By Kevin Stahr
Staff writer
Published February 24, 2006
The Downers Grove Village Council gave final authority for a new 11-home subdivision and assured concerned neighbors that they will have adequate protection measures in place once construction likely starts in the spring.
Joel Anderson Homes Ltd. had proposed the new subdivision on 4.8-acre parcel bordered by Brookbank Road, Jefferson Avenue and Carpenter Street.
Village officials spent several hours over the past two weeks listening to resident concerns about tree preservation, stormwater drainage, sidewalks and right of way dedication.
"We believe these impacts all can be traced back to a single root cause — the petitioner trying to squeeze more homes on the lot than naturally fit," said resident John Schofield, who helped mobilize a Web site and neighbor support. "Eight or nine homes would work with the neighborhood concerns. It is just too much."
The council ultimately voted Feb. 20 to approve the 11-home plan by a 4-2 vote, with Mayor Brian Krajewski and Commissioner Martin Tully not on board with granting 4-foot right of way exceptions for both Brookbank and Carpenter.
The property previously had one modestly sized home and plenty of green space. The home occupied higher ground that sloped south toward Jefferson. After the developer purchased the property, trees were cleared and other construction activity sparked concern from neighbors.
One key issue involved a potential stormwater detention basin on the southeast corner of the property. The basin is necessary to collect stormwater, largely because a 22-foot difference between the parcel's highest and lowest points, according to Deputy Village Manager David Fieldman.
After regrading work is complete, the parcel will have a 28 percent grade toward Jefferson, which also bothered neighbors. The village's recommended grade level is 25 percent, but the proposal falls within the village code maximum of 33 percent.
Questions arose on ownership and maintenance of the basin — which eventually will fall on the adjacent homeowner as opposed to a homeowner's association — and the fact the detention's construction could negatively impact trees near Jefferson.
As part of a subdivision agreement between the developer and the village that was contingent on council approval, Anderson will be responsible for putting chain-link fencing around the trees for protection. The developer also will have a licensed arborist and the village's forester review the fencing as construction commences.
The developer and the village will also try to save trees along Brookbank, Fieldman added.
Other exceptions sought by the developer included forgoing sidewalks along certain portions of the property, narrower right of way space along Brookbank and Carpenter, and a new cul-de-sac entering into the subdivision from Jefferson. The Village Council granted the right of way exceptions except for the cul-de-sac, but will require the sidewalks be laid.
The council directed staff to find money in the sidewalk budget to make sure the new walkways are linked to the existing system given the close proximity to Hillcrest School and Ebersold Park.
While neighbors might be concerned about aesthetics, Village Commissioner Ronald Sandack said a majority of the project meets all village codes.
"To apply a different set of standards would be patently unfair," Sandack said, who added the resident comments helped produce a better plan.
He added the subdivision agreement gives the village more authority than normal to monitor construction.
Krajewski said better controls are needed since many infill developments are going into existing neighborhoods.
Kevin Stahr's e-mail address
is:
kstahr@libertysuburban.com