Plan commission backs Silverthorn Homes plan to finish Pine Ridge Club with 113 townhomes; residents raise HOA, pond and parking concerns

The Oswego Plan Commission recommended approval of a major amendment to the Pine Ridge Club PUD and a preliminary PUD and plat to allow Silverthorn Homes to build a 113-unit townhome development on a long-dormant site, after a public hearing during which residents raised questions about shared maintenance, clubhouse funding and parking.

Planning staff told the commission the original Pine Ridge Club PUD (approved in February 2005) had envisioned up to 256 condominium units and additional apartments; construction produced 64 condominiums before work stopped in 2008. The developer, Silverthorn Homes, proposed a plan for 31 single-story ranch villas and 82 two-story rear-loaded townhomes — a total of 113 units — which the applicant said represents a substantial reduction in density compared with the original approvals. The applicant said the plan would reduce impervious surface by about 4.37 acres and that the proposed density is approximately 5 dwelling units per acre on roughly 22.5 acres versus the higher density in the 2005 plan.

Carrie Hansen, director of planning and government services for Shopee Design Associates, presenting for the applicant, said the proposal "complies with the Village's comprehensive plan" and noted architecture and landscaping revisions intended to preserve an existing densely vegetated berm along the railroad.

Residents and association representatives used the public hearing to press for clarity about private agreements that govern stormwater and clubhouse costs. Ron Kulikowski, president of the Pine Ridge condo recreation association, said he was concerned the original maintenance agreement for the detention pond does not include some properties that now drain into that pond and asked staff to "investigate that" so costs are shared fairly. He also said the reduced unit count lowers anticipated contributions to the association's reserve: "With only 113 units ... it's only $39,550," he said, contrasting that with a previously estimated $68,600 and describing a roughly $29,000 reduction in expected reserve contributions tied to lower new-unit buy-ins.

Jim Work, the contract purchaser and founder of Silverthorn Homes, said he and his team had met with some association leaders and that he was "willing to look at the existing clubhouse and find some areas where he can contribute" and that he wanted to be "good neighbors." Silverthorn representatives told the commission each new unit would provide four parking spaces (a two-car garage plus two driveway spaces) and that three guest parking areas in phase 2 would add 15 visitor spots. Staff and the developer said the stormwater detention was sized for the full original development and that sharing arrangements were private agreements created by the original developer; staff said those private agreements do not fall under village control but staff would work with the parties to seek clarity.

Commissioners asked multiple questions about phasing and access. The developer said phase 1 (the southeast ranch villas) would be built first with access and turnaround appropriate for that phase and that the north–south street connections to the existing units would be completed with later phases. Several commissioners praised the reduced density compared with the 2005 approvals; one commissioner called the revised plan "a much better plan than the original." After deliberation the commission moved, seconded and voted to recommend approval of the major PUD amendment and preliminary PUD/plat.

The commission's recommendation is advisory; final approvals and any required private HOA agreements or amendments remain matters for the parties and subsequent Village Board action.