TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
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Ordinances Associated with Prairie Landing Subdivision:
Ordinance Approving the Preliminary Planned Unit Development of Prairie Landing Subdivision (PUD-12-24)
Ordinance Approving the Reclassification of 17.9 Acres Located at 2200 Essington Road from R-4 (Multi-Family Residential) and B-3 (General Business) to R-2 (Single-Family Residential) Zoning (Z-3-24)
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BACKGROUND:
The petitioner and developer, D.R. Horton, seeks approval of a preliminary Planned Unit Development of Prairie Landing Subdivision and an associated zoning reclassification. The proposed development would create 120 single-family residential lots on a 44-acre parcel at 2200 Essington Road. The proposed reclassification would establish R-2 (single-family residential) zoning throughout the entire parcel, which is currently 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 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. The local school district, Plainfield Community Consolidated School District 202, has indicated that their schools are presently capable of accommodating potential enrollment from the proposed development.
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 (Road A) off Essington Road along with interior streets that feed back into the main street. Road A is designed to connect to the undeveloped site to the east if that were ever developed. Road A will intersect Essington Road in alignment with Old Castle Road on the west side. 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. The developer will be responsible for working with those utility companies to formalize that arrangement prior to final and recording plat approval. Road A, which runs east-west across the site and would be the future connection for the undeveloped property to the east, will have the required right-of-way width of 66 feet.
The petitioner has submitted a landscape plan and 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 developer plans to complete the project in one phase with full buildout completed within approximately three years. 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.
Future review of the final Planned Unit Development and recording plat of Prairie Landing Subdivision are still required for this development.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter at their meeting on December 19, 2024. Steve Bauer, petitioner with D.R. Horton, represented the petition. One person spoke in support of the petitions. Nine people spoke in opposition to or with concerns about the petitions. Most concerns were regarding prior existing storm water issues in the adjacent Picardy subdivision. Other concerns included school capacity, tree removal, and street connections to adjacent subdivisions. Eight public comments were received prior to the December 19, 2024 meeting with questions or concerns about the petitions. An additional public comment was received on February 18, 2025. Meeting minutes are attached.
RECOMMENDATION OF THE PLAN COMMISSION:
Jeff Crompton moved that the Plan Commission recommend approval of the Preliminary Planned Unit Development of Prairie Landing Subdivision and the reclassification of 17.9 acres located at 2200 Essington Road from R-4 (multi-family residential) and B-3 (general business) to R-2 (single-family residential) zoning.
Michael Turk seconded the motion, which passed with seven (7) aye votes and no nay votes. Voting aye were: Cox, Crompton, Roehr, Orlando, Radakovich, Turk, and Martin. Voting nay were: none. Absent were: Kella 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 Prairie Landing Subdivision
2. Ordinance approving the Reclassification of 17.9 acres located at 2200 Essington Road from R-4 (multi-family residential) and B-3 (general business) to R-2 (single-family residential) zoning
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