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Planning commission reviews Harvest Fields concept: 185 single-family lots, park expansion and PUD variances
Summary
Staff and developer presented a concept plan for Harvest Fields — 63.05 acres proposed for 185 single-family lots — that would use a planned unit development to allow narrower lots in exchange for parkland, a Greenway extension and other public amenities; traffic, wetlands, school capacity and annexation steps remain to be resolved.
Staff presented the concept review for Harvest Fields, a proposed 63.05-acre residential development that would be pursued as a planned unit development (PUD). "They're proposing what would eventually be 185 single family lots on 63.05 acres," staff said, describing lot widths that would range from about 42 feet to 72 feet and noting the PUD would seek limited variances on lot widths and setbacks in exchange for open space and trail connections.
Staff and the developer described the project's major components: a proposed expansion of Heritage Park by about 1.41 acres, an extension of the Greenway Trail north of 7th Street Northeast with an interim sidewalk along Bohemia Street, and preservation or mitigation of four wetlands previously delineated on the site. Staff said two of the wetlands are shown in the concept as protected and two smaller wetlands would likely require mitigation or payment to a wetland bank.
The commission heard that several city and county infrastructure items remain unresolved. Staff emphasized a traffic impact study still must be completed to analyze the effects of 185 homes and future area build-out, and noted Alton Avenue is outside city limits and likely will be reconfigured or upgraded only as neighboring development proceeds. On school capacity, staff read a letter from New Prague Area Schools Superintendent Andrew Volmuth that said the district has capacity for the proposed homes and welcomes the enrollment increase.
The developer, Lucinda Spanier of JPB Land, described the proposal as a "life-cycle community," offering multiple lot sizes and architectural elevations intended to produce a diversity of housing types and price points. Spanier said the developer hopes to begin phase one in spring 2027 and complete construction over roughly five years, subject to market conditions.
Staff provided preliminary estimates of development fees and area-access charges that would be direct to the city's enterprise funds: a park-dedication value around $383,000 (or 9.2 acres or a combination thereof), roughly $10,400 for an emergency siren, about $10,175 in sidewalk fees, water area access charges of about $177,000, sewer access roughly $379,000, and an electric area access charge estimated between $475,000 and $500,000. Staff said those charges are intended to cover utility extension costs and not to shift existing residential rates.
Next steps: staff clarified a concept review is informal and no final action was taken; the developer must petition for annexation under an existing orderly annexation agreement with Helena Township, submit formal PUD and plat applications, complete required studies (notably the traffic impact study), and return for public hearings and formal review.
