Vandalia council approves Riverdale PUD for South Brown School Road with conditions on size, materials and traffic study

On March 3, 2025, the Vandalia City Council approved on second reading Ordinance 25-02, creating a planned unit development (PUD) and preliminary plan for a proposed Riverdale subdivision on three parcels totaling 84.8 acres at 7848 South Brown School Road. The measure passed on a 4-3 roll call after extensive public comment and negotiation over building materials, lot sizes and traffic mitigation.

Council members and staff framed the vote as a balance between neighborhood character and the city’s interest in new housing. City planner Rob Kron told the council that “on 01/14/2025, the planning commission voted 3 to 1 to recommend approval of the creation of the PUD district” and recommended approval of the preliminary development plan. The applicant, identified in staff materials as Addison Properties and working with builder Arbor Homes, told the council it had revised plans in response to staff and community feedback and “go through a very rigorous process of review before we present a plan to a city.”

The council approved the PUD with several conditions negotiated during the meeting. Key conditions adopted include: limiting homes on the lots immediately fronting South Brown School Road (identified in the plan as Lots 31–35 and 119–126) to larger units (2,000 square feet and up); revising the anti-monotony wording so identical elevation/color combinations are not allowed “on either side of” or “directly across from” each other; requiring an adequate landscape buffer between the rear yards of the frontage lots and South Brown School Road consistent with Zoning Code chapter 12.32; completion of a traffic impact study and implementation of any resulting mitigation as part of the final development plan; and a commitment to an increased masonry/stone presence on primary elevations (the council adopted a 25% masonry/stone standard on the principal three visible sides as the practical step to increase perceived exterior quality while retaining flexibility for builders. The council ultimately agreed that vinyl siding may still be used consistent with the project’s architectural standards and the upgraded vinyl standard already in the applicant’s materials.)

Residents who live across Brown School Road in Foxfire and nearby subdivisions spoke overwhelmingly against the proposed layout, citing narrower lots, long cul-de-sacs, traffic on Brown School Road, and what several speakers called “cookie-cutter” vinyl facades. Donald Ingle of 859 Bolton Abbey Lane said he and others “ask you to vote no on the proposed vinyl housing on small RSF 4 development proposal.” Other speakers raised cul-de-sac length and emergency access; city staff and the fire department said the cul-de-sac radii and turning templates in the preliminary plan allow ladder-truck access and that small deviations from the 600-foot cul-de-sac guideline can be approved as part of a PUD because of site contours and design.

The applicant agreed to a traffic study even though staff said it was not required, and the council made that study and compliance with its recommendations a condition before final plan approval. The developer said it had completed a Phase I environmental assessment and that it returned a clean Phase I report; it told the council a Phase II would only be required if Phase I indicated a need. The council discussion included proposals to strengthen exterior material requirements (brick/stone versus vinyl) and compromises that seek to increase masonry on front and visible elevations while preserving product options that keep homes marketable.

The ordinance passed on a 4-3 vote. The council members recorded as voting yes were Councilman Follick, Councilwoman Avalotus Weaver, Vice Mayor Blakesley and Mayor Herbst. Council members recorded as voting no were Councilwoman Lewis, Councilwoman Farce and Councilmember Dugan. The applicant and city staff said they will return with a final development plan that incorporates the traffic study recommendations, landscape plans and the architectural details required in the approval.

The vote completes the PUD’s second-reading action; the final development plan and required engineering details will be reviewed under the conditions set by council before building permits are issued.