Planning & Zoning approves Hebron Landing final plat; residents press for fencing, buffering and stormwater details

The Village of Hebron Planning & Zoning Board voted unanimously to approve the final plat for the M/I Homes Hebron Landing Planned Residential Development on Sept. 8, 2024, approving parcels 075-344922-00.000 and 078-330558-00.000. Mayor Valerie Mockus moved for approval and Mr. Randy Wolf seconded; the motion passed with members Stoner, McFarland, Wolf and Mockus voting in favor and Mr. Scott Jacobs absent.

The approval followed a public hearing during which no members of the public spoke; the board reconvened into the regular meeting before taking the vote. During the regular meeting, residents raised questions about stormwater management, fencing and lot buffering along the west edge of the development.

Economic & Community Development Director Brittany Misner said the overflow channel is designed to handle heavy rainfall from the new housing and surrounding areas and that "fountains will be in the retention ponds and will be documented and maintained by the HOA." She told a nearby property owner that the road would be stubbed and stop before reaching his property, that the fence will run to the back of the development, and that the fence will be constructed as a four-rail fence rather than a three-rail fence; she offered to provide a visual showing the fence location and the road stub.

Visitor Todd Messenger asked whether the fence would be placed directly on the property line or three feet off it. Misner said because the project is a Planned Residential Development (PRD) the site is approved as a whole rather than under a single residential district, so the fence location can be modified within the approved PRD design and staff will provide a graphic showing exact placement.

Mayor Mockus also raised a separate planning issue: she said a prior version of the future land use map projected an "approximate population of 50,000," and that Misner’s team has revised the map because that level of growth did not align with the Village’s stated vision. Mockus asked whether the Village should pursue agricultural-preservation tools funded by a tax to protect surrounding farmland, noting that residents she spoke with did not list such a tax as a priority.

Village Zoning Attorney Pete Griggs cautioned that while a PRD can be denied under certain zoning conditions (for example if underlying zoning conflicts), denial can expose the Village to legal challenge; he described the future land use map as a guiding document and said PRDs provide flexibility for negotiating road locations, trails and tree preservation.

Chair Rick Stoner added that PRDs differ case by case and are intended to offer adaptable design solutions. Several residents expressed concern that the first row of homes in the development may lack sufficient buffering from adjacent properties. The board did not amend or delay the final plat approval at the meeting.

The board also set its next regular meeting for Oct. 6, 2025, at 6:00 p.m. The approved plat and related site plans (including final fence and buffer details) were discussed as items where staff will provide additional visuals and documentation to nearby property owners.