Oswego Planning & Zoning Commission Meeting

Meeting Date: April 10, 2025
Note: The agenda listed a 7:00 PM start time, while the transcript metadata indicates a 13:15 UTC start time (8:15 AM CDT). This discrepancy has not been resolved and is reported as found.

The Planning & Zoning Commission held a regular meeting on April 10, 2025, at Village Hall in Oswego, Illinois. The meeting included approval of prior minutes, two public hearings (a fence variance and a major PUD amendment), a concept plan review, and commissioner reports. Key actions included recommending approval of the fence variance and the Pine Ridge Club amendment, and recommending denial of the Jade Estates concept plan.

Consent Calendar

• Approval of March 6, 2025 Minutes – Motion by Commissioner Bradshaw, seconded. Approved unanimously on roll call (all commissioners present voted yes).

Public Comments & Testimony

Item D.1 – 429 Main Street Variance

• The homeowner (name not stated but appeared to be the recent purchaser of the property) spoke in support of the variance, explaining they wish to extend the existing chain-link fence to fully enclose the backyard for their two dogs and visiting family. They noted the fence already exists on both sides and they want it to match.

Item D.2 – Pine Ridge Club (Major PUD Amendment)

• Ron Kulikowski (502 Pine Ridge Drive North) – Representing the Pine Ridge Condo Association’s recreation association. Expressed concerns about: (1) the retention pond maintenance agreement not covering all contributors (commercial properties and undeveloped lots were not paying); (2) reduced density from 196 units to 113 units resulting in a $29,000 loss in projected reserves ($68,600 to $39,550); (3) existing parking shortages; and (4) the need for clubhouse upgrades. He requested that the Village address the pond cost-sharing and that additional parking be provided.
• Amanda Bowlin (628 Pine Ridge Drive North) – Voiced concerns about construction timeline uncertainty, parking congestion (already daily issues), construction vehicle access near her unit, and the clubhouse not being equipped for the influx of new residents.
• Carol Rosenquist (124 Clubhouse Lane) – Questioned whether the new development would have any interest in the clubhouse, stating the previous developer only had a Memorandum of Understanding. She also expressed confusion about road interconnection and lack of communication with the HOA boards.
• Gary Long (122 Clubhouse Lane) – As a member of both the condominium board and master association, stated he had received no information from the developer despite the petitioner’s claim of sharing plans. Raised concerns about street maintenance (private streets, snow plowing boundaries) and the financial burden on current 64 units if only 113 new units contribute to the clubhouse.

Item F.1 – Jade Estates Concept Plan

• No public comments were made during the discussion (it was not a public hearing, and the public forum occurred after the vote).

Discussion Items

D.1 – 429 Main Street Variance

• Staff (Jeff) presented the request: a variance from Section 9.03 of the Unified Development Ordinance to allow a 4-foot chain-link fence along sides and rear of 429 Main Street. The property is 1.15 acres zoned R1, backing up to the Illinois Railway and Fox River. A previous homeowner installed a compliant chain-link fence in 2018; chain-link fences are no longer permitted in residential districts. Staff recommended approval, noting no detrimental effect given existing fence.
• Commissioner Pyle noted the lot is large and the fence would be invisible except to neighbors; he saw no problem.
• The commission voted unanimously to recommend approval.

D.2 – Pine Ridge Club Major PUD Amendment & Preliminary PUD & Plat

• Staff (Rachel Riemenschneider) introduced the request: a major amendment to the 2005 PUD to develop the remaining 22.5 acres of the Pine Ridge Club site with 113 townhome units (31 single-story ranch villas and 82 two-story rear-loaded townhomes), instead of the originally approved 256 condos and unspecified apartments. Density: 5.0 du/ac. The site is located northwest of Orchard and Mill Roads, north of Mill Road. Staff recommended approval, noting the proposal complies with the Comprehensive Plan and reduces impervious surface by 4.37 acres.
• Petitioner’s representative (Carrie Hanson, Shoppy Design) and developer Jim Work (Silver Thorn Homes) presented details: improved street layout, pathway connections, landscaping (retaining vegetation berm along BNSF tracks), and architecture. They noted that the original underground utilities and detention are in place, and the 2005 plan’s main roads would be followed.
• Commission discussed HOA structure, parking (four spaces per unit plus 15 guest spots – more than code), phasing (phase one southeast corner, phase two market-driven), pedestrian paths, and the existing clubhouse. Commissioners expressed hope the developer would work with the existing HOA on cost-sharing. The commission recommended approval unanimously, with the condition that staff continue to address resident concerns.

F.1 – Jade Estates of Oswego (Concept Plan)

• Staff (Jeff) presented the concept: 66 duplex units (8.25 du/ac) on an 8-acre site at the southwest corner of Wolf’s Crossing and Douglas Roads. The plan includes private streets, one access on Douglas Road opposite Aventura’s entrance, and a pedestrian path. Staff recommended approval pending resolution of concerns about the lack of a second access point and inadequate landscape buffer yards.
• Commissioners expressed strong concerns: (1) density too high given no train station (unlike the original Pine Ridge plan); (2) single access point is inadequate; (3) private streets exacerbate parking issues; (4) the proposed play area adjacent to a detention pond and busy road was deemed unsuitable; (5) the Douglas Road access is dangerously close to the traffic roundabout; (6) parking spaces for each unit appear too short; (7) the site is better developed in conjunction with properties to the west.
• Commissioner Pyle made multiple critical points: suggested an emergency-only gated access rather than a full second access, called the play area “ridiculous,” and noted that public streets would reduce density by requiring wider right-of-way. Others echoed his concerns.
• Commissioner Sather noted the difficulty of the site and that this was the third time it had come before the commission. The consensus was that the density and design are incompatible with the location.
• A motion to recommend denial was made and passed unanimously.

Key Outcomes

• 429 Main Street Variance – Approved (unanimous recommendation). The variance allows extension of an existing chain-link fence along sides and rear of 429 Main Street.
• Pine Ridge Club Major PUD Amendment – Approved unanimously. The commission recommended the Village Board approve the major amendment and preliminary PUD and plat for 113 townhomes. Concerns about HOA agreements, parking, and clubhouse will be addressed by staff and developer before final board consideration.
• Jade Estates of Oswego Concept Plan – Denied unanimously. The commission recommended the Village Board deny the concept plan due to density, access, parking, and design concerns.
• Next Meeting – Scheduled for May 8, 2025.
• Other – Commissioner David Rude was introduced as a new member; an open house for the Kendall County Community Food Pantry was announced for April 16, 2025.