TO: Mayor and City Council
FROM: Nolan Ming, Deputy City Manager
SUBJECT:
title
Ordinances Associated with Neustoneshire Phase Two:
Ordinance Approving the Final Planned Unit Development of Neustoneshire Phase Two (PUD-8-26)
Ordinance Approving the Recording Plat of Neustoneshire Phase Two, a Planned Unit Development (RP-10-26)
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BACKGROUND:
The petitioner and homebuilder, D.R. Horton Inc. - Midwest, requests approval of the Final Planned Unit Development of Neustoneshire Phase Two, located north of Van Dyke Road and west of County Line Road. In April 2026, the City Council approved the Preliminary Planned Unit Development of Neustoneshire Phase Two. The Final PUD is substantially similar to the approved Preliminary PUD.
The proposed subdivision consists of 147 single-family lots on approximately 54 acres with R-1B (single-family residential) zoning. The proposed house plans include two-story models with living areas between 2,000 and 2,600 square feet and one-story models with living areas between 1,500 and 1,770 square feet. Storm detention for the subdivision will be on the south side of the property, adjacent to Van Dyke Road. There will be no park site within the subdivision, as the Joliet Park District has requested a cash contribution in lieu of a park land dedication.
The subject site was annexed and zoned R-1B in 2004 as part of the original Neustoneshire subdivision that was to include the 162 acres west of County Line Road between Theodore Street and Van Dyke Road. The original subdivision proposal was for 411 single-family lots that would be constructed in three phases. However, only Phase One was recorded and developed: NeuStoneshire Phase One is located directly south of Theodore Street and contains 146 developed single-family lots and two storm detention areas. The 54-acre subject site contains the land that would have been Phase Two, located north of Van Dyke Road and east of Lakewood Prairie Subdivision. Phase Three would have been the property at the northwest corner of County Line Road and Van Dyke Road, which is under separate ownership from the subject site and not part of this petition.
While the proposed Planned Unit Development contains Neustoneshire in its name, it is a separate development from NeuStoneshire Phase One that will have its own set of house plans and its own separate homeowners’ association.
The R-1B zoning district requires a minimum lot area of 9,100 square feet and a minimum lot width of 70 feet. The proposed subdivision will meet the required average lot size and width, with an average lot size of 10,013 square feet and an average lot width of 78 feet. There are five lots that do not meet the minimum lot area. Lots 21 and 24 were reduced to 8,978 and 8,886 square feet respectively to allow a wider right-of-way dedication (38 feet) for Van Dyke Road as requested by City staff. Lots 101, 102, and 103 were reduced to 8,400, 7,949, and 8,540 square feet respectively to allow a wider outlot (Outlot 152) for future access to and maintenance of existing stormwater infrastructure related to NeuStoneshire Phase One. The approved Preliminary PUD and the Final PUD reviewed at Plan Commission on August 20, 2026 included the variance for Lots 21 and 24. Lots 101, 102, and 103 were added to this variation after the Plan Commission meeting when staff and the applicant finalized the engineering details related to this specific section of infrastructure. City staff supports the variation request for the additional lots as it will allow better future maintenance of essential storm sewer infrastructure.
The proposed house plans include five models: three two-story models with ten total elevations, and two one-story models with eight total elevations. The two-story homes will have approximately 2,000 to 2,600 square feet of living area and include four to five bedrooms and two-and-a-half bathrooms. The one-story models will have either 1,500 or 1,770 square feet of living area and contain either three or four bedrooms. All models will include an attached two-car garage. The proposed homes are compatible with the existing homes in the surrounding residential subdivisions. NeuStoneshire Phase One contains mostly two-story homes with two- to three-car garages, as well as some one-story homes. Examples of existing homes in Phase One are shown in Figure 7 of the Plan Commission staff report packet. The proposed elevations and floor plans for the Planned Unit Development of Neustoneshire Phase Two are included as an attachment.
As part of the Planned Unit Development, the petitioner is requesting a variation from the residential design standards in the Zoning Ordinance, which require 50 percent of the front elevations of at least 50 percent of the detached single-family dwelling units to be comprised of brick or stone. The petitioner proposes that 100 percent of the dwelling units will have at least 25 percent brick or stone on the front elevation. The attached elevations include between 25 percent and 41 percent brick or stone. Staff supports this request as the design of the proposed elevations is consistent with similar developments in the area. This variation was included with the approved Preliminary PUD.
The proposed street layout connects to existing stubs within NeuStoneshire Phase One, with road connections to Kempton Street at the northwest corner and to the Neustoneshire Boulevard roundabout off County Line Road at the northeast corner. The subdivision also connects to Van Dyke Road on the south. Public improvements will be required along the north side of Van Dyke Road and will include a 10-foot multi-use path.
The proposed Planned Unit Development includes a landscape plan that shows parkway trees, an 18-foot landscape easement along Van Dyke Road, and landscaping around the stormwater area. The Zoning Ordinance requires new residential developments to provide a 30-foot-wide landscape area adjacent to a main collector street, such as Van Dyke Road. As part of the PUD, the petitioner is requesting a variation to reduce the landscape area adjacent to Van Dyke Road to 18 feet in order to accommodate the proposed lot layout and stormwater area. Staff supports this request because it is consistent with the existing landscaping along Van Dyke Road near County Line Road for the Kearney Glen subdivision and because it allows the petitioner to dedicate an appropriate amount of right-of-way for Van Dyke Road. The landscape lots 149 and 150, the open area lot 148, the stormwater lot 151, and outlot 152 will be owned and maintained by a homeowners’ association, to be established in the future as part of the development of the subdivision.
The attached project narrative outlines the phasing, financial, and marketing plans for the development. According to the petitioner, the development will be completed in one phase with full buildout projected to take approximately three years. Public improvements, water and sewer connection fees, school impact fees, and development impact fees will be required for this subdivision. The petitioner and the Joliet Park District have signed an agreement for a $383,424.19 cash contribution in lieu of land dedication to the Park District per the park land ordinance.
Approval of the Final Planned Unit Development and Recording Plat of Neustoneshire Phase Two will allow the development of a 147-lot single-family residential subdivision on land already within the City limits. The site was intended to be developed as a residential subdivision, and the proposed Planned Unit Development is consistent with the lot requirements for the existing R-1B zoning district. The subdivision includes connections to the existing street network and provides a right-of-way dedication for further development of Van Dyke Road. The proposed house plans are compatible with the adjacent residential subdivisions, and the proposed subdivision will have its own homeowners’ association to maintain all common areas.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter at their meeting on August 20, 2026. Steve Bauer, attorney and entitlements manager with D.R. Horton, Inc. - Midwest, represented the petition. No one spoke in favor of or in opposition to the petition. Meeting minutes are attached.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
Jeff Crompton moved that the Plan Commission recommend approval of the Final Planned Unit Development of Neustoneshire Phase Two, located north of Van Dyke Road and west of County Line Road.
Scott Hammac seconded the motion, which passed with six (6) aye votes and no nay votes. Voting aye were: Cox, Crompton, Martin, Radakovich, Turk, and Hammac. Voting nay were: none. Absent were: Eulitz and Leon.
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 Neustoneshire Phase Two
2. Ordinance Approving the Recording Plat of Neustoneshire Phase Two, 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 in the amount of $12,873,199.97;
b. A one and one quarter percent (1¼%) inspection fee for public improvements in the amount of $153,253.00;
c. An engineering review fee in the amount of $78,697.00.
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