Campton Hills planning commission recommends approval of amended PUD rules, proposes 50% open-space benchmark

The Campton Hills Planning and Zoning Commission voted to recommend that the village board approve an amended zoning text that clarifies planned unit development (PUD) rules, adds a minimum open-space standard and tightens timing and maintenance provisions for open space.

The commission opened a public hearing on the proposed text amendment (case 2605), discussed changes circulated in an email amendment and then voted to recommend the ordinance with the amendments discussed. "I asked Mister Brown to compile some suggestions for improvements for the process, and... this is one of the improvements to the ordinance that we're making," the Chair said while introducing the package.

Commission discussion focused on how to measure open space and what should count toward any minimum. Several commissioners argued that undevelopable areas such as wetlands, detention basins or rights-of-way under power lines can provide environmental or aesthetic benefit and may be counted in some cases; others warned against allowing infrastructure or unusable land to be tallied as open space. "You shouldn't count something that couldn't be developed anyhow," one committee member said, arguing for a standard based on developable land rather than gross acreage.

The commission coalesced around using 50% of the total property as a starting benchmark while preserving negotiability at the PUD review stage. "Let's just start with 50, and then we can always just try to match that and match the box," the Chair said as members discussed regional precedents. Commissioners emphasized that the PUD process remains negotiable: staff and the commission retain discretion to accept different proportions based on site-specific factors such as high-quality forest or other ecological benefits.

The draft also adds language to require restrictive covenants guaranteeing open-space maintenance and the option to establish a backup Special Service Area (SSA) that the village could activate if a homeowners association fails to maintain required open-space areas. A planning commissioner explained that a dormant SSA can be enacted while the developer still owns the land so the municipality retains a remedial enforcement mechanism later.

The amendment package includes a timing provision linking construction of recreational facilities and other open-space improvements to issuance of building permits for subsequent phases (for example, limiting construction of the next phase until specified open-space improvements are complete). Staff noted the change is intended to make sure infrastructure and recreational areas keep pace with development.

After discussion the commission closed the public hearing and approved, by voice vote, a motion to recommend approval of the zoning text amendment "as amended," instructing staff to incorporate the agreed clarifications on definitions, open-space standards, SSAs, phasing and required submittals. The commission's recommendation will be forwarded to the village board for final action.