TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
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Ordinance Approving the Preliminary Planned Unit Development of Luna Estates (PUD-4-25)
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BACKGROUND:
The petitioner and property owner, Marciano Luna, requests approval of the Preliminary Planned Unit Development of Luna Estates, located at 1924 Mills Road. The purpose of the subdivision is to create two additional lots on the 10-acre parcel so that family members of the property owner can build and reside on the property. The subject site currently contains the owner’s residence and horse stables. The property was annexed and zoned R-1B (single-family residential) in 2005. At that time, the site contained horse stables and associated agricultural uses, which were permitted to continue as outlined in the annexation agreement, which expired in April 2025. The owner constructed a single-family home on the property around 2021.
The subdivision would create three total lots. Lot 1 would be 5 acres and contain the existing residence and stables. Lots 2 and 3 would each be approximately 2.2 acres and could each be developed with a single-family residence. Lots 2 and 3 would have access off of Marigold Drive. The existing driveway access to Lot 1 off Mills Road would remain and would not be modified.
The subject site was annexed in 2005 at the same time as numerous other properties in what became the far southeast area of the City, with these properties classified to either I-1 (light industrial) or R-1B (single-family residential) zoning. At the time of annexation, there were no plans to develop the subject site with anything but a single-family residence. The site has remained residential and agricultural; adjacent parcels contain similar residential and agricultural uses. Neither Mills Road nor Marigold Drive are improved with curb and gutter, sidewalks, or street lighting in the vicinity of the subject site. Due to the location and rural nature of the site, the petitioner is requesting several variations from the Subdivision Regulations and the Zoning Ordinance as part of the Planned Unit Development. These variations include:
1. Variance from providing widening, realignment, or roadway improvements on Mills Road and Marigold Drive;
2. Variance from providing street lighting;
3. Variance from providing storm detention for the three residential lots;
4. Variance from providing storm sewers onsite;
5. Variance from installing extensions of water mains onsite;
6. Variance from installing public sidewalks along Mills Road and Marigold Drive;
7. Variance from conforming to the Zoning Ordinance landscape requirements regarding parkway trees;
8. Variance from the Zoning Ordinance permitted uses to allow horses and stables in the R-1B (single-family residential) zoning district for Lot 1.
There is no public sewer available near the site, while public water is available along Mills Road. At this time, the City is not requiring the existing house nor the proposed residences on Lots 2 and 3 to connect to City water. The existing house was not required to connect to City water when it was constructed in 2021 due to the rural layout of the property which would have created a long water service line. If public water and sewer utilities were to be extended along the east property line in the future, City ordinance does allow the City to require connection to all properties at that time. The plat includes a 30-foot public utility and drainage easement along the east side of the property for any future utility extensions.
School donation fees and development impact fees will be required for this development. The Joliet Park District has agreed to a cash contribution in lieu of land donation in the amount of $250 for this proposal.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter at their meeting on June 19, 2025. Tom Carroll, engineer with Geotech Inc., and Jesus Luna, family member of the petitioner, represented the petition. Four residents spoke with questions about the petition. No public comments were submitted for this petition. Meeting minutes are attached.
RECOMMENDATION OF THE PLAN COMMISSION:
Mike Eulitz moved that the Plan Commission recommend approval of the Preliminary Planned Unit Development of Luna Estates, located at 1924 Mills Road.
Debbie Radakovich seconded the motion, which passed with seven (7) aye votes and no nay votes. Voting aye were: Cox, Crompton, Eulitz, Kella, Radakovich, Roehr, and Turk. Voting nay were: none. Absent were: Martin and 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 Preliminary Planned Unit Development of Luna Estates
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