehr, Radakovich, Turk, and Martin. Voting nay were: Orlando. Absent were: Perez.
RECOMMENDATION:
recommendation
Staff concurs with the recommendation of the Plan Commission and recommends that the Mayor and City Council approve the following:
1. Ordinance approving the Final Planned Unit Development of Prairie Landing Subdivision
2. Ordinance approving the Recording Plat of Prairie Landing Subdivision, a Planned Unit Development, subject to the receipt of the following fees and documentation:
a. A performance bond or letter of credit for public improvements;
b. A one and one-quarter percent (1 ¼%) inspection fee for public improvements;
c. An irrevocable offer of dedication for public improvements;
d. An engineering review fee as determined by City staff.
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