Plan Commission recommends approval of Pine Ridge Club PUD amendment after HOA concerns raised

The Oswego Plan Commission voted to recommend approval of a major PUD amendment and preliminary plat for Pine Ridge Club, clearing the way for a proposed 113-unit townhome development on roughly 22.5 acres if the village board concurs.

Staff summarized that the original 2005 final PUD approved up to 256 condominium units but that only 64 were built; the applicant, Silverthorn Homes, now proposes 31 single-story ranch villas and 82 two-story rear-loaded townhomes (113 units total). Carrie Hansen of Shopee Design Associates, presenting for the applicant, said the revised plan reduces density and impervious area, retains an extensively vegetated berm along the Burlington Northern Santa Fe tracks, and includes pedestrian connections and redesigned landscaping. She said the proposal complies with the village's comprehensive plan and that staff recommended forwarding the item to the village board with a positive recommendation.

Several Pine Ridge residents and representatives raised concerns at the public hearing. Ron Kulikowski, president of the Pine Ridge Condo Association recreation board, asked the village to investigate long-term cost‑sharing for the single detention pond, saying the existing association has borne significant upkeep costs and that the reduction in proposed units would reduce expected future reserve contributions. Other residents asked for clarity on parking and whether the clubhouse would be shared; some said certain HOA boards had not been briefed. Applicant representatives and Jim Work, the contract purchaser and founder of Silverthorn Homes, said they had met some HOA representatives, acknowledged confusion about which boards had been consulted, and offered to meet with additional boards and counsel to work through maintenance and funding arrangements.

On technical points, the applicant said each unit would provide four parking spaces (a two-car garage plus two in front), with three scattered guest parking areas totaling 15 guest spaces; the applicant also proposed pedestrian connections that staff said could be adjusted to meet the village's request for a safer crosswalk across Mill Road. Staff noted HOA maintenance agreements are private arrangements created by prior developers and explained the village's authority over such private agreements is limited.

After discussion, the commission voted by roll call to recommend approval of the major PUD amendment, preliminary PUD and plat for Pine Ridge Club; the recommendation will be considered by the village board.

Next steps include any adjustments requested by staff and the applicant’s continuing discussions with HOA representatives about private maintenance and funding arrangements.