Commission continues review of 28-unit Illinois Street townhome PUD amid design and stormwater concerns
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Summary
Petitioner presented a 28-unit townhome PUD for a constrained 4.4-acre site; staff flagged outstanding PUD comments (soundproofing, side facades, HVAC) and commissioners debated sidewalk/tree trade-offs, cross-section width and northern screening; the matter was continued to December.
Pulte Homes representative Rex Ramage presented a proposal for 28 townhomes on a 4.4-acre triangular site north of 106th Street and east of Illinois Street, describing site constraints including easements, a legal drain, a hundred-year floodplain and a requirement for an additional 25-foot construction setback that limits developable area.
Ramage walked the committee through alternate cross-section exhibits and a concept showing a narrower (24-foot) back-to-back street with trees to allow more preserved trees on the eastern edge and near the creek. He said rear-loaded units were difficult because alleyways would extend off the property and impact detention and grading.
Alexia Lopez of the Department of Community Services said staff has outstanding comments to address in the PUD: additional soundproofing for units facing US 31, improved side facades visible from Illinois Street, HVAC locations, and a stronger streetscape with sidewalks and street trees. Lopez recommended continuing the matter to allow the petitioner to address the department's comments.
Commissioners debated acceptable street cross-sections (shared-use, narrow versus wider streets), whether sidewalks should be on one or both sides, and how to provide screening along the northern edge adjacent to Forte and the Farmers building. Some commissioners expressed concern about placing housing immediately adjacent to the US 31 corridor while others noted infill and housing needs. The petitioner said he met with Forte's leadership to discuss northern screening and will return with options such as evergreen plantings and denser landscape buffers.
Decision: The committee did not approve the PUD; the petitioner will return in December with revised materials after discussions with engineering and staff about setbacks, cross sections and screening.
Sources: Petitioner presentation and Department of Community Services staff comments at Nov. 4, 2025 committee meeting.
