TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
title
Ordinances Associated with Vista Ridge Subdivision:
Ordinance Approving the Final Planned Unit Development for Vista Ridge Subdivision, Phase 1 (PUD-10-24)
Ordinance Approving the Final Planned Unit Development for Vista Ridge Subdivision, Phase 2 (PUD-11-24)
Ordinance Approving the Final Planned Unit Development for Vista Ridge Subdivision, Phase 3 (PUD-1-25)
Ordinance Approving the Final Planned Unit Development for Vista Ridge Subdivision, Phase 4 (PUD-2-25)
Ordinance Approving the Recording Plat for Vista Ridge Subdivision, Phase 1 (RP-12-24)
Ordinance Approving the Recording Plat for Vista Ridge Subdivision, Phase 2 (RP-2-25)
Ordinance Approving the Recording Plat for Vista Ridge Subdivision, Phase 3 (RP-3-25)
Ordinance Approving the Recording Plat for Vista Ridge Subdivision, Phase 4 (RP-4-25)
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BACKGROUND:
The petitioner, Vista Ridge Development LLC, is requesting approval of Final Planned Unit Development plats and Recording Plats for Phases 1, 2, 3, and 4 of the Vista Ridge Subdivision. The subject property was annexed into the City and zoned to R-1B (Single-Family Residential) and R-4 (Low Density Multi-Family Residential) zoning in 2004. A Final Plat to approve the construction of 257 single-family residential homes and 72 townhouse dwelling units was approved in 2006, however, a recording plat for the subdivision was never recorded. Due to unfavorable market conditions, the subject property, consisting of 120 acres, has remained undeveloped farmland since the original entitlements were sought nearly 20 years ago.
On January 7, 2025, the City Council approved rezoning of the property to a combination of R-2 (Single-Family Residential) zoning and R-4 (Low Density Multi-Family Residential) zoning. The preliminary plat for the entire subdivision buildout, consisting of 321 single-family and 76 townhouse dwelling units, was also approved at this time.
Phases 1 and 2 show a total of 136 single-family residential lots, with 76 townhouse dwelling units located in Phase 1. Phases 3 and 4 would remain 1-lot phase subdivisions at this time but would be resubdivided in the future to allow construction of an additional 185 single-family residential dwelling units. The future development of Phases 3 and 4 will each be required to come back to the Plan Commission and City Council for approval when these phases are further subdivided.
Draft elevations and floor plans of the proposed models are included in the Council Memo packet. Homes would range between 1,400 and 2,571 square feet in size and feature 2-3 bathrooms and 3-5 bedrooms per unit. Lots within the R-2 zoned area would be a minimum of 7,500 square feet in size, with an average lot size of 8,713 square feet.
Several use exceptions were approved with the Preliminary PUD, which will be carried over to Final PUD approval. These use exceptions include:
1. Exception to reduce the required right-of-way from 66 ft. to 60 ft.
2. Exception to allow 4.45 dwelling units per acre in the proposed R-2 zoning area instead of 2.5 dwelling units per acre, as prescribed in the City’s Kendall County Sub Area Comprehensive Plan.
3. Exception to allow 9.42 dwelling units per acre in the proposed R-4 zoning area instead of the maximum allowable density of 6 dwelling units per acre, per the regulations of the R-4 zoning district.
4. Exception to allow roundabout and eyebrow radii to be reduced from 75 ft. to 60 ft.
5. Exception to reduce the Greywall Boulevard right-of-way to 70 ft.
6. Exception to the use of brick or stone in exterior elevations, per Section 47-17.30(E) of the City’s Zoning Ordinance, to allow building exteriors to match the attached elevations (elevations are attached to Exhibit A in each Recording Plat Ordinance).
Greywall Boulevard would be extended from the Deer Crossing Subdivision to the east and would run through the middle of the Vista Ridge Subdivision, southward to Caton Farm Road. An additional nine streets would be built in Phases 1 and 2. Stormwater detention for all four phases would be provided in an 11-acre stormwater management area, that is shown on the west side of Phase 1. Future parks would be located at the northwest corner and southeast corner of Greywall Boulevard and Panaorama Drive within Phase 1. The Plainfield Park District would construct and maintain these parks, with parkland fee-in-lieu obligations that would be paid by the developer. The developer will be responsible for dedicating 11.92 acres of land with a cash equivalent of $1,430,400 to the Park District. A letter of concept with the Plainfield Park District is included in the Council Memo packet.
The site will be subject to school site and school facilities fees, Joliet water and sewer connection fees, and the economic development impact fee. All new homes will be required to meet the City’s Residential Construction and Anti-Monotony standards.
Approval of the requested petitions will allow the developer to proceed with construction of 136 single-family residential dwelling units and 76 townhouse dwelling units in Phases 1 and 2 of the Vista Ridge Planned Unit Development Subdivision, with an intended total buildout of 397 residential dwelling units for all four phases. The City Council approved the Preliminary Planned Unit Development and applicable zoning designations earlier this year.
Staff finds that the proposed development meets the intent and character of the underlying zoning and would complement recent existing residential development on the City’s Far West Side.
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on the Final Planned Unit Development Plats for Phases, 1, 2, 3, and 4 at its February 20, 2025, meeting. John Barry with McNaughton Development, Inc. appeared on behalf of the petitions. No members of the public spoke in favor of or in opposition to the petitions. Minutes of the meeting are attached hereto.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
Two separate motions were made, since the Final Planned Unit Development Plats for Vista Ridge Phases 1 and 2 were tabled from an earlier meeting.
Jason Cox moved that the Plan Commission recommend approval of the Final Planned Unit Development of Vista Ridge, Phases 1 and 2. Brigette Roehr seconded the motion, which passed with eight (8) aye votes and one (1) nay vote. Voting aye were Kella, Cox, Crompton, Perez, Roehr, Radakovich, Turk, and Martin. Commissioner Orlando voted nay.
Jason Cox moved that the Plan Commission recommend approval of the Final Planned Unit Development of Vista Ridge, Phases 3 and 4. Brigette Roehr seconded the motion, which passed with eight (8) aye votes and one (1) nay vote. Voting aye were Kella, Cox, Crompton, Perez, Roehr, Radakovich, Turk, and Martin. Commissioner Orlando voted nay.
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RECOMMENDATION OF THE ADMINISTRATION:
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 for Vista Ridge Subdivision, Phase 1
2. Ordinance Approving the Final Planned Unit Development for Vista Ridge Subdivision, Phase 2
3. Ordinance Approving the Final Planned Unit Development for Vista Ridge Subdivision, Phase 3
4. Ordinance Approving the Final Planned Unit Development for Vista Ridge Subdivision, Phase 4
5. Ordinance Approving the Recording Plat for Vista Ridge Subdivision, Phase 1, 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.
6. Ordinance Approving the Recording Plat for Vista Ridge Subdivision, Phase 2, 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.
7. Ordinance Approving the Recording Plat for Vista Ridge Subdivision, Phase 3, 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.
8. Ordinance Approving the Recording Plat for Vista Ridge Subdivision, Phase 4, 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.