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Pulte proposes 149‑lot Peach Orchard subdivision with 20‑acre park; neighbors raise traffic, safety and maintenance questions
Summary
Pulte presented plans to annex and rezone about 175 acres for a 149‑lot residential community that would include a 20.18‑acre public park and more than 5,500 feet of greenway; neighbors pressed the company and town staff on intersection safety, traffic mitigations, park security and a gas‑line easement.
Shelly DeHart, assistant planning director for the Town of Harrisburg, introduced the Peach Orchard Subdivision as a proposed annexation and rezone of roughly 175 acres for 149 single‑family for‑sale lots. A Pulte representative (identified in the meeting as Lisa) presented concept plans and said the company would dedicate about 20.18 acres as public parkland and provide more than 5,500 linear feet of greenway and sidewalks.
Lisa said the project will use conditional zoning so the developer’s commitments would remain with the land even if ownership changes: “These commitments are binding,” she said. Pulte also said it is conducting a traffic impact analysis (TIA) and expects to have required mitigations before the next public meeting; the team identified March 17 for the planning board review and April 13 for the town council public hearing.
Neighbors asked detailed questions about traffic at Peach Orchard Road and Roberson Church Road, sight distances for the new entrance, and whether promised road improvements from earlier developments had been delivered. Mike Wallace and others said past development approvals had not produced the mitigation residents expected and urged the town and developer to fix the intersections rather than defer action. Pulte said engineers will study sight distances and will propose mitigations if projected levels of service decline (for example, from a C to a D) when site traffic is added.
Residents also pressed Pulte and staff about the proposed public park: whether it would be lit or gated, who would maintain it, and how the town would keep park users off a gas‑line easement that runs through the property. Town staff said Harrisburg operates multiple parks with posted hours and maintenance protocols and that the town’s park and recreation committee would help design facilities; staff also said they would coordinate with the gas company on access and safety considerations.
Pulte gave an early price‑range projection for home sales using 2026 market terms, saying smaller lots may be priced roughly $600,000–$800,000 and larger lots in the $800,000–$1,000,000+ range; the company emphasized these are preliminary figures and are subject to market change. The developer said home construction and sales timelines extend several years after infrastructure permitting and that house construction is likely further down the schedule than early clearing and grading work.
What happens next: the TIA will identify required mitigations ahead of the March planning board meeting; notices will be sent to adjacent property owners within 300 feet; and the council will hold a public hearing in April at which the council may vote or table the item pending more information.
