East Dundee planning commission recommends new comprehensive plan after presentation and public concerns over Hager site

The East Dundee Planning & Zoning and Historic Preservation Commission recommended Feb. 6 that the Village Board adopt an updated comprehensive plan, after hearing a presentation by the plan authors and receiving public comment.

Presenters sworn in at the meeting were identified in the record as "MIM Evans" of the NIU Center for Governmental Studies and "Tod" from eox, who said the draft plan is a long-range, nonlegal guide intended to align zoning and village priorities. "The plan itself is not a legal document," MIM Evans said, noting the draft grew from background research, site visits, a volunteer task force of roughly 15 residents, business and resident surveys, and open-house input.

The draft lays out nine goals including land use, housing, economic development, access and mobility, community facilities, and environmental sustainability, and provides objectives, strategies and an implementation checklist for trustees and staff. Presenters displayed future land-use scenarios (A, B and C) and a preferred scenario that concentrates residential growth in a limited area south of Route 72. Using 2022 estimates, presenters said East Dundee’s current population is about 3,157; buildout of the identified residential area could add roughly 1,267 residents — an illustrative rise to about 4,000 (roughly 40%). Presenters cautioned these figures are illustrative long-range estimates, not guarantees.

Commissioners and residents probed the future-land-use map. Resident Steven Levan asked why his house — currently B3-zoned and legally nonconforming as a residence — was depicted in yellow (residential) on the draft map; presenters acknowledged the map shows existing use versus zoning and said the small spot could be amended to reflect commercial zoning if the record supports it.

Public commenter Mary Nash urged commissioners not to allow an intensive development on the Hager property (she said a 136-unit plan had been shown to residents), calling such a project incompatible with the town’s historic character and noting traffic concerns. "It's a horrible idea to put 136 units into that one area," Nash said. Commissioners and staff responded that no final decision has been made on the Hager property, that the comprehensive plan is a high-level guide, and encouraged Nash to meet with staff (Franco) to participate in the process.

After discussion, a motion was made and seconded to recommend that the Village Board adopt the comprehensive plan as presented, incorporating comments from the meeting. The commission’s recorded votes were unanimous: Commissioner Scarelli yes; Commissioner Krueger yes; Commissioner Stenk yes; Commissioner F yes; Commissioner Reyes Brer yes; Chair Brer yes.

Next steps: staff will incorporate the meeting’s comments into a revised draft and forward it to the Village Board for review and possible adoption. Residents who wish to raise parcel-specific concerns were advised to work with staff prior to board consideration.