The Campton Hills Planning and Zoning Commission voted to recommend that the Village Board not approve a special-use permit for Headwaters Academy to operate a school at 42 West 420 Hampton Hills Road, after residents raised concerns about traffic, septic capacity, floodplain impacts and neighborhood covenants.

Supporters and opponents spoke during a public hearing that remained open while commissioners discussed potential conditions. Dozens of nearby residents urged denial, citing the property's long-standing residential use, a narrow driveway onto a 50 mph county road and possible impacts on the adjacent bridle path and horses. Dee McDuffie, a resident of Country View Lane, said, “I think they are clearly underestimating the amount of traffic you’ll have coming and going.” Frank Dela Grazia, who said he lives within 500 feet of the property, summarized neighborhood opposition: “This is only a residential community. Please let it stay that way.”

Proponents, including teachers from the proposed school, said they want to work with neighbors and that many operational concerns can be mitigated. Kaz Khutab, identified as one of the school's two teachers, said, “I want to come to school every day to teach kids how to live in the world that they live in,” and asked the commission to weigh evidence about health and safety rather than emotions.

Commissioners and staff discussed several technical and legal matters raised in comments. Speakers on the record and staff said the petitioner provided a preliminary traffic evaluation based on Institute of Transportation Engineers (ITE) trip-generation rates and an IDOT figure of roughly 600 vehicles per day for Hampton Hills Road; commissioners noted the petitioner did not perform a site-specific, full traffic study. The property relies on well and septic systems; commissioners said required approvals from the county health department and any state or federal permitting for floodplain work would still be necessary. The applicant’s attorney responded to repeated references to private covenants by saying the covenants are a separate matter and “I don't think they're relevant for tonight's discussion.”

Commissioners debated whether conditions could address neighbors’ concerns if they recommended approval. Staff and counsel explained that a favorable recommendation could include conditions — for example, traffic-management measures, driveway widening, landscape buffers, limits on where children may use the property and requirements that the applicant bear costs for monitoring compliance — and that the Village Board ultimately could accept, reject or modify those conditions. Commissioners also noted that some conditions (for example, changes to septic or floodplain-related construction) may require approvals from other agencies before operation could begin.

After discussion, a motion to recommend approval with conditions was put on the floor, seconded and called for roll call. Chairman Frederick voted yes; Commissioner Lorario and Commissioner Anderson voted no. Other commissioners subsequently stated they would vote no. The motion therefore failed and the Planning and Zoning Commission issued a negative recommendation to the Village Board. Staff said the commission has up to 60 days to forward its findings and recommendation to the Village Board for consideration on a future agenda.

The record on key technical points is incomplete: the petitioner presented a preliminary traffic evaluation rather than a site-specific traffic study; the capacity and permitted status of the existing septic system were not established at the hearing; and the relationship between private covenants recorded against lots in the Hampton Hills subdivision and the village’s zoning ordinance was raised repeatedly but not litigated at the meeting. Commissioners recommended that, if the Village Board considers the matter, it review and be satisfied with county health department sign-offs, any needed stormwater or floodplain approvals, and an enforceable traffic-management plan if an approval were to be considered.