R-11-08 02/25/2008VILLAGE OF LEMONT
RESOLUTION NO. -1/ -08
A RESOLUTION OF OBJECTION FOR THE RECORD
OF THE COOK COUNTY ZONING BOARD OF APPEALS REGARDING
A REQUEST FOR A PRELIMINARY PLANNED UNIT DEVELOPMENT APPROVAL
(DOCKETS 8350 and 8360)
( "Historic Ludwig Farm Estates ")
APPROVED BY THE PRESIDENT
AND BOARD OF TRUSTEES
OF THE VILLAGE OF LEMONT
THIS 25'" DAY OF FEBRUARY, 2008
Published in pamphlet form by
authority of the President and
Board of Trustees of the Village
of Lemont, Cook, DuPage, and Will
Counties, Illinois this 25th day of
February, 2008
RESOLUTION NO. p--//_,,0
A RESOLUTION OF OBJECTION FOR THE RECORD
OF THE COOK COUNTY ZONING BOARD OF APPEALS REGARDING
A REQUEST FOR A PRELIMINARY PLANNED UNIT DEVELOPMENT APPROVAL
(DOCKETS 8350 and 8360)
( "Historic Ludwig Farm Estates ")
WHEREAS, the Village of Lemont is an incorporated municipality within one and one -half
(1 -1 /2) miles of the property which is the subject of a request for a Special Use Planned Unit
Development for 127 detached single - family homes and 108 attached townhomes on approximately
118 acres in the cause known as Docket Numbers 8350 and 8360 before the Cook County Zoning
Board of Appeals, said property being described in said Dockets; and
WHEREAS, the entire boundary of the subject property is within one and a half (1 -1/2)
miles of the corporate limits of the Village of Lemont; and
WHEREAS, the Village of Lemont Comprehensive Plan indicates that this area is
designated for low density residential uses; and
WHEREAS, the subject property is within an area recommended by the Village of Lemont
Comprehensive Plan to remain "country" (see Exhibit A); and
WHEREAS, both the elected officials and staff of the Village of Lemont have considered the
application, supporting documents, and the evidence presented by the applicant at the public hearing
on January 28, 2008; and
WHEREAS, the Zoning Board of Appeals is not to make a recommendation to the County
Board on requested zoning map amendments unless it makes specific findings relative to the
standards found in § 13.7.9 of the Cook County Zoning Ordinance; and
WHEREAS, the Village of Lemont has reviewed the said standards for zoning map
amendments; and
WHEREAS, the Village of Lemont gave oral testimony, under oath, to the Zoning Board of
Appeals to address said standards and hereby further addresses the eight standards of § 13.7.9 as
they pertain to the Historic Ludwig Farm Estates proposal:
1. Uses of surrounding property. The surrounding area is residential and recreational.
Residential uses are by and large consistent with the "low density" and "country" atmosphere
called for in the Lemont Comprehensive Plan. Moreover, the staff of the Cook County
Building and Zoning Department, in a review of the zoning standards for the proposed
development, provided the following comments to the Cook County ZBA: "...The region of
Lemont Township is mostly residential with substantially larger lot sizes than are proposed
here..."
Specifically, the uses of the surrounding properties are:
a. North of subject property the land use is recreational. This territory is occupied by
the Glen Eagles Golf Course.
b. East of the subject property the land use is low- density residential. This territory is
occupied by the "Glens of Conemarra," a subdivision approved by the Village of
Lemont in the fall of 2005. This subdivision is currently under construction; public
improvements have been installed and the first homes are completed or under
construction.
c. South and east of the subject property the land uses are residential and recreational.
The Ludwig Farm is flanked to its west and south by (1) the Fox Hills and Fox Chase
Estates subdivisions; and (2) a portion of the Ruffled Feathers golf course and gated
community. The Ruffled Feathers gated community includes both single - family
residential and townhouse units. The townhouse units, however, are situated
approximately 3,600 feet (0.7 miles) from the nearest portion of the subject property
and are outside of the area of interest. The area between the townhouse units and the
subject property is occupied large expanses of golf course and low- density single -
family housing. Furthermore, the townhomes are situated deep within the
development, and not readily visible from any public road.
The table below indicates the land uses and residential densities of properties and
subdivisions adjacent to the Ludwig Farm, i.e., the subject property. Note that the residential
housing type is exclusively single - family residential, and that in most cases the residential
densities are substantially below what is being proposed on Ludwig Farm.
Subdivisions Adjacent to Ludwig Farm
Project Name
Housing Products
Acres
Total DU
Density
Approved*
Glens of Conemarra
All single - family
64
140
2.18 units / acre
Oct 2005
Glen Oaks
All single - family
132
250
1.89 units /acre
Aug 2007
Ruffled Feathers
75% single - family
385
261
0.67 units / acre
1997
Fox Hills 1
All single - family
99
119
1.2 units / acre
N/A
Fox Chase Estates
All single - family
230
216
1.06 units / acre
N/A
Sylvan Woods
All single - family
45
32
0.7 units / acre
N/A
Ludwig Farm
54% single-family
118.5
235
1.98 units /acre
N/A
*Date approved by the Village of Lemont
source: files submitted to Village
of Lemont and Cook County
The report filed by the petitioner and prepared by Paul Woznicki, LLC., erroneously includes
several recently- approved townhouse projects in the area of interest. The "ten (10)
townhouse developments which include nearly 500 dwelling units" are well outside the area
of interest that could be conceived as "the surrounding property." Indeed, many of these
referenced developments are in or near the Lemont downtown — hardly the same as the
"surrounding property." See the map below for the locations of townhouses.
