Developers outline planned 125-home PUD at 190th and Monon; councilers raise trail and density concerns

Onyx and East presented a proposed Planned Unit Development (PUD) for approximately 39–40 acres at 190th Street and the Monon Trail that would allow up to 125 single-family detached homes, varied lot types and a new “cluster courtyard” housing type intended to create a pedestrian-scaled frontage on the trail.

Dane Crabtree of the Community Development Department introduced the item as a change in zoning request to permit a single-family detached PUD known as “190th and Monon” on land currently zoned AG-SF1 (agriculture/single-family rural). He noted the site lies in an area designated New Suburban in the comprehensive plan and that the item is scheduled for a public hearing before the Advisory Plan Commission in July.

Jake Dietrich, vice president of acquisition and development for Onyx and East, described design choices the developer said were intended to respect Monon Trail frontage and adjacent neighborhoods. Dietrich said the plan proposes three lot types (65-foot, 54-foot and courtyard lots), roughly 9.5 acres of open space, public streets, at least one direct connection to the Monon Trail and a primary entry green over an acre in size. He presented renderings showing four-sided architecture facing the trail and a new “cluster courtyard” product with a shared green and dual front-yard orientation.

Councilors asked several questions about trail access, parking and buffering. Councilor Chad Huff asked whether the proposed trail access point would include car parking; Dietrich and staff said the design includes standard on-street parking and dedicated golf-cart parking at the identified access, and is not intended to be a large off-street trailhead. Public-works Director John Nail said the city will soon make resurfacing improvements to 190th Street and that Hamilton County will participate on the county-owned portion.

Several councilors referenced online petitions and neighborhood concerns about density and compatibility with nearby Chatham Hills. Dietrich said the plan places larger lots along the west side to buffer existing single-family homes and that the trail-facing lots would retain tree cover and scrub to preserve the trail experience. He said the proposed trail-fronting lots would not have private, direct trail access from individual backyards. Councilors suggested the highest-priced homes would likely be those adjacent to the trail and that market forces may push premium home product to trail-fronting lots.

The council did not act on the rezoning; staff and the petitioner were instructed to proceed to the Advisory Plan Commission for public hearing and further review.