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Plan Commission approves Lennar’s 224‑unit Regency Square rezoning with conditions
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Summary
The Village of Huntley Plan Commission unanimously recommended approval of Petition No. 24‑03.01 to rezone about 48 acres in Regency Square for a 224‑unit residential subdivision by Lennar Corp., subject to conditions addressing buffering, stormwater, design details and construction access. Commissioners and residents debated traffic, buffer planting, park access and driveway configuration before the 7‑0 vote.
The Village of Huntley Plan Commission on March 11 unanimously recommended approval of Petition No. 24‑03.01, clearing the way for Lennar Corp. to rezone about 48 acres in Regency Square for a 224‑unit residential subdivision that will include duplexes and townhomes.
Director of Development Services Charles Nordman told commissioners the project proposes 119 urban townhomes, 67 traditional townhomes and 38 ranch duplex homes and would rezone the east ±18 acres from C‑2 Regional Retail and the west ±30 acres from BP Business Park to SF‑2 Garden Residential. Staff said the resulting net density (5.5 units per acre) is below the SF‑2 maximum of 7.9 units per acre.
The preliminary plan shows primary access from Charles H. Sass Parkway, secondary access from Regency Parkway and a right‑in/right‑out on Princeton Drive. The development would include a 9.5‑acre stormwater detention area and a 3.4‑acre park site to be constructed by Lennar and dedicated to the Park District; the conceptual park includes a playground and a fenced dog park.
Residents of nearby Sun City Neighborhood 7 raised concerns during public comment about the project’s proximity to existing homes, buffering and construction or cut‑through traffic. “There will be more school buses and high school students cutting through Sun City and the existing nature on the site will be impacted,” said Sandy Deacon (12166 Tuliptree Lane), who also asked about home resale value and whether new residents would be able to use Sun City amenities. Chairwoman Dawn Ellison responded that Sun City homeowners‑association rules control amenity access.
John McFarland, representing Lennar, said the berm along the west property line will be extended and raised and that dense landscaping, rather than a fence, is the preferred buffering approach. “The berm will be extended east and then raised from there so as to keep the existing landscape buffer,” McFarland said.
Brad Moore of Manhard Consulting explained that stormwater for the project will be managed on site within detention areas in accordance with county and local ordinances. “All stormwater will be managed on the site within the detention areas per all county and local ordinance requirements,” Moore said.
Commissioners pressed for stronger buffering and practical access arrangements. Commissioner Jeff Peterson and Chairwoman Ellison requested additional trees along the 1,000‑foot west buffer; Commissioner Ron Hahn questioned access for service vehicles and confirmed private access drives would be 24 feet wide with 20‑foot garage drives, and Commissioner Don Walz asked that construction traffic be routed to Charles H. Sass Parkway. Commissioner Terra DeBaltz said the Lennar proposal was preferable to an earlier 390‑unit rental concept and that Lennar had addressed many concerns raised during prior concept review.
Staff recommended conditions that the commission made part of its approval, including full compliance with submitted plans and Village codes, conformance with Huntley Fire Protection District requirements, further investigation of a 6‑foot composite fence between rear patios, possible extension of architectural stone on side elevations, decorative stone columns at entryways, final engineering compliance, adherence to Illinois drainage law and best management practices for stormwater, and upgraded side and rear unit elevations. The commission added conditions including increasing trees on the west berm, considering full access at the Princeton Drive entrance, reviewing Princeton Drive configuration (including golf cart access), adding urban townhome parking as needed, ensuring turnarounds for service vehicles in internal access drives, and placing construction access signs restricting construction traffic to Charles H. Sass Parkway and Regency Parkway.
A motion to approve the petition, made by Commissioner Terra DeBaltz and seconded by Commissioner Dennis O’Leary, passed 7‑0. Chairwoman Dawn Ellison said the approval forwards the petition and the accompanying conditions to the Village Board for final action.
The petition’s preliminary plat divides the two existing lots into 59 residential lots and 10 outlots (common areas to be maintained by the HOA). Staff noted some requested relief tied to the submission, including corner side yard setbacks proposed at 20–25 feet (the ordinance requires 30 feet), and relief for maximum building coverage on select duplex lots, minimum tree planting caliper, and minimum right‑of‑way width for residential roads. Staff also displayed a business‑park overlay showing warehouse uses that would have been allowed under existing zoning, noting the residential option would generate less traffic than many commercial uses.
Director Nordman said, if approved by the Village Board, Lennar expects construction to begin in June and that no building permits, sign permits or Certificates of Occupancy are granted as part of the preliminary approval. The Plan Commission adjourned at 8:28 p.m.
What happens next: the Village Board will consider the petition and the commission’s recommended conditions at a future meeting; the commission’s action is a positive recommendation, not final zoning approval.