2. Zoning classification of surrounding property:
a. North: Cook Co. R -3
b. East: Lemont PUD R -4
c. South: Cook Co. R -3
d. West: Cook Co. R -3 and Lemont PUD R -4
3. Suitability of the subject property for the use permitted under the existing zoning
classification. The property is currently zoned Cook County R -3. This zoning designation
is "intended to provide a semi -urban environment of single - family homes on large lots" and
commercial activities are prohibited. Minimum lot size is 40,000 square feet, and the
minimum lot width is 150 feet. This zoning classification is consistent with the surrounding
land uses, densities, and zoning, and is therefore suitable and should not be amended.
4. Trend of development in the area. While the Village of Lemont has approved several town
house, duplex, and condo projects in the last five years, all of these developments are in
locations northwest of the Archer Avenue dividing line between "town" and "country" as
referred to in the Lemont Comprehensive Plan, and the nearest such development (is
approximately 0.75 miles from Ludwig Farm ( "Limestone of Lemont" development with 24
town house units). The two closest projects to be approved by the Village of Lemont (or any
government) within the last three years are the Glens of Connemara and Glen Oaks. See the
table below for details:
Recently Approved Projects Near Ludwig Farm
Project Name
Housing Products
Acres
Total DU
Density °
Approved
Glens of Connemara
All single - family
64*
140
2.18 units /acre
Oct 2005
Glen Oaks
All single - family
132
250
1.89 units /acre
Aug 2007
Ludwig Farm
54% single family
118.5*
235
1.98 units /acre
N/A
without ComEd easement
While townhouse products have become more popular within the greater Lemont area,
virtually all of the townhouses, duplexes, and condominiums have been built in or near the
Lemont downtown. The trend of development near Ludwig Farm, historically and recently,
has been exclusively toward single - family homes. Please refer to the map below for the
locations of townhouse developments relative to the Ludwig Farm property.
5. Length of time property has been vacant as zoned considered in the context of land
development in the surrounding area. Most of Ludwig Farm remains agricultural. A small
portion of the property is occupied by a commercial use.
6. Extent to which property values are diminished by particular zoning restrictions. Property
values are not dimensioned by the current zoning. That a reasonable return can be expected
under the current zoning is evident by the recent approval of exclusively single - family home
developments nearby, as described in Point 4 above.
7. Need in the community for the proposed use. The Lemont Comprehensive Plan and
attendant Land Use Map provide suitable and adequate locations for town house
development the Ludwig Farm area is not one of them. The housing needs of the
community and region can be met without the inclusion of townhouses in the Ludwig Farm
development.
8. Consistency with the Cook County Comprehensive Land Use and Policies Plan. The Cook
County Comprehensive Land Use and Policies Plan (1999) recommends single - family as the
land use for the nearby unincorporated areas of Lemont Township. Therefore, the Ludwig
Farm plan with 46% town house units is inconsistent with the Cook County land use
policies.
NOW, THEREFORE, BE IT RESOLVED by the President and Board of Trustees of the
Village of Lemont, that the Village of Lemont objects to the request for the Planned Unit
Development which is the subject of Cook County Zoning Board of Appeals Docket Number 8350
and 8360, and that neither the proposed PUD development nor the proposed map amendment are
consistent with standards of § 13.7.9 of the Cook County Zoning Ordinance.
PASSED AND APPROVED BY THE PRESIDENT AND BOARD OF TRUSTEES OF
THE VILLAGE OF LEMONT, COUNTIES OF COOK, DUPAGE AND WILL, ILLINOIS, ON
THIS 25th DAY OF FEBRUARY, 2008.
DEBBY BLATZER
PETER COULES
CLIFFORD MIKLOS
BRIAN REAVES
RON STAPLETON
JEANETTE VIRGILIO
AYES NAYS PASSED ABSENT
1
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Approved by me this 25th day of February, 2008.
FQL�ZZ�
CHARLENE SMOLLEN, Village Clerk
F. PIAZZA, Village Presid
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Name Charlene Smollen, Clerk
Phone ( 630) 257 -1550
Company VILLAGE OF LEMONT
Address 418 MAIN ST
city LEMONT
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Sender's
Name Charlene Smollen, Clerk
Company V I LLAGE OF LEMONT
Address 419 MAIN ST
City LEMONT
Phone ( 630) 257 -1550
state I L ziP 60439
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Name
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Howard Ludwig
Phone ( 60 1S 3C/ I el
H.A.N Corp. /Ludwig Farm Corp.
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Date 2/26/08 Account Number
Senders
Name
Charlene Swollen
Company VILLAGE OF LEMONT
1 705— RI99 -7
Phone ( 630) 257"-1550
Address 412 MAIN ST
ca„, LEMONT
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James J. Banks
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Law Offices
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