Planning commission recommends approval for Bartlett Meadows subdivision amid traffic and tree preservation concerns

The Bartlett Planning and Zoning Commission on March 5 recommended approval of Bartlett Meadows (case 25-13), a proposed 28-single-family-home subdivision on a 19.75-acre site near Illinois Route 59 and U.S. Route 20.

Petitioner representative Matt Broly of PY Home Company told the commission the site contains wetlands and a floodplain that the plan avoids, and said the developer will dedicate roughly 57% of the property as open space and plant enhanced native buffers. "Our plan completely avoids the wetlands that have been delineated on the site," Broly said, adding the design includes a 50-foot planted buffer and screening fences along the north edge.

The proposal calls for lots averaging about 7,500 square feet and seeks two variances: a reduced rear-yard setback (from 45 feet to 20 feet) and an increase in the maximum allowed impervious area (from 40% to 45%). Broly said most lots back onto open space and that the deviations are driven by the need to keep lots out of the wetlands and floodplain.

Traffic and access drew sustained attention. Javier Milan, principal at KOA, said Lake Street is an IDOT-designated strategic regional arterial and that a traffic signal is only warranted under strict volume criteria — "you would need to have eight hours of constant traffic volume of 100 vehicles per hour or more to actually warrant the signal." Milan estimated the 28 single-family homes would generate about 24–30 peak-hour trips, or roughly one trip every two minutes, and said multiple egress options reduce the likelihood of a signal being required.

Neighbors urged stronger traffic controls and protection of existing trees. Resident David Hull said he worries the development will make local streets "very, very congested." Talo Ellen, who identified herself as a board member of the Eagle Ridge Association, asked the village to consider banning left turns from the frontage road onto Lake Street during peak hours and pressed the developer to preserve large oaks near the proposed entrance. Charles Denol of SEMCON said six of seven nearby trees appear likely to be unaffected and that the team would review mitigation to preserve an additional tree.

Several residents also expressed frustration with circulation at the auto-dealer frontage road north of the site. "They violate that agreement continuously," Michael Murphy said of dealership drivers making left turns; staff said the village has reached out to the dealerships in response to complaints and that the police have increased patrols when issues are reported.

Commissioners moved and seconded a motion to send a positive recommendation to the village board, citing the staff report and findings of fact. The vote was recorded as eight yes, none opposed. Staff said the plan will go to the village committee the following Tuesday and then to the full board for final consideration in early April.

The record for the hearing includes the 1997 consent decree referenced by staff, which limited nonresidential marketing of the parcel for 15 years and has since expired; staff and the petitioner said the current proposal must comply with the village's procedures for rezoning and any conditions the board imposes. The commission also asked staff to follow up with public works about frontage-road maintenance and with the police regarding enforcement of circulation plans at the auto mall.

The commission adjourned after completing the recommendation vote.