ZBA postpones decision on Clearwing replat and PUD for 24 townhomes; asks for original-plat history and applicant justification

The Village of Roscoe Zoning Board of Appeals on Feb. 12, 2025, voted to lay over consideration of a replat and planned-unit development (PUD) that would convert Outlot A in the Clearwing subdivision (properties listed as 10307 and 10375 Clearwing) into multi-family townhome units. The applicant is Joshua Petrie; the agent presenting the plan was Jeff Lincolnheld of Arc Design Resources.

Board members delayed action after hearing the concept and staff analysis and asked the applicant and village staff to provide the original recorded plat and meeting minutes, and for the applicant to state which of three specified hardship findings the board should adopt to justify waiving the subdivision's parkland/open-space dedication requirements.

The application as presented seeks to replat the existing Outlot A to create a developable parcel for townhome-style housing; Lincolnheld summarized the concept as roughly 24 townhome units with a private driveway, supplemental parking, and utility extensions. Planning staff (Evan) told the ZBA packet materials show the proposed lot would meet bulk standards in the zoning code if replatted but that the key barrier is the lot's designation as required subdivision open space. Staff identified three possible findings the ZBA could use to permit the replat despite that restriction: a village need for affordable or varied housing types, the parcel's limited size (about 2 acres) making meaningful recreation impractical, and the surrounding development pattern that already provides significant private open space.

Board members repeatedly pressed the applicant for more documentation. Several members said it would strengthen the record if the applicant explicitly stated which of the three hardship grounds the ZBA should adopt; other members said the ZBA could itself frame findings but wanted supporting materials before recommending approval to the village board. The board also asked staff to assemble the original plat, annexation documentation and any minutes or records that explain why Outlot A was previously shown as community/open space and whether it was ever dedicated to the village.

At the end of the discussion a motion to lay over the replat and related PUD item (CBA2025-003 / ZBA2025-004) passed on roll call. The board requested that, before the matter returns, the applicant provide a written statement of the justification the ZBA should adopt, revised plat documents (as applicable), and that staff provide the original plat and related historical materials.

Resident Mike Simon of 7482 Deer Crossing spoke during public comment to urge the board to consider the precedent of allowing private owners to redevelop land originally shown as community/open space and suggested the applicant could donate the lot to the village to preserve green space.

Next steps: the applicant and staff will assemble the requested materials and the ZBA will revisit the petition; any ZBA recommendation would then go to the village board for a final decision.