Libertyville panel recommends against housing plan
After 12 hours of discussion over three sessions beginning last September, a Libertyville advisory board Monday wrapped up a public hearing and recommended against measures needed to build a 148-home subdivision.
Potential traffic and safety concerns involving access to the proposed Oak Trails subdivision on 40 acres west of busy Butterfield Road were among the reasons cited by the village plan commission in denying four of five requests by Roanoke Development LLC.
The Libertyville village board will vote on each of the recommendations during a special meeting tentatively scheduled for March 21. On Tuesday, Roanoke President Mike Walline said the company is evaluating its next step.
As it has been throughout the process, the proposal drew intense opposition from residents Monday. About 175 attended the hearing at the Libertyville High School auditorium. Thirty-four of them addressed commissioners on the largest housing proposal in Libertyville in about 20 years.
"It was definitely a victory," Phil Brown, who has been the point man for opponents, said after the commission's decision.
Opponents of the proposal have questioned its density, impact on schools and potential traffic issues, among their other criticisms. Brown contends the proposed $655,000 to $805,000 price range for homes is unrealistic and that property tax revenue projections for the village and schools were suspect.
"The village and all its residents are the people who will take that risk," he said during the hearing.
Walline said he appreciates Brown's input but "we have done far more extensive research" and he is confident in the company's pricing.
Roanoke has been pursuing the plan east of the Pine Meadow Golf Club on land that is part of the University of St. Mary of the Lake seminary, owned by the Catholic Bishop of Chicago.
In successive 6-0 votes, the commission recommended against rezoning the site for residential use, against a preliminary plat to subdivide the property, against a permit for a planned development and against a concept plan.
The commission recommended changing the village's comprehensive plan for the southern seven acres from institutional to medium density residential use, on the condition it be a conservation area for oak trees.
A main sticking point is the lack of a traffic signal for the development on Butterfield Road. The Lake County Division of Transportation would allow one as the fourth leg of the intersection at Lake Street, but the golf course operator does not want a road connection through the property.
A signal at the main entrance 1,500 feet south may be warranted at some point, depending on the number of students being driven to school. But village staff said a signal needed to be in place before building permits were issued.
Walline said the plan as presented fits into the village's comprehensive plan, which was changed in 2010 to accommodate a residential use allowing 191 dwelling units on 33 acres.
"The primary issue as staff has pointed out is the ability to place a traffic signal at the project entrance - which is beyond our control until traffic signal warrants can be met," he said